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Planning Commission Minutes 10-12-1998 (Special Meeting) . . . MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Monday, October 12, 1998 - 5 p.m. Members Present: Richard Carlson, Rod Dragsten, Dick Frie, Roy Popilek, Robbie Smith Also Present: Bill Fair Absent: Council Liaison Clint Herbst 2. Consideration of a request for Final Plan PUD approval for S1. Benedict's Center. Applicant: JSSH Architects. Steve Grittman presented the staff report on this request for PUD approval. The proposal is to develop two 60 unit senior housing facilities on a parcel which is part of the proposed plat of the Church of S1. Henry. The project will have a private drive providing access to both buildings which necessitates a PUD. The applicant submitted a letter to the Planning Commission and staff which addressed the items raised in review of the proposal. The Planning Commission reviewed each of the proposed conditions for final plan approval. Alan Black, Roland Swenson, Linda Doerr and Jim Hiatt representing the applicant addressed the Planning Commission's concerns about the landscaping for the site, access and turnaround area for trucks, the location and enclosure of trash containers, number of staff, and the design ofthe pathways. The applicant indicated that semi truck traffic into the site would be minimal so the access and turnaround area as shown on the plan should be adequate. It was noted that although the City's ordinance requires curb and gutter, the proposal did not show curb and gutter along the north service drive. The applicant indicated that they did not include curb and gutter because ofthe low volume of traffic and the fact that the curb and gutter did not appear to provide any benefit. The applicant was requesting the Planning Commission to waive the curb and gutter requirement on the north service drive. Steve Grittman noted that 26 of the 60 assisted living units are efficiency units. The maximum number of efficiency units that could be allowed and still comply with the 20% requirement would be 24 units. Alan Back noted that the units in the assisted living were larger sized units. The facility also includes an Alzheimers unit consisting of 14 units which are all efficiency units since efficiency units are more suited for assisted living facilities. The pathways shown on the plan were reviewed as far as materials proposed to be used in the construction of the pathways and how these pathways would tie in with the City's 1 . Planning Commission Minutes - 10/12/98 walkways. The pathway that is proposed as part ofthe 7th Street project would be in close proximity to the private drive to the S1. Benedict's facility. The applicant indicated that this would not be a suitable access point and suggested that if access to the city trail was required it might be more appropriate to access it from the S1. Henry's site. The Planning Commission also discussed the materials to be used on the pathway surfaces. Level of pathway use and cost figured in the applicant's decision on type of materials proposed for the pathways. RICHARD CARLSON MOVED AND ROY POPILEK SECOND THE MOTION TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE PUD FOR ST. BENEDICT'S CENTER WITH THE CONDITIONS NOTED ON EXHIBIT Z AS FOLLOWS: 17. THE DEVELOPMENT SHOULD COMPLY WITH MINIMUM FLOOR AREA AND PERCENT EFFICIENCY. 18. PARKING SPACE DIMENSIONS SHOULD BE A MINIMUM OF 9 X 20 FEET. 19. THE APPLICANT SHOULD SUBMIT EMPLOYMENT LEVELS FOR THE TWO FACILITIES. . 20. CURB AND GUTTER SHOULD BE PROVIDED ALONG ALL DRIVES. 21. SUBMISSION AND APPROVAL OF A LANDSCAPE PLAN IS REQUIRED. 22. GRADING, DRAINAGE AND UTILITY PLANS ARE SUBJECT TO THE CITY ENGINEER'S APPROVAL. 23. SUBMISSION OF AN EXTERIOR LIGHTING PLAN AND FENCE DETAIL ARE REQUIRED. 24. SIGN DETAILS ARE REQUIRED AND MUST COMPLY WITH CITY STANDARDS. 25. THE LOCATION OF TRASH HANDLING SHOULD BE NOTED ON THE SITE PLAN IN ORDER TO REVIEW HOW TRUCKS WILL BE MANEUVERING ON THE SITE FOR TRASH COLLECTION 26. ANY NECESSARY REVISIONS SHOULD BE MADE BASED ON THE COMMENTS OF THE PLANNING COMMISSION ON THE FOLLOWING ISSUES: . 2 . Planning Commission Minutes - 10/12/98 A. THE SERVICE AREA REQUIRING TRUCK MANEUVERING IN THE STAFF PARKING LOT AND ITS LOCATION IN FRONT OF THE BUILDING. B. P A THW A YS CONTAINING MANY SEGMENTS OF DIFFERENT MATERIALS. C. THE LOCATION OF THE GATE AT THE NORTHERN EDGE OF THE SITE NOT ALIGNING WITH THE PATH AND THE ABRUPT END OF AN ORNAMENTAL FENCE SOUTHWEST OF THE ASSISTED LIVING BUILDING AT A CONCRETE SIDEWALK. . WITH SPECIAL NOTATION ON CONDITION #17,THAT THE PLANNING COMMISSION WAIVES THE TWO UNITS WHICH WOULD PLACE THE PROJECT IN EXCESS OF THE 20% REQUIREMENT ON EFFICIENCY UNITS; ON CONDITION #20 THAT THE CURB AND GUTTER REQUIREMENT BE WAIVED ON THE NORTH DRIVE (SERVICE DRIVE);THAT ON CONDITION #21 THE STAFF REVIEW THE LANDSCAPING FOR THE BUFFER ALONG THE EAST LOT LINE; THAT ON CONDITION #24, THE STAFF WILL REVIEW THE SIGNS IN DETAIL TO ASSURE COMPLIANCE WITH THE CITY'S ORDINANCES; THAT ON CONDITION #26a SINCE THERE WOULD BE A MINIMUM NUMBER OF SEMIS COMING INTO THIS AREA, THE ACCESS AND TURNAROUND AREA PROPOSED WAS SUFFICIENT; AND THAT ON CONDITION #26b THE DIFFERENCES RELATING TO THE MATERIALS THAT WERE PROPOSED FOR USE ON THE PATHWAYS BE RESOLVED BY CITY STAFF AND APPLICANT BUT THE PLANNING COMMISSION DID FEEL THAT HARD SURFACED MATERIAL SHOULD BE APPLIED TO ALL P A THW A Y AREAS. Motion carried unanimously. The staff requested clarification from the Planning Commission regarding action at their October 6th regular meeting on the MMC Land Company request. The Planning Commission had voted to deny the rezoning of property in the PZM District to B-3. The question of whether the Planning Commission would allow an amendment to the zoning ordinance that would allow restaurants as a conditional use in the PZM District had not been addressed. The Planning Commission indicated that the concern with the rezoning request appeared not such much that a restaurant would be allowed to go in but rather what else could go in ifthe property was zoned B-3. The Planning Commission concurred that a restaurant would be an appropriate use in this location. Rod Dragsten . 3 . . . Planning Commission Minutes - 10/12/98 stated he felt a restaurant should be in B-3 zoning. Adding an amendment to allow a restaurant as a conditional use in PZM District would increase the similarities between the two districts and that was a concern to him. ROBBIE SMITH MOVED AND ROD DRAGSTEN SECONDED THE MOTION TO ADJOURN AT 6:05 P.M. Motion passed unanimously. ~1~''1~ ~ Recording Secretary - c- ~ ),. n ~-) ~-~" --l Q. ~.---- 4