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Planning Commission Agenda Packet 03-15-1983PLANNING COMMISSION AGENDA Tuesday, March 15, 1983 7:30 P. M. Membere: Jim Ridgeway, Chairman, Ed Schaffer, Joyce Dowling, Don Cochran, Richard Carlson. I. Call to order. 2. Approval of the Minutes of the Meeting Mold on February B. 1983. 3. Consideration of Rezoning and Conditional Use Permit for Multiple Family Apartment Complex - Dale Hunt. Mooting Reminder - The next regularly echodulod meeting for the Planning Commission in tentatively scheduled for Tucaday, April 12, 1983. Special Note to All Planning Commioaion Membaran Please call City Rall as soon as you receive this agenda to inform either Rick or Marlano if you will be in attendance at the mooting on Tuesday evening, March 15th, in order that we have a quorum for thio one item. Jim Ridgeway will be out of town that evening and we want to be ouro no one oleo will be gone. A call right away will be appreciated. Thank you. MINUTES V REGULAR MEETING - MONTICELLO PLANNING COMMISSION February 0, 1903 - 700 P.M. b Memburs Present: Jim Ridgeway, Ed Schaffer, Richard Carlson, Don Cochran. Memhers Absent. Joyce Dowling. 1. Approval of the Minutes. A motion was made by Schaffer, seconded by Cochran and unanimously carried to approve the minutes of the regular meeting hold on January 11, 1983 as presented. 2. Public Rearing for the Final Planned Stage of the Planned Unit Development - Wadw Oak Subdivision. Mr. Bob Bemboom, representing the developers of the Meadow Oak Subdivision, reviewed with the Planning Commission the proposed final platting of the approximate 145 acro Meadow oak Subdivision. The initial subdivision would be platted into three aeparato plats under the first phase as follows: A. Meadow Oaks - This plat will cover the entire Project amuuntinq to approximately 16; acres and will be sub- divided into 16 outlets (Outlot A through P). At the tine of recording, the Project will be owned by Jim T. Boylu and Beverly A. Boyle (Outlotu A, C, D, G through P) and the Partnership (outlets B, a and P). 0. Meadow (uka Eatatoo - Thin plat will conatituto a re - plat of Outlet 0 and will be subdivided into largo lots intended for single family dwellings. C. Meadow Oaks Second Addition - Thin plat will conatituto a roplat of Outlet F into small residential Iota in- tended to uerve as hwouitea for manufactured housing to bo installed by the Partnership. Mr. Bcmlx)om noted that at tlm time the ent.ire subdivision is ecculdvil :,luny with thv replattiny of thr two outlotu under the ttrst phase, thu Pity of Monticello will receive Outlet E by deed for park dedication reguiramonto and the City will ro- ecive all trailwayu, etc. that abut the first two outlota being tohlstted. It was noted by Mr. Ilomboom that the developors will, when the additional outlets aro replotted, dedicate all 9 of the other trailwayo throughout the subdivision. Additionally, I'lanning Commission Minutes - 2/8/83 L1. developers are proposing to dedicate an additional parcel of land adjacent to I-94 for parkland purposes after 504 of the development is occupied. In reviewing the comments, submitted by the City Planner, John Uban, Mr. Bemboom indicated that the developers would be agreeable to reducing the width of the trail systems under the power line ease- ronts to 30 to 40 feet in width rather than a straight 60 foot wide system. This was recocanended by the Planner as he felt the City would not necessarily need a 60 foot width for a trail system. Initially, the City Planner also felt that an B foot wide asphalt trail Ix: included in the park dedication but noted that a 6 foot wide asphalt trail would be sufficient if this is what the do- velopera aro more comfortable with. It was also noted by the de- velopers that in reviewing other comments made by the City En- gineer and City Planner in regard to the final plat, they felt tlwt there would no problems in meeting all the recommendations and requirements indicated in their letters. As a result, a motion was made by Carlson, seconded by Cochran, and unanimously carried to recommend approval of the final plat as submitted for Meadow Oak Subdivision which will consist of 16 outlets with the roplatting of two of the outlets into subdivisions for a portion of the manufactured housing oitea and executive home sitoo. .l. Public lWarimp on the Revised Concept Plan and tim Development Stale of the, Pl.uum:d Unit Develupgm:nt to he known as Victoria &qua rc . Kr. Mike Ichor, who owns a parcel of land in the vicinity of Cedar Street and Oundau Road lying cast of Ilighway 25, previous- ly preuent.vd a concept plan for a Planm:d Unit Devololment on that proi�crty to include office condos and townhouses. The criginal concept plan included three parcels, parcel A, B, and C. Parcel A proposed 29 townha,cos on 2.24 acrou, parcel D contained office condos of 52 units on 4.46 acres and parcel C would contain retail apace of 11,065 square feet on thu 1.7 acres, of land. Tho oriyinal concept plan also propound a re- alignmunt. of old Cedar Street from its preuent location to an easterly direction extending to numlau Rnu4. The now Cedar Strout would thin proceed in a southerly direction parallol- in•j Ilwy 21) to the odg.v of Mr. Reher's prupurty . the revived concept plan now includes a fourth parcel 0 lo- cated south of lundao Road and east of they 25. This property