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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. Page 1 9 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 Page 2 9 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 Page 3 O 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. Page 4 0 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 Page 5 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 MARMS FARM STORE " VARIANCE - CURB RERh;Fm-NT CONDITION f� i---� HIEEWALE POSITIVE _ T4•/'#-- •/' DRI ESE \A` RAINAGE CONDITION -FENCE Q CURB IN PLACE COtiZ`int tl CONDITION SURMOUNTABLE 'CURB DELINEATOR 4 ' ASPHALT •+•u �. CONDITION -GATE d GRAVEL CONDITION � * d • R • • - { 4AIB CURB IN PLAC ! , GAAVEI, _• ASPHALT i ° `CATS I (tIr UJ RIGN7 COLL4Ti NIGtl W11 N0. �I'1 ,?.3 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.