Planning Commission Agenda Packet 08-07-1990AGENDA
REGULAR MEETING - MONTICELLO PLUMINfi COMMISSION
Tuesday, August 7, 1990 - 7:00 p.m.
Members: Dan McConnon, Richard Martie, Richard Carlson, Cindy
I.emm, Jon Bogart
7:00 pm 1. Call to order.
7:02 pm 2. Approval of minutes of the regular meeting held
July 5, 1990.
7:04 pm 3. Public Hearing --Consideration of variance request
which would allow a parking perimeter to be
established without curb in a location within
20 feet of an adjoining parcel. Applicant, Marties
Farm Service.
7:19 pm 4. Public Hearing --Consideration of a variance request
to allow development of a driveway area without
hard surface. Applicant, Marties Farm Service.
(This item eliminated from agenda, as proposed
variance is not necessary. Proposed use of drive
area In front. of overhead doors conforms with
conditional use permit requirement vii.)
7:24 pm 5. Public Hearing --Consideration of conditional use
permit allowing a reduction in parking lot design
requirements. Applicant, Marties Farm Service.
7:34 pm 6. Public Hearing --Consideration of approval of
preliminary plat of Sandberg East Second Addition,
which is a replat of Sandberg East subdivision.
Applicant, John Sandberg.
Additional Information Items
8:04 pm 1. Public Hearing --A variance request to allow
construction of a detached garage within the side
yard and rear yard setback requirements.
Applicant, Cheryl Steinmetz. Council action: No
action required, as the request did not come before
them.
8:06 pm 2. Public Hearing --A preliminary plat request for a
commercial subdivision plat. Applicant, Stuart
Hog Iu nd. Council action: Approved with
conditions .
Planning Commission Agenda
August 7, 1990
Page 2
8:08 pm 3.
Public Hearing --A variance request to allow
construction of a parking lot within the 5 -foot
curb barrier to lot line setback requirement.
Applicant, Wright County State Bank. Council
action: Approved as per Planning Commission
recommendation.
8:10 pm 4.
Continued Public Hearing --Consideration of
ordinance amendment to hard surfacing and curbing
requirement. Applicant, City of Monticello.
Council action: Approved as per Planning
Commission recommendation.
8:12 pm 5.
New Planning Commission member interview. Council
action: Mr. Jon Bogart was selected as the new
Planning Commission member.
8:14 pm 6.
Set the next tentative date for the Monticello
Planning Commission meeting for Tuesday,
September 4, 1990, at 7:00 p.m.
8:16 pm 7.
Adjournment.
MINUTES
REGULAR MEETING - MONTICELL.O PLANNING COMMISSION
Thursday, July S, 1990 - 7:00 p.m.
Members Present: Dan McConnon, Richard Martie, Cindy Lemm, and
Richard Carlson
Members Absent: None
Staff Present: Gary Anderson, Jeff O'Neill, Diane Seifert
1. The meeting was called to order by Chairperson Dan McConnon at
7:02 p.m.
2. Motion was made by Cindy Lemm, seconded by Richard Carlson, to
approve the minutes of the regular meeting held June 4, 1990.
Motion carried unanimously.
3. Public Hearinq--A variance request to allow construction of a
detached garage within the side vard and rear vard setback
requirements. Applicant, Cheryl Steinmetz.
Gary Anderson, Zoning Administrator, explained to Planning
Commission members and the public Cheryl Steinmetz's variance
request to allow a detached garage to be built within the side
and rear yard setback requirements. Jeff O'Neill, Assistant
Administrator, then presented a video tape of the subject
property. The video showed where the existing 14 -foot
driveway runs right up to the east side lot line.
Ms. Steinmetz was proposing to place the garage 30 feet from
the house to allow for snow to be pushed between her existing
deck and the proposed garage.
Zoning Administrator, Gary Anderson, gave to Chairperson Dan
McConnon a letter which was received from the attorney of the
adjoining property owner to the east, Julia Finley. The
letter was then read and entered into the public record.
There being no further input from the public, Chairperson Dan
McConnon closed the public hearing.
After discussion amongst Planning Commission members, a motion
was made by Richard Carlson, seconded by Richard Martie, to
approve the variance request to allow placement of the garage
up to within 4 feet of the side lot line and up to within
15 feet of the rear lot line. Motion carried unanimously.
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Planning Commission Minutes - 7/5/90
The hardship was created by the placement of the house on the
lot, and there already exists 24 feet of separation between
Ms. Steinmetz's house and the Julia Finley house to the east.
