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Planning Commission Agenda 08-06-2019AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, August 6th, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Sam Murdoff, Marc Simpson, John Alstad, Paul Konsor, and Alison Zimpfer Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of Appointment of Officers C. Consideration of approving minutes a. Regular Meeting Minutes — July 2nd, 2019 b. Special Meeting Minutes — July 15th, 2019 (I) c. Special Meeting Minutes — July 15th, 2019 (I� D. Citizen Comments E. Consideration of adding items to the agenda F. Consideration to approve agenda 2. Public Hearings A. Continued Public Hearing - Consideration of a request for Conditional Use Permit for a residential detached Accessory Use Structure — Major in an R-1 (Single- Family Residence) District Applicant: Jerome Buboltz B. Public Hearing - Consideration of a request for Conditional Use Permit for Parking Stall Design & Preliminary and Final Plat for Savitski Commercial Applicant: DJ's Properties, LLC C. Public Hearing - Consideration of an amendment to Monticello Zoning Ordinance Chapter 3, Section 7 Overlay Zoning Districts, Subsection (E) Wild and Scenic Recreational River District for height allowances. Applicant: City of Monticello 3. Regular Agenda A. Consideration of adopting Resolution PC-2019-025, a Resolution Finding that the Proposed Conveyance of Certain Land by the City of Monticello and City of Monticello Economic Development Authority is Consistent with the City of Monticello Comprehensive Plan B. Consideration of the Community Development Directors Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 2nd, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, Marc Simpson, John Alstad, Katie Peterson, and Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Regular Meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Consideration of Appointment of Officers Sam Murdoff read the oath of office to new Planning Commission member — Alison Zimpfer. Decision 2: Election of Officers MARC SINIPSON MOVED TO RECOMMEND THE APPOINTMENT OF COMMISSIONER SAM MURDOFF AS CHAIR FOR THE BALANCE OF 2019. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. SAM MURDOFF MOVED TO RECONINIEND THE APPOINTMENT OF COMMISSIONER JOHN ALSTAD AS VICE CHAIR FOR THE BALANCE OF 2019. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Consideration of approvin� minutes a. Special Meetin� Minutes — June 4th, 2019 MARC SINIPSON MOVED TO APPROVE THE SPECIAL MEETING MINUTES — J UNE 4TH, 2019. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. b. Re�ular Meetin� Minutes — June 4th, 2019 MARC SINIPSON MOVED TO APPROVE THE REGULAR MEETING MINUTES — J UNE 4TH, 2019. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. D. Citizen Comments None. Planning Commission Minutes — July 2nd, 2019 Page 1 � 14 E. Consideration of addin� items to the a�enda Charlotte Gabler asked if the time of future Planning Commission could start at 6:15 p.m. Schumann noted that the time change would be subject to the City Council's approval. F. Consideration to approve a�enda MARC SINIPSON MOVED TO APPROVE THE AGENDA. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. 2. Public Hearings A. Public Hearin� - Consideration of a request for Conditional Use Permit for an approximatelv 858 square foot residential detached Accessorv Use Structure — Maior in an R-1 (Sin�le-Familv Residence) District Applicant: Jerome Buboltz Angela Schumann noted that the City received a request for Conditional Use Permit for a detached accessory use structure for 1312 West River Street. At this time, the applicant has requested tabling the item to allow more time to revise their application. Sam Murdoff opened the public hearing. There were no comments from the public. MARC SIMPSON MOVED TO CONTINUE THE PUBLIC HEARING AND TABLE ACTION ON THE APPLICATION REQUEST TO THE REGULAR AUGUST MEETING OF THE COMMISSION. JOHN ALSTAD SECONDED TO THE MOTION. MOTION CARRIED, 5-0. B. Public Hearin� - Consideration of a request for Rezonin� to B-2 (Limited Business) from B-2 (Limited Business) and B-3 (Hi�hwav Business) & Preliminarv and Final Plat for River Mill 6th Addition for proposed office buildin� Applicant: Stacv Thielman-Jost Steve Grittman, NAC explained that the request was for preliminary and final plat to combine two outlots into a single parcel. It was noted that the parcel to the south is zoned B-3 and the northern parcel is zoned B-2, the intent is to zone the parcel to B-2. Grittman reminded the Planning Commission of a previous lot line adjustment request associated with the adjacent Hawk's property. It was noted that a fence was constructed some time ago for the Hawk's property, which was on the adjacent property. The lot line adjustment was recommended for approval by the Planning Commission, however Wright County Recording would not allow the combination because the lots were approved through different subdivisions and the metes and bounds system. An easement agreement would be worked out between the two property owners, which would therefore create a slight change to the proposed plat to