was pteviouoly owned by Yen Yrienkc which Mr. Reher has ro- cently obtained a pwrchace agreement on. The revised concept plan now proposes this parcel for a future mote l/roctaurant cite. Planning Commission Minutes - 2/6/93 v As part of the proposed concept plan, tlx: City Staff has been working with Mr. Reher and other property owners abutting old Cedar Street such as Automatic Garage Door Company, Danner Trucking, and Mel Wolters to work out an exchange of property if old Cedar Street would le vacated by the City. The vaca- tion of Cedar Street is feasible if the new proposed Cedar Avenue extension is approved in Mr. Reher's concept plan. Also as part of the vacation of Cedar Street, the City would acquire the land to extend Dundas Road directly onto Hwy 25 which now currently ends at old Cedar Street. After reviewing the amended concept plan, it was noted by the City Planner, John Uban, that the next step for Mr. Rehor would be to prepare a preliminary plat an the entire project as propu::ed, ansuming that all the proparty owners involved would agree to the property exchanges. Tito resulting pre- liminary plat would include portions of a vacated Cedar Street and should probably be platted into A large outlots as the initial stage and then each individual uutlot could be re - platted to coincide with the proposed concept plan. At this time Mr. Reher reviewed with the Planning Commission the proposed preliminary platting of Parcel A which would con- uist of 29 townhouse units. It was noted by City Planner, John Uban, that although Parcel A appears to be wall designed, 29 townhouse unite may be too much density for this parcel of land and nuyyestud that possibly a couple of the units be eliminated to provide more open space. Current city ordinancoc require 5,000 square feet per townhouse unit which would only allow approximately 19 to 22 units on this parcel of land. In reviewing this item, Mr. Rohor indicated acceptance to eliminating a couple of townhouse units to provide more open space. in addi- tion, Mr. Relw r will also nhift anmo of the townhouno units closer to t.lw lot lines to provide more parking Mace in front of each of the garages to safely accommodate the loading and unloading of the vehicles parked in those locations. Concerns were expressed by the Planninq Comainaion members re- garding park dedication requirements as the plat is not pro- pooiny any park land Other than a raeall tot lot area for the townhouses. Mr. Rahor noted that he did not fool he had enough land to actually dedicate 30% of the proporty for park land but would eunaider cash dedication to the City to he used for park nmhrovementa in the future choulA a park Ire developed south of tho freeway. in regard to the actual park dedication, Mr. Reher noted that it wan his understanding that posoibly the subdivision fees relating to this plat and also tlw park dedication require- ments might be waived In exchange for tlw now Cedar Street dedi- cation. Cosamitteo members noted that although the City Jo - 1 - Planning Commission Minutes - 2/8/83 _J acquiring a new right-of-way in this proposal for Cedar Street, the City would also be vacating the old Cedar Street right-of- way which Mr. Reher would acquire and becauae there will be high residential clenuity in this area, the park land cash dedi- cation should still be part of the proposed subdivision. It was the consensus of the Planning Commission members that no action be taken at this time to approve the amended concept plan and preliminary plat for parcel A for the townhouses but recommended that the developers prepare a preliminary plat for the entire area after an agreement has Iiot:!n reached with all of the property owners in regard to the vacation of Cedar Street and then prepare a preliminary replotting for parcel A for the townhouses incorporating any corm cents suggested by the Planning Commission. Tru replatting for parcel A should in- clude a realignment of the Imilding set hacks and the elimination of 2 townhouse unite for a total of 27 units. It was also reeomesnded by the Planning Commission that the City Planner ruview an8 provide some suggestions as to where a pos- sible park could too located south of the freeway to serve for a future develolmrcnt in this area. 4. Consideration of Variance Requests - Oirb and Gutter Require- --� mens - Silver Pox Hotel. Reinert Conutructjun of Sauk Rapids, recently uulmittcd plan., lar a proposed expansion of tlw dining facilities and an 18 room addition to the motel facilities at the Silver Fox Motel. The expannion proposed of the dinirui and ter area would be approximately 1,300 square feet and t1m 18 unit motel addition world include an area for a nauna and whpnrllwxol. Mr. Bill Pritulmrd of kcinerL Construction reviewed the site plan with the Planning Cesmisaion momboro and noted that ad- ditional 05 now parking spaces would Lo eonstructod as part of the oxpwnoion. Mr. Pritchard requooted that the Planning Commission canuider two variance roquests an follows: 1. A variance, fttxn the City'u requirement of curb and guttor around all of the existing ytoaent parking aroas dtto to the exp anoidn and aloof A var lance to eliminate the curb and gutter at the south end of tho new proposal park lrq area so thlo is tlw area that would be expanded in the future tar additional larking. Planning Commisuiun Minutes - 2/8/83 The variance to