MINUTES – PLANNING
COMMISSION – REGULAR MEETING – MAY 20, 2014
regular meeting of the Morris Planning Commission was called to order at 5:15
p.m. this 20th day of May, 2014, by Chairperson Kuchenreuther in the
Council Chambers of the Morris Senior Citizens/Community Center.
OF THE ROLL:
Roll call was taken with the following members present: Commissioners
Granger, Rudney, Hoffman, Livingston, Gades, Kurpiers, and Chairperson
Kuchenreuther. Also present were ex-officio Miller and City
Manager/Zoning Administrator Hill.
AND APPROVAL OF 4/15/14 REGULAR MEETING MINUTES: Commissioner Gades moved,
seconded by Rudney, to approve the minutes of the 4/15/14 Regular
meeting. Motion carried unanimously.
of Riley’s Commercial Development First Addition: Zoning
Administrator Hill explained this is a re-plat, as this was originally platted
in 2006. He noted the City Code does not require a public hearing for a
plat. It is required that the developer provide the preliminary plat to
the City five business days before the Planning Commission meeting. The
Planning Commission reviews the plat, and then makes a recommendation to the
City Council on approval. If the preliminary plat is approved by the City
Council, then the final plat is brought to the Planning Commission who again
makes a recommendation to the City Council.
indicated the only major changes on this re-plat have to do with the size of
lots and the frontage road. MNDOT wants an additional 25’ of right of way
to eventually put in a center turn lane, which will take away all safety
concerns about turning into the area. Hill has received verbal approval
from MNDOT on the replat. The University is a co-owner of an access (farm
road) that will get moved to Columbia Avenue, and although there is no formal
Agreement with them yet on this move, they have agreed to this. Also, the
accesses to the development are bumped in a bit more for safety purposes.
Klemenhagen of Landteam, the engineering firm working on this development,
indicated they have spent a lot of hours working with MNDOT on these accesses.
He indicated the original plat recorded in 2006 has a connection at Park
Avenue, and indicated MNDOT allowed them to come out on the west end of the
development rather than connect at Park Avenue. He stated the replat has
50’ sight distances.
indicated MNDOT intends to put in a center turn lane in Highway 28 in
2015. Also, MNDOT’s storm water will be collected and treated in the
ponds in this replatted area. Hill noted the ponds are built by the
developers, and then turned over to the City who will then maintain them. Klemenhagen
noted the ponds will be designed to meet MPCA requirements. The City will
also take over the frontage road, the extension of Columbia Avenue, Commercial
Drive and 14th Street on the replat.
Kuchenreuther asked about Block 3, Lot 4 on the drainage plan, and if that
whole lot drains to the NE. Hill indicated whoever develops that lot has
to drain it. Klemenhagen explained the storm sewer is set behind the curb
and sized so each lot will have its own storm sewer system.
Rudney asked who “Western Prairie Sky, LLC” is that is noted on the
replat. Klemenhagen indicated that is Paul Martin. Martin is an
owner of a part of this replat, therefore he has to be listed on the plat.
asked why the lots were resized from the original plat. Klemenhagen
indicated that MNDOT has required some of the changes, and some of the lots are
now sized for particular uses. Joe Riley indicated not all the lots are
sized for a particular use. Rudney asked what happens if a buyer wants a
different sized lot than what is platted. Hill indicated a replat would
not be necessary – rather a buyer could purchase a portion of a lot.
Commissioner Kurpiers noted he feels a change in potential buyers and lot sizes
is extremely likely. Klemenhagen indicated he would think the only reason
for another replat would be infrastructure or street configuration
changes. He stated they tried to set up the replat for the future by
extending Commercial Drive and Columbia Avenue to the north property
indicated they considered putting in a lift station at the east end of the
property, but have decided to bring the sanitary sewer all the way to Iowa
Avenue instead. This gives a lot of options for development to the east
of this replat.