Public Hearing --A Preliminary plat request for a commercial
subdivision plat. Applicant, Stuart Hoglund.
Mr. Jeff O'Neill, Assistant Administrator, explained to
Planning Commission members and the public Mr. Hoglund's
request for a preliminary commercial subdivision plat.
Mr. O'Neill presented a video tape of the entire property
showing existing drainage problems which occur just outside of
this plat. Chairperson Dan McConnon then closed the public
hearing and opened the meeting for discussion amongst the
Planning Commission members.
Discussion amongst the Planning Commission members centered
around the drainage problems which were highlighted outside of
this preliminary plat by Mr. O'Neill.
With no further input from Planning Commission members, motion
was made by Cindy Lemm, seconded by Richard Carlson, to
approve the preliminary plat of the Minnie Point subdivision
subject to City acquisition of proper drainage easements from
properties impacted by the Minnie Point storm water. Also,
the City is to work with the developer and the other property
owners on the development of culverts consistent with City
standards at locations noted. Motion carried unanimously.
Public Hearing --A variance request to allow construction of a
Darkina lot within the 5 -foot curb barrier lot line setback
requirement. Applicant, Wriaht Countv State Bank.
Jeff O'Neill, Assistant Administrator, explained to Planning
Commission members and the public Wright County State Bank's
variance request to allow the development of a parking lot
within the 5 -toot curb to lot line setback requirement. The
bank is trying to develop a new parking lot in the former
location of the National Bushing Store and the Stokes Marine
building, which is to be demolished. The proposed parking
lot, as laid out, would encroach within the 5 -foot lot line to
curb requirement. Mr. Thor Meyer of Meyer-Rohlin a
Associates, representing Wright County State Bank, was present
to explain the parking layouts that he came up with under the
original plan and under an alternative plan called Plan A.
The original plan shows parking at a 35 degree angle with the
creation of 45 stalls. The parking under Plan A to 45 degree
angle parking which will have a total of 37 newly created
parking spaces. Much of the discussion then centered around
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Planning Commission Minutes - 7/5/90
how the property would be landscaped, the type of materials
that could be used, and the type of green landscaping that
could be used and how it would last with the chlorides and
salts which are plowed off the highway after a snowfall.
Chairperson Dan McConnon then closed the public hearing and
opened the meeting for input from the Planning Commission
members. Discussion amongst the Planning Commission members
centered on the types of landscaping that could be used.
There being no further input from the Planning Commission
members, motion was made by Richard Martie, seconded by Cindy
Lemm, to approve the variance request to allow construction of
a parking lot within the 5 -foot parking lot curb to lot line
requirement. Wright County State Bank is to work with City
staff to come up with an appropriate type of landscaping to be
placed in this parking lot. Motion carried unanimously.
6. Continued Public Heari nq- -Consideration of ordinance amendment
to hard surfacing and curbinq requirement. Applicant. City of
Monticello.
Jeff O'Neill, Assistant Administrator, explained to Planning
Commission members and the public the ordinance amendment
which would allow the City to lessen the requirements of
parking lot hard surfacing and curbing only as a conditional
use permit. Mr. O'Neill went through the requirements as
outlined in the agenda supplement.
Much discussion centered around the placement of curbing in
certain areas that might be affected by drainage. It was the
consensus that the plans be reviewed by the City Engineer, if
needed, for his comments on whether curbing was needed in the
areas that might be affected by drainage. Mr. O'Neill
explained the difficult thing for City staff members to
determine is what are the usable areas of a business or
Industry in relationship to the nonusable areas for the
requirements of hard surfacing and curbing.
Chairperson Dan McConnon then closed the public hearing and
opened the meeting for comments from the Planning Commission
mombers. Discussion amongst the Planning Commission members
centered around the determination of the useable areas of a
business or industry which would require hard surfacing and
curbing. Discussion also centered around the use of curbing
within drainage areas and how that should be addressed. It
was the consensus of the Planning Commission members that all
plans go to the City Engineer for his review upon
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Planning Commission Minutes - 7/5/90
determination by City staff that he shculd review them. If
the plans are not too complex in nature, they could be
reviewed by the City staff and not sent to the City Engineer.
With no further input from Planning Commission members,
motion was made by Richard Carlson, seconded by Cindy Lemm, to
approve the ordinance amendment lessening hard surfacing and
curbing requirements as a conditional use in I-1 and 1-2
zones. Notion carried unanimously.