reflect that the lot line will not be adjusted. Planning Commission Minutes — July 2nd, 2019 Page 2 � 14 Grittman noted that the plans were to develop a small office building on the site, which is a permitted use in the district and expected to meet zoning requirements. Sam Murdoff opened the public hearing. Stacy Thielman-Jost, applicant, indicated her request for preliminary and final plat. Thielman-Jost indicated that she had no concerns with the Exhibit Z comments. Charlotte Gabler asked if a landscaping plan was provided. Grittman explained that the landscaping is subject to the building permit and would be handled administratively. Marc Simpson asked what type of business would be expected to build on the site. Thielman-Jost explained that her business — an office for Gateway Music Festivals and Tours, would be locating at the site. MARC SINIPSON MOVED TO ADOPT RESOLUTION NO. PG2019-015, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT OF RIVER MILL 6TH ADDITION AND REZONING OF OUTLOTS A AND B, RIVER MILL, TO B-2, LIMITED BUSINESS, SUB7ECT TO THE CONDITIONS 1N EXHIBIT Z, AND BASED ON FINDINGS 1N SAID RESOLUTION. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z '�`- Plat and Rezoning Outlots A and B, River Mill Conditions of approval for the proposed preliminary and final plat: 1. Compliance with the recording requirements of Wright County. 2. Execution of a development agreement for necessary site development items as required by staff. 3. The preliminary and final plat shall reflect the final southerly lot line configuration based on property ownership. 4. Compliance with the requirements of the City Engineer and other staff as identified. C. Public Hearin� - Consideration of a request for a Comprehensive Plan Amendment from Urban Reserve to Places to Live, Rezonin� to R-1 (Sin�le Familv Residence), R-A (Residential Amenities) and Planned Unit Development, and Preliminarv Plat for a 335 Unit Residential Development, including single-familv and townhome unit development. Applicant: Marc D. Schulte Planning Commission Minutes — July 2nd, 2019 Page 3 � 14 Steve Grittman explained the land use request and demonstrated the subj ect area. Grittman explained that the land is in the Monticello Orderly Annexation Area. The property owner is working with the City Council on moving the annexation process through. Annexation occurs concurrent with final plat. Grittman provided the site plan and discussed the road alignment. It was noted that a round-about would be constructed in the center of the development to serve the area on 85th Street. Grittman noted that the plans show a townhouse development of 75 units and would require a Planned Unit Development (PUD). The request is to rezone a portion of the subj ect area to PUD, but would require a Development Stage and Final Stage application at a future date. Grittman further explained that 2201ots were proposed to be R-1 lots with 401ots being proposed for the R-A District. Grittman explained a proposed phasing plan. Grittman also showed the Planning Commission a proposed parks plan, tree preservation plan (specifically near the proposed townhouse development where a majority of the trees can be found), and a sidewalk and trail plan. Grittman noted that a wetlands alteration permit has been filed with the state. If the report returns with changes to the wetlands, the applicant would be expected to re-submit plans to accommodate the changes and any lot or street changes. Staff recommended approval of the application with conditions as identified in Exhibit Z. Sam Murdoff asked why the round-about was located in the center of the development rather than in a different location. Grittman explained that the location was selected due to the current angular configuration of Fallon Avenue as it intersects with 85th, which then intersects with Eisele. The roundabout will create a better connection and overall intersection for each of these collector routes. . Murdoff asked about access points. Grittman responded that there would be four access points to the development. Staff were comfortable with the proposaL Murdoff asked about setbacks. Grittman responded that the applicant would need to meet all setbacks per the zoning ordinance. Garage setbacks for the townhouses was also brought to the attention of staff. Grittman explained that the applicant would be expected to meet setbacks, but for the townhouse proj ect it would fall under a PUD. Murdoff also asked if Fallon Avenue would be reconstructed with the development of Haven Ridge. Matt Leonard noted that the City is requesting safety improvements to Fallon Avenue to include a four foot shoulder on each side. He explained that changing Fallon Avenue to an urban section would be a future improvement and development driven. Marc Simpson asked if any turn lanes were proposed for Fallon Avenue. Leonard declined and noted that the round-a-bout would help with safety concerns. Planning Commission Minutes — July 2nd, 2019 Page 4 � 14 Sam Murdoff opened the public hearing. Marc Schulte, applicant, was asked about the phasing plan and timing. Schulte anticipated completion of Phase 1 and 