Granger asked if the speed limit would be changed in this area. Hill
indicated he would guess that it would be lowered.
asked what the fate is of the trees that have been planted along East Highway
28. Hill noted Engineering Surveyor/inspector Fier didn’t think they
would be affected by this development. Riley noted there are some ash
trees on Columbia that may be affected. Klemenhagen noted technically
those trees are MNDOT’s since they were obtained with a State grant, and they
will make the call on the trees. Granger noted the trees could be
moved. Klemenhagen noted the entire ditch will be torn up to extend the
sewer to Iowa Avenue.
asked about future plans north of this replat. Klemenhagen indicated they
have not done any ghost planning in that area. Hill noted the Highway
Business zone extends 350’ to the north of Highway 28, and all the land to the
north of that is zoned Residential.
asked about walking and biking access to this area as there are no
sidewalks. Klemenhagen indicated it would be difficult to include
sidewalks as frontage road rights of way would have to be changed. The
sidewalks would have to abut the back of the curb. Granger questioned why
a new City street would be platted without a sidewalk. Klemenhagen
pointed out there will only be curb on the north side of the frontage
road. He stated the sidewalk could be put up to the property line.
However, somebody has to pay for the sidewalk, and this is already a $1.5
million project. He noted it could be a long time until all the lots are
sold. Hill noted there are no pedestrian crossings on Highway 28.
Klemenhagen asked if it could be a requirement of site developers to construct
sidewalks in order to defer some of the costs from the developers. He
stated there are 12’ of right of way behind the curb. Hill noted there
would be room there to put sidewalk in. Kuchenreuther questioned if MNDOT
would consider putting in an underpass for bikers and walkers. Klemenhagen
stated that there isn’t enough elevation on the road to put one in at that
point on the highway. Klemenhagen noted the entrance roads do not have
curbs on them, and would have to be widened to have room for sidewalks.
Hill suggested putting something on the plat to indicate potential sidewalk
asked if there would be tax increment financing available for this project in
order to keep taxes down until lots are sold off. He doesn’t want to pay
higher taxes on bare land that is not sold just because the property is now
developed. Hill indicated he would have to look into that. He noted
one of the uses for TIF is infrastructure, and sidewalks would be included in
asked when the sewer would be constructed. Riley indicated they would put
the sewer in when they receive the MNDOT permit sometime this summer.
Klemenhagen noted MPCA also has to approve the extension permit.
asked about the process on the sidewalk. Hill noted whoever puts in the
sidewalk will have to meet the requirements of the City Code. He feels forcing
a sidewalk to be put in would be a City Council decision. Hill pointed
out the City does not require sidewalks in new residential neighborhoods.
Granger asked if the City could put the sidewalk in. Hill noted the City
could put the sidewalks in and then assess the property owners. Granger
indicated she feels sidewalks should be put on the preliminary plat so property
owners know there is an expectation that they will have to build
sidewalks. Klemenhagen indicated sidewalks are not shown on a final plat
as the sidewalk would be in the right of way.
Rudney moved, seconded by Livingston, to recommend to the City Council to
approve the preliminary plat and to consider requiring that sidewalks be put in
when the construction project starts. Motion carried unanimously.
Signs – Zion Lutheran Church: Hill noted he feels the City Code needs to be
rewritten with regard to electronic and illuminated signs. He feels
illuminated signs should be for signs that are lighted from within or have a
light shining on them.
and Kuchenreuther noted language from Northfield and Bloomington in regard to
electronic signs. Hill indicated he feels the bottom line is that the
City shouldn’t allow electronic signs in Residential zones.
indicated First Lutheran Church has a sign they set out that tells of events
going on at the church. Granger indicated she feels electronic signs
stray into advertising. Kurpiers pointed out illuminated signs can have
notes on them telling of events.
the consensus of the Commission that electronic signs not be permitted in the
Hoffman left the meeting at 6:25 p.m.
work on Code language to prohibit electronic signs in the Residential
zone. He will also contact Zion Lutheran Church.
ADJOURNMENT: There being no further
business, Commissioner Rudney moved, seconded by Kurpiers, to adjourn.
Motion carried and the meeting adjourned at 6:32.