7. New Planninq Commission member interview.
Mr. Mike Emberton, 508 Wright Street, was present before the
Planning Commission members to explain his request to be a
member of the Monticello Planning Commission. The Planning
Commission members took no formal action at this time but
explained to Mr. Emberton that the City Council will be
considering his application along with the two other
applications from Mr. Jon Bogart and Mr. Bruce Thielen at a
special meeting on July 9, 1990, at about 6:15 p.m.
ADDITIONAL INFORMATION ITEMS
1. Public Hearing --A variance request to allow construction of a
garage addition within the side yard setback requirement.
Applicant, Ruth A. Anderson. Council action: No action
required, as the request did not come before them.
2. Public Hearing --A variance request to allow a curb cut access
within 40 feet from the intersection of two street right-of-
ways. Applicant, JKMV Partnership and 21st Century Builders.
Council action: No action required, as the request did not
como before them.
3. New Planning Commission member interviews. Council action:
Council voted in a tie to set a special meeting with the two
Planning Commission applicants at an upcoming regular meeting.
With Mr. Mike Emberton's application here, the City Council
will bo considoring interviewing three prospective Planning
Commission member applicants at a special meeting.
4. Continued Public Hearing --Consideration of ordinance amendment
to off-street parking requirements. Applicant, City of
Monticello. Council action: No action required, as the
request did not come before them.
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Planning Commission Minutes - 7/5/90
5. Motion was made by Cindy Lemm, seconded by Richard Martie, to
set the next tentative date for the Monticello Planning
Commission meeting for Tuesday, August 7, 1990, at 7:00 p.m.
Motion carried unanimously.
6. Motion was made by Cindy Lemm, seconded by Richard Martie, to
adjourn the meeting. The meeting adjourned at 10:19 p.m.
Respectfully submitted,
F�
Gary, lXn erson
Zoning Administrator
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Planning Commission Agenda - 8/7/90
J. Public Hearinq: Consideration of variance request which would
allow a parkinq perimeter to be established without curb in a
location wihin 20 feet of an adioininq parcel. Applicant,
Marties Farm Store. (J.O.)
A. REFERENCE AND BACKGROUND:
The Marties Farm Service site plan is consistent with all but
one of the conditions noted in the conditional use permit
recently established by the City. Martie requests a variance
which would allow a portion of the drive area near an
adjoining property to be developed without curb. Martie has
indicated that he will place a fence along the perimeter
Instead of a curb. The location of the variance is noted on
the attached site plan.
B. ALTERNATIVE ACTIONS:
1. Motion to approve variance which would allow a parking
perimeter to be established without curb in a location
within 20 feet of an adjoining parcel.
As with all variances, a hardship needs to be established
to justify such requests. In this case, it is difficult
to establish a hardship or unique circumstance that sets
this situation apart. Placement of a fence on the
perimeter instead of a curb may not be a bad idea=
however, this alternative opens the door to other similar
requests by other developers. If Planning Commission
feels that a fence is a proper alternative to curb along
parking lot perimeters, then the ordinance should be
amended accordingly.
2. Notion to deny variance which would allow a parking
perimeter to be established without curb in a location
within 20 feat of an adjoining parcel.
The purpose of this portion of the ordinance is to limit
the possibility of vehicles driving onto green areas and
to limit the possibility of vehicles driving onto
adjoining parcels. It is possible that a fence could
accomplish the same things however, staff is concerned
that using fence for this purpose will set a precedent
that could result in routine use of fence along parking
perimeters in situations where curb is not needed for
drainage. If the Planning Commission believes that
fencing In lieu of curb is okay along a parking
perimeter, then the ordinance should be amended
accordingly.
Planning Commission Agenda - 8/7/90
C. STAFF RECOMMENDATION¢
Staff recommends alternative t3 unless Nartie can point out a
unique circumstance or hardship. Without identification of a
hardship or unique circumstance, the intent of the ordinance
could be impaired.
D. SUPPORTING DATA:
Narties Farm Service site plan.
2
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Planning Commission Agenda - 8/7/90
�. 4. Public Hearing --Consideration of a variance request to allow developaent
of a driveway area without hard surface. Applicant. Narties Farm
Service. U.O.)
This item eliminated from agenda. as proposed variance is not necessary.
Proposed use of drive ares in front of overhead doors conforms
with conditional use permit requirement vii.
C
Planning Commission Agenda - 8/7/90
5. Public Nearinq--Consideration of conditional use Dermit
allowinq a reduction in varkinq lot design requirements.