eliminate a portion of the curb at the south erxl of the parking lot would eliminate the nce,l to remove this curb if future expansion required more parking areas. In regard to a variance request to eliminate the installation of curb and gutter around the existing parking areas, Mr. Pritchard noted that at the time the Silver Fox Motel was built, all of the City ordin- ances were met at that time in that a permanent curb and gutter was not required. They felt that a motel should be grandfathered in in regard to the existing parking areas, but if the Planning Coamission wished, the owners would install all of the curb and gutter around the new parking areas to meet the new City require- ments. A motion was made by Schaffer, seconded by Cochran and unanimous- ly carried to grant the variance royuc::t to eliminate curb and gutter around the existing parking areas as the property does now provide curb stops continxlent upon all new parking areas proposed tieing provided with curb and gutter. A motion by Schaffer, seconded by Carlson to adjourn. i./ ,-X., rl. Rick ltolfatollcr Assistant Administrator - 5 - Planning Commission Agenda - 3/15/63 AGENDA SUPPLEMENT 2. Approval of the Minutes for the Meeting Held on February 8, 1983. 3. Consideration of Rezoning and Conditional Use Permit for Multiple Family Apartment Complex - Dale Hunt. Mr. Dale Hunt of Monticello has applied for a conditional use permit to allow for the conversion of the former Assembly of God Church into a multiple family apartment complex. The property is located on Lots 1, 2, 3, 4, south 25 feet of the East half of 9, and south 25 feet of lot 10, Block 35, Lower Monticello. As part of the conditional use permit request, the request is also for rezoning of the property from the current R-2 (single 2 family residential) zoning to R-3 (medium density residential) . As you are probably aware of, the Assembly of Gad Church is currently constructing a new church and school facility across the river in Sherburne County and Mr. Dale Hunt is proposing to purchase the old church facilities and convert the building into 21 apartment units. The first phase of the public hearing would be to consider the rezoning of the property listed above from R-2 to R-3 to allow for a multiple family complex and the second phase of the public hearing would be if the rezoning io approved to issue a conditional use permit as the building would contain more than 12 unite. Mr. Hunt ban presented acme, preliminary plana and sketches indi- cating how the building would be converted. The proposal at this time would be to convert and remodel part of the building into apartmonto and aloo add a second story addition to port of the building making a total of 21 apartment unite. The plana indicate that there will be 18 two-bodroom units, 2 ono-bodroam unite and one efficiency unit. According to the current or- dinancoo, those 21 unito would require a total land area of 56,500 aquaro foot whereas the current property containo only 46,035 square foot. A variance would also have to be approved allowing the property to contain loco square footage per unit than currently required under City ordinancoo. In reviewing the site plan, which Mr . Hunt will precont at the Planning Commission meeting, tho ro oppoaro to be sufficient land for all the parking requiromant o needed which in 42 opacoo. In addition, the developer propose to take a omall area of the property for uoo as a tat -lot playground area. In addition, all parking opacoo will be blacktopped and curb and gutter will be installed. - 1 - Planning Commission Agenda - 3/15/83 Notices of this public hearing have been sent to all surrounding property owners within 350 feet and at the time this is being prepared, there have been no comments heard from these property owners. Although the idea of spot zoning is not the most desirable as far as the City is concerned, it would appear that the proposed conversion of the church property into multiple family housing may be the beat use of this church facility. The proposed remodeling including the new second story addition is proposed to look architecturally compatible with the surround- ing residential homes and will have cedar siding, etc. Although the land area is approximately 18% leas than is required under city ordinances for 21 units, it appears that the property does contain enough area to provide all the necessary parking requirements and still provide a small playground within the development. POSSIBLE ACTION, Consideration of rezoning the former Assembly of God Church property from R-2 to R-3 and consideration of conditional use permit to allow for the conversion into 21 apart- ment unite and consideration of a variance from lard area require- ments of 56,500 square feet. h REFERENCES: A map indicating proposed site area. NOTE& A sito plan depicting parking areae and a building plan ahwing side olevationo and exterior design will be available at Tuesday's meeting for your review. - 2 - i T ..'� Consideration of rezoning Lots 1, 2, 3, 4, S 25' of Eh of 9, G S 25' of Lot 10, Block 35 ��_•��. �, •� •1 R from R-2 to R-3. Consideration of conditional use to allow multiple family apartmen,. ~ I com- plex. '." F plex. Variance request from city ordirwnce %'�� </ •• for total land area required. �,� �!�'�,. �. � •, � `+7/ (Por former Assembly of cud Church) I,alc flunt Is 41 i Ov��// pows N. a L— i