PLANNING COMMISSION – REGULAR MEETING – MAY 19, 2015
Regular Meeting of the Morris Planning Commission was called to order at 5:15
p.m. this 19th day of May, 2015, in the
Council Chambers of the Morris Senior Citizens/Community Center by Chairperson
OF THE ROLL: Roll call was taken with the following
members present: Commissioners
Rudney, Livingston, Kurpiers, Gades and Chairperson Kuchenreuther. Commissioners Granger and Hoffman were
absent. Also present were
ex-officio Miller and City Manager/Zoning Administrator Hill.
AND APPROVAL OF 4/21/15 REGULAR MEETING MINUTES: Commissioner Rudney moved, seconded by
Livingston, to approve the minutes of the 4/21/15 Regular Meeting as
presented. With all present voting
in favor, motion carried.
HEARINGS: LP Properties of Morris, LLC
Conditional Use Permit Request:
This hearing is on a request from LP Properties of Morris, LLC, dba
Golden Horizons, to construct and operate an assisted living facility in a
Multiple Family Residence (RM) zoning district. The assisted living facility will be
located on the northeast corner of the former elementary school property near
the intersection of East 7th Street and College Avenue. The property is currently being platted
and there is no address or parcel number assigned as of this notice. This Conditional Use Permit, if granted,
would allow the construction of a 30-unit assisted living facility with the
option of additional assisted and memory care units.
Manager/Zoning Administrator Hill indicated notices were sent and he received
one phone call regarding storm runoff from the property.
public hearing was opened at 5:18.
Kurpiers asked what the grade of the property is like at the College Avenue
entrance to this parcel. Kent Marthaler of KC Companies, the builder of this facility,
indicated they are having a topographical study done and the grade will be
identified at that point. He
indicated he thinks the architect for this development was working off setbacks
and line of site of the intersection when setting the entrance.
Miller asked if the entrance off 7th Street will be constructed. Marthaler
indicated it would be constructed.
indicated they have done an amendment to their purchase agreement and will be
purchasing 40 more feet to the west which allowed the building to be pushed
forward a little bit and will allow for future expansion and additional parking
Gades asked if both of the accesses would be used as both entrances and
exits. He indicated he drives the
City Transit and would be concerned about traffic flow. Marthaler
indicated the drive is 24' from curb to curb, which should work, but it could
noted there is no access to the rear of the building for public safety or fire. Marthaler
indicated all the mechanical rooms are in the front of the building, so rear
access should not be needed.
Kuchenreuther commented the parking lot is quite large, and asked how the storm
water would be handled. Marthaler indicated the retention pond planned just to the
west of this property would handle the runoff. The runoff will go into the storm sewer
and run underground to the pond.
The pond will service the entire 17 acre
asked if the existing trees would stay.
Marthaler indicated they would keep as many as
possible. Kuchenreuther encouraged
them to try diversify the types of trees that are
indicated the architect will work with the landscape
designer on trees. Kurpiers asked
if the reason for removing the trees on the back and sides of the property is
for access. Marthaler
indicated it is for access and future expansion. Kurpiers indicated he doesn't feel the
trees will create screening, but he would say it's more of a visual break up
along the back and would be beneficial.
asked if the lighting would be dark sky compliant. Marthaler
indicated it would be dark sky compliant.
Don Werk, 615 East 7th Street, indicated his concern
is water runoff down 7th Street. He feels a catch basin should be
installed to handle that water.
Hill noted there are no plans to do any street work with this
Surveyor/Inspector Fier indicated the pond will be
sized for the entire 17 acre parcel.
They will do a hydraulic study for a 50-year storm and size the pond
according to that. He indicated
water will be contained in the pond so it doesn't
overflow the existing system. He
doesn't know if another catch basin would be needed because of this project,
but he stated it could be looked into.
McGinnis, 552 East 5th Street, asked if a permeable parking lot would
be an option. Fier indicated those
are just being experimented with in Minnesota now.
indicated she would argue having a nice storm water retention pond planted with
nice plantings would be an asset for the residents of this project.
13 Meadow Lane, asked about the dimensions of the property. He also asked about the Conditional Use
Permit process. Hill explained that
the Planning Commission holds a public hearing on the request and makes a
recommendation to the City Council.
The City Council makes the final decision on approval or denial of the
Conditional Use Permit.
Kuchenreuther asked if the building would be just one story high. Marthaler
indicated it would only be one story high, and it will all be sprinkled.
asked if anyone has had any experience with the chain that will own the
property. Hill indicated the
Conditional Use Permit process does not deal with that. He noted they do have other facilities
in Minnesota. He also noted they
will be coming to the City for tax increment financing which can be used for
land purchase, parking lot, cost for a portion of the pond, and other items. He noted this is a $3.3 million project.
Gades moved, seconded by Rudney, to recommend approval of this Conditional Use
Permit to LP Properties of Morris, LLC for the construction of a 30-unit
assisted living facility with the option of additional assisted and memory care
units. Kurpiers asked if the College Avenue access traffic hazard issue is a
Code issue or if it is just left up to the developer to decide where it should
be. Hill indicated the City Code
addresses how far accesses have to be from a corner, and that is why the
College Avenue access is located where it is. With all present voting in favor of the
above motion, motion carried.
Curfman Variance Request: This hearing
is on a zoning variance request from Section 11.23, Subd. 2 D 5 (c) of the
Morris City Code which requires a 10' interior side
yard setback in a residential (R) zone.
This request is by Damon Curfman, 262 South
Columbia Avenue, Morris, MN. Subject parcel is 262 South Columbia
Avenue, legally described as Block 1, Lot 8, Maplewood Addition, parcel #20-0067-000.
This variance, if granted, would allow the owner to build a two-car
attached garage up to within 1' 6" of the south interior side yard property
indicated notices were sent regarding this request, and he received no calls or
comments on the request. The Curfmans are planning to add on to the back of their house,
and enlarge their garage from a single car to a 2-car garage. The house addition is within the Code
requirements, but the garage addition requires this variance.
noted there will be added roof area on the garage with the addition and asked
about runoff to the south of the garage where there is an abrupt slope to the
neighbor's property. Damon Curfman explained they will be
installing French tile along the South edge between his and his neighbor's
properties, which will take care of the runoff.
asked about an overhang on the garage.
Curfman indicated he will have an overhang,
but it won't extend beyond his property line.
Livingston moved, seconded by Rudney, to approve this variance request to allow
a garage addition up to within 1' 6" of the south interior side yard property line
at 262 South Columbia Avenue. With
all voting in favor, motion carried.
BUSINESS: Final Plat – Old Elementary
School Property: Hill noted the
Preliminary Plat was changed before it went before the City Council because the
builders realized they didn't have enough buildable property, so they purchased
more property. That is the only
change between the Preliminary and Final Plats.
Gades moved, seconded by Kurpiers, to recommend approval of the Final Plat for
the Old Elementary School Property as presented. With all voting in favor, motion
ADJOURNMENT: There being no
further business, Commission Rudney moved, seconded by Livingston, to
adjourn. Motion carried and the
meeting adjourned at 6:00.