A�Dlicant, Marties Farm Service. (J.O.)
A. REFERENCE AND BACKGROUND:
Planning Commission is asked to consider granting a
conditional use permit which would allow a reduction in
parking lot design requirements. Planning Commission is well
versed in the events leading to the development of the
ordinance amendment that made possible this request for a
lessening of the parking design standards= therefore, I will
not go into a detailed description of the attached site plan.
Staff recommends approval of the conditional use permit
subject to the conditions listed under alternative il.
B. ALTERNATIVE ACTIONS:
1. Notion to approve said conditional use permit subject to
the following conditions:
Li. Final approval of parking and driveway drainage
plans associated with conditional use permit
request shall be provided in writing by the City
Engineer. Engineering expenses greater than
portion of building permit fee allocated for
engineer plan review shall be paid by applicant
prior to occupancy of structure.
iii. A surmountable "transition" curb or cement
delineator must be installed as a boundary between
an outside storage area and a parking or drive
area.
1. A surmountable curb delineator shall be placed
along the boundary between the concrete
loading berth area and the green/gravel
surface area.
V. Exceptions to the standard curb requirements do not
apply to any parking or driveway perimeter that
runs roughly parallel to and within 20 feet of an
adjoining parcel. (This condition would be
required if the Planning Commission did not grant
the variance.)
vil. Drive areas that are secondary and not used by the
general public and not used for routine delivery of
goode or services do not require hard surfacing or
curb unless hard surface and curb is needed for
Planning Commission Agenda - 8/7/90
drainage purposes as determined by the City
Engineer. Access to such drive areas may be
restricted by a gate which must be closed after
each use. At such time that routine use is noted,
the drive area shall be paved. Areas not intended
for use by commercial or public traffic will be
fenced and gated per the attached plan.
1. The seldom used path and drive area shall be
surfaced with class S gravel.
2. Notion to deny approval of said conditional use permit.
C. STAFF RECOMENDATION:
Staff recommends approval of the conditional use permit.
Please note that aside from conditional use permit
requirements, Martie still must comply with landscaping
standards such as planting of trees, grading of drainage
swale, and grading/seeding of lawn area.
D. SUPPORTING DATA:
Narties Farm Service site plan.
5
Planning Commission Agenda - 8/7/90
Public Hearin --Consideration of approval of preliminary plat
of Sandberq East Second Additions which is a Replat of
Sandberg East Subdivision. Applicant, John Sandberg. (J.O.)
A. REFERENCE AND BACKGROUND:
Staff recommends approval of the preliminary replat of the
Sandberg East subdivision subject to further review by the
Public Works Director. John Simola has been unable to review
the plat prior to the writing of this memo due to illness.
The replat of the original Sandberg East subdivision is being
completed in anticipation of extension of public sewer and
water systems to the Sandberg East subdivision. The replat
calls for creation of parcels that are sized in a manner that
takes best advantage of installation of public services.
The original plat of the area "Sandberg East" called for
development of eighteen 1/2 -acre parcels with homes occupying
two parcels. The original plan called for development of
homes on one of the 1/2 -acre parcels with the other parcel to
be developed at such time that City services were developed.
The new plan calls for development of 17 lots and elimination
of one of the streets serving the interior of the outlot A.
These changes were completed for the purpose of widening the
lots thereby improving marketability. The new plat also calls
for transfer of the rear 74 feet of the Sandberg East lots to
outlot A. This transfer results in a more efficient use of
both Sandberg East land and outlot A. Please see the attached
concept plan for development of outlot A for more information.
B. ALTERNATIVE ACTIONS:
1. Motion to approve preliminary plat of Sandberg East
Second Addition, which is a replat of Sandberg East
subdivision.
Replatting of the Sandberg East subdivision and
concurrent extension of public utilities will assure the
City that the property is being development in an
environmentally sound and coat efficient manner. The
replat conforms to City minimum requirements that apply
to a plat that was originally approved prior to
annexation to the City. C'
2. Notion to deny approval of preliminary plat of Sandberg
East Second Addition, which is a replat of Sandberg East
subdivision.
Planning Commission Agenda - 8/7/90
Unless technical problems with the plat design are found,
there are no reasons why approval should be denied.
C. STAFF RECOINENDATION:
Staff reco®ends approval.
SUPPORTING DATA:
Preliminary plat of the Sandberg East Second Addition; Concept
plan for development of outlot A owned by Rod Norell.