Planning Commission Agenda

Tuesday, April 14th, 2020 ~ 5:30 p.m.

City Hall *This meeting will be conducted remotely

1. Call to Order

2. Adopt/Amend agenda

3. Approve Minutes – 03.10.2020 Regular Meeting

4. Public Hearing

A. Minor subdivision DairiConcepts, LP

B. Minor subdivision Michael and Barbara Kennedy

C. DairiConcepts, LP Conditional Use Permit

5. Old Business

A. Paul Tschann ADU

6. New Business

A. Minor Subdivision DairiConcepts, LP

B. Minor Subdivision Michael and Barbara Kennedy

C. DairiConcepts, LP Conditional Use Permit

D. DairiConcepts, LP Lot Combinations

E. Variance request: 610 Lincoln Ave.

7. Other

A. Report:

8. Adjourn

Please call 732-7318 if you are unable to attend.

City of Zumbrota

Planning Commission Regular Meeting Minutes

Tuesday, March 10th, 2020 - 5:30 P.M. City Hall

Present: Chair Matt Rockne, Commissioner Bev Weness, Commissioner Brian Grudem, and

Council Member Todd Hammel, Bob Keller (Keller-Baartman), Andy Baartman (Keller-

Baartman) and Bill Taylor (DairiConcepts). Staff: Ryan Soukup, Kim Simonson, Neil Jensen.

Absent: Commissioner Bev Holzheu and Commissioner Matt Brenden

1. Chair Matt Rockne called the meeting to order at 5:30 p.m.

2. Agenda: Motion Grudem, second Hammel to adopt the amended agenda. Approved

5-0-0.

3. Minutes: Motion Weness, second Hammel to approve the Planning and Zoning

Commission minutes of February 11, 2020. Approved 4-0-1 (Steger).

4. Public Hearing

A. 300 West Avenue rezone from C1 to PUD-R: Bob Keller and Andy Baartman

were present at the meeting discuss the possible construction of an apartment

complex on the former Grover site. Previously the site was zoned C1 but needs to

be changed to a PUD-R to allow for more dense housing. The public hearing

opened at 5:42 p.m. There was a presentation on possible apartment layouts and a

loose overall design of the building. The hearing closed at 5:44p.m.

5. Old Business:

A. Solar Projects: Soukup had given the Commission copies of other City’s solar

ordinances. The Commission discussed how to protect future developments both

residential and commercial from poor planning at the outset. Concern was voiced

over protecting current and future residential developments as well as how to plan

for future roadways which could be encroached upon with a larger development.

After considerable discussion the Commission decided they were comfortable

with using the Conditional Use Permit process to address any issues. Motion

Grudem, second Holzheu to recommend the City Council life the

moratorium on Solar Projects. Approved 5-0-0.

6. New Business:

A. 300 West Ave rezone from C1 to PUD-R: Motion Hammel, second Grudem

to recommend City Council approve the rezone of 300 West Avenue from

C1a to PUD-R. Approved 5-0-0.

B. Minor Subdivision DairiConcepts, LP – Set Public Hearing: Bill Taylor,

DairiConcepts, was present to discuss the possibility of swapping land with

Michael and Barbara Kennedy in order to facilitate a capital expansion by

DairiConcepts. Motion Steger, second Grudem to set a public hearing for the

proposed minor subdivision DairiConcepts at 5:35 p.m. on April 14, 2020.

Approved 5-0-0.

C. Minor Subdivision Michael and Barbara Kennedy – Set Public Hearing:

Motion Steger, second Hammel to set a public hearing for the proposed

minor subdivision Michael and Barbara Kennedy at 5:40 p.m. on April 14,

2020.

D. DairiConcepts, LP Conditional Use Permit – Set Public Hearing: Bill Taylor

spoke to the Commission about the proposed addition of a drying tower which

exceeds the maximum height allowed in the City. DairiConcepts will need a

conditional use permit in order to construct a 125-foot tower to facilitate drying of

cheese. Hammel asked Taylor if odor concerns will be addressed with this new

tower. Taylor replied the new tower will be equipped with “scrubbing”

technology which will clean the air emissions. Hammel also asked about the

pretreatment equipment which is also part of the project. This process would

allow DairiConcepts to pretreat their waste water down to domestic strength

before it hits the City’s facility. Taylor said they are aware of odor concerns and

believe this proposed expansion will alleviate this. Motion Weness, second

Grudem to set a public hearing for DairiConcepts, LP Conditional Use

Permit at 5:45 p.m. on April 14, 2020.

7. Other

A. Report: City of Zumbrota’s input to SF 3793 Soukup told the Commission he

had sent an email to Senator Goggins in opposition to SF 3793. This is a

proposed change to the building code structure which would force building

permits to have fees based strictly on square footage rather than types of buildings

and finishes. This would negatively affect small communities which rely on

independent building inspection companies. The measure is meant to deter

certain cities from overcharging on permits.

B. Variance Guidance: Soukup reviewed the variance guidance with the

Commission.

C. Mining: Some of the land owned by Todd Houghton which was annexed into the

City contains gravel deposits. Houghton would like to be allowed to mine that

gravel. The Commission discussed the ordinances which currently addressed

mining within the City. Reclamation and wetlands are a concern. This topic will

be put on the agenda.

8. Adjourn

Meeting ended at 6:47 pm.

MEMORANDUM

DATE: April 08, 2020

TO: Planning Commission Members

FROM: Ryan Soukup Community Development Director

RE: April 14, 2020 Planning Commission Meeting

4. Public Hearings:

A. Minor Subdivision DairiConcepts, LP – DairiConcepts, LP has requested a minor

subdivision to facilitate a land swap with a neighboring property owner. This land swap will

then facilitate a capital expansion.

B. Minor Subdivision Michael and Barbara Kennedy – Michael and Barbara Kennedy

have requested a minor subdivision to facilitate a land swap with a neighboring property

owner. This land swap will facilitate a capital expansion the neighboring property owner.

C. DairiConcepts, LP Conditional Use Permit – DairiConcepts, LP is currently planning

capital expansions and improvements to include replacing drying towers to replace current

towers that at the end of their life cycle. These towers will be approximately 125 feet tall.

5. Old Business

A. Tschann family ADU – At a Planning and Zoning meeting this past winter, the

Tschann’s approached the Planning and Zoning Commission for guidance about wanting to

build an Additional Dwelling Unit on their detached garage for an elderly family member.

This would not be allowed according to City of Zumbrota ordinances which only permit

ADUs to be built onto the primary structure of a lot. The Planning and Zoning Commission

requested additional information on the building plans and why the ADU cannot be built onto

the primary structure. Paul has provided information (attached).

6. New Business

A. Minor Subdivision DairiConcepts, LP – DairiConcepts, LP has requested a minor

subdivision to facilitate a land swap with a neighboring property owner. This land swap

will then facilitate a capital expansion. City Staff recommend a motion to recommend

approval to the City Council.

B. Minor Subdivision Michael and Barbara Kennedy - Michael and Barbara Kennedy

have requested a minor subdivision to facilitate a land swap with a neighboring property

owner. This land swap will facilitate a capital expansion the neighboring property owner.

City Staff recommend a motion to recommend approval to the City Council.

C. DairiConcepts, LP Conditional Use Permit – DairiConcepts, LP is currently planning

capital expansions and improvements to include replacing drying towers to replace

current towers that at the end of their life cycle. These towers will be approximately 125

feet tall. Per City of Zumbrota Zoning & Subdivision Ordinances, SECTION 3, Subd 4,

D, 1, building heights in excess of those standards contained in the district provisions

may be permitted through a conditional use permit, provided that… c. For each additional

story over three stories or for each ten feet above 40 feet, front and side yard setback

requirements shall be increased by five percent. This equates to updated setbacks of 22

foot side yard and 37 foot rear yard setbacks. The plans indicate distances of over 215’

and 290’ to the side and rear yards, meeting the prescribed setback requirements. City

Staff recommends a motion to recommend approval to the City Council of the CUP.

D. DairiConcepts, LP Lot Combinations – With planned developments and additions to

their current site, and to prevent building across lot lines, DairiConcepts, LP requests the

combinations of the following lots upon approval of the minor subdivisions: 72.700.0520,

72.700.0650, 72.700.0660 (except Parcel B), and Parcel A (see attached for legal

descriptions of Parcels A and B). City Staff recommends approval of the above lot

combinations to the City Council upon approval of the aforementioned minor

subdivisions.

E. Variance request for 610 Lincoln Ave. – Property owner Arlis Borgstrom of 610

Lincoln Ave, has requested a variance from the established requirements on lot setbacks

for her shed. She had previously contracted with Holst Construction to tear down and

build anew a shed in the same place. The existing shed lay within the lot’s setback. Holst

Construction did not acquire a variance or building permit prior to building a new shed.

The new shed had multiple ordinance violations and was instructed to cease construction.

To bring the new shed into compliance, the property owner is seeking a variance in order

to acquire a building permit. City Staff recommends setting a public hearing for

5:35pm on May 12th, 2020 to receive public input prior to making a recommendation to

the City Council.

7. Other

A. Reports:

Paul Tschann/Monica Capra preliminary Variance Request documents

Inbox x

Paul Tschann <six2honduras@gmail.com>

Apr 2, 2020, 3:08 PM (6

days ago)

to me

Hi Ryan,

We were able to contact Krause Masonry who gave us an estimate of work that would need

to be done, including frost footings for the new addition as well as attaching this to the

current slab of the garage that would meet building codes.

Also we have provided drawings of the proposal to the existing garage that includes a

carport to the garage to complete an existing vehicle parking slab on the north side of the

garage.

The drawings show that we would like to keep the roof line symmetrical to the existing

garage roof, raising that slightly above that roof line to encompass the 32' width.

We have also included a write up from the News Record in regards to the historic nature of

our home. Because our home has a design that includes 67 windows it would make

attaching an addition to the existing house very difficult.

Please let us know if you need further documentation or if you have any other questions.

Thank you for your consideration of this request. - Paul and Monica

Paul Tschann and Monica Capra

300 Jefferson Ave, Zumbrota

Welcome to the home of Paul Tschann and Monica Capra. This house was built and designed by Charles L Grover in 1914 for Alfred and Bessie Baken. (Mr. Grover also designed the State Theater along with the Twin Stucco homes of Neil and Trudi Miller and Douglas and Ronda Sand located on Main Street.) There have been numerous owners throughout the history of the house. John and Anna Ihrke bought the house from Baken’s in 1919. In 1936 it was sold to Alfred Larson. Then, in 1950 Fred Eberhart bought it. Fred was there until his daughter, Grayce, and her husband Louis Jorgenson, bought it in 1953. Gerald and Marilyn Strandemo bought the house from the Jorgenson’s in 1961. They lived there a short time before selling the house to Lawrence and Ina Evert in 1964. After Lawrence passed away in 1977, Ina remained in the house until 1992. Micheal Kahn and Jo Rean Sicks bought the house and were there until Paul and Monica bought the house in 1995.

Paul and Monica have loving restored and updated the house since moving in. As you walk through the house, there is a lot of rich history and original details that still exist. Throughout the first and second floor, the original wood floors have been refinished and the electrical work has been rewired. The living room and dining room still have the original light fixtures, which can be found in the sconces and ceiling lights. The original push button light switches are also still in place and in working order. Original woodwork can be seen throughout the house. It has beautiful built in bookcases in the living room and built in hutch in the dining room. Separating the living room from the dining room and the piano room are bi-fold glass doors. The bedroom doors also have the original glass door knobs. You can also find, in the kitchen above the stove, the original doorbell. Although it no longer works, it was connected to the back door, the front door, the dining room and an upstairs bedroom. A small wood arm would drop notifying a servant that assistance was needed. What is now the back entrance off the kitchen was originally a small room that could be closed off by a door. Paul and Monica said when they were remodeling that room, they took off the base boards and found the words ‘servant room’ written on the back. The south wall of the kitchen, which is now all cabinets, was originally open to a pantry. The pantry was converted into a small bathroom, sometime before the Evert’s bought the house. The kitchen was originally closed off from the rest of the house by a swinging door, which is now hanging on the doorway to the upstairs. When the house was built, it was designed so a servant could access their room, the kitchen, the pantry and the basement without going into the main part of the house and disturbing the family. Upstairs, there are four bedrooms and a bathroom. The original bathroom was divided into two separate rooms, with the tub and sink separated from the stool. Paul and Monica remodeled the bathroom to bring all the fixtures into one room. The tub is original to the house and is quite a bit larger than the average tub these days. They also did a lot of work refinishing the dark and cold basement into comfortable family room, where their kids spend a lot of time.

When the Evert’s still owned the house and after all the Evert boys had graduated high school and were married, Ina converted the upstairs into an apartment. Paul and Monica first lived in that apartment when coming to Zumbrota. They fell in love with the house and hoped that one day they could own it. After they bought it, they turned it back into a single family house where they have raised their children and hosted numerous exchange students. To help with the celebration of Christmas, there will be a number of Nativity scenes on display for you to enjoy as you walk through the house. We would like to thank Paul and Monica for graciously opening up their house and welcoming visitors into their home.