2 by the end of the year. Phases 3 and 4 was anticipated in 2 to 4 years. Charlotte Gabler asked about development in the phases. Schulte indicated that up to ten builders may be present to complete the development. Barbara O'Brien asked if the developer would add any landscaping or fencing along 85th and Fallon Avenue. Grittman explained there is proposed landscaping near the round-a-bout. Gabler asked if any covenants would be in place to prohibit the type of fencing in development. Terry Rothenbacher, Carlson McCain, noted that they have been working with City staff for the past two years on a proposal. He noted that an EAW and archeological study was completed and returned as a negative declaration. He noted as development is closer, they would work with the City on an acceptable landscape plan. A preliminary landscape plan was provided in the agenda packet. Rothenbacher explained that he received the Exhibit Z comments, but that his team is working on fully digesting each of the comments. O'Brien also asked that larger lots and homes be developed in Monticello. Rothenbacher noted that in his experience with developing in the cities, people don't necessarily want larger lots due to cost. Gabler asked if any land use approvals would be necessary for decks encroaching in the right of way. Grittman explained that it shouldn't be an issue and that a pathway would be constructed in a wetland buffer area. Gabler asked if a park should be included in the development. Angela Schumann explained that the Parks and Recreation Commission reviewed the plat. It was noted that the city's standard is to be within a half mile of a park. Hunter's Crossing meets this request as such the developer is not proposing another park. The developer will also be providing and constructing trails to help support park dedication requirements. The importance of having a trail connect to Hunter's Crossing Park and loop trail system were discussed. Evan Gerzema, Monticello Township resident, asked about the trail proposed on the south west corner of the site and its connection point. Grittman explained that the trail would connect north along Edmonson to 85th. Gerzema also noted concerns with flooding near the wetland. Leonard indicated that they reviewed this as a part of the stormwater review. He noted that the City would be sure stormwater was handled appropriately. Murdoff asked about as stormwater pond near Hunter's Crossing. Murdoff asked about Exhibit Z in response to the applicant working through the list. Grittman explained that if any of the conditions could not be met, an amended application may be necessary. Planning Commission Minutes — July 2nd, 2019 Page 5 � 14 Steve Grittman asked to add the following comments to Exhibit Z. 1. The applicant comply with required wetland permits as related to the proposed plat, with any substantive changes or alterations resulting from compliance requiring a plat amendment, as necessary. 2. Compliance with the comments of the Wright County Highway Engineer. 3. Compliance with the comments of the City Engineering Department letter, dated June 26th, 2019. Melissa Barrett, Kjolhaug Environmental Services described the wetland permitting as she wrote the application. Laura Wehr, WSB, explained that the applicant would receive permits from both Wright County Soil and Water Conservation District and Army Corp of Engineers. She explained an extension was sought, which may push the permitting to the August meeting for Wright County. Barrett also noted that the Army of Corp of Engineers have a lengthy review process. Grittman explained that the preliminary plat approval was subj ect to Exhibit Z which includes wetland permitting. Once all of the conditions have been satisfied, the plat can continue. Rothenbacher asked the Planning Commission to approve the application with the exclusion of the wetland permitting. He would like to continue working with staff on the Exhibit Z comments and keep the proj ect moving. Tom Collins, 8278 Eisele Avenue, asked about the extension of the road to the east from the round-a-bout. Grittman indicated that the development plans show that the road would stop at the Denn property (subj ect property). With future development of the parcels to the east, the road would be expected to continue east along the property line. Shannon Bye, 5235 85th St NE, represented the township and noted that a finalized wetland permitting review document has not been received. She requested that the Township review prior to final approval of the plat. Laura Wehr, WSB, explained the wetland permitting process. Wehr noted that the Army Corp of Engineers sent a letter to adj acent property owners requesting public comment. Once the deadline for public comment has been reached, the Army Corp of Engineers sends the comments to the applicants to comment. Hearing no further comments, Sam Murdoff closed the public hearing. Marc Simpson asked how many single family residential lots were available in the City of Monticello. Schumann estimated 60 R-1 or R-A lots. Decision 1. Comprehensive Plan Amendment SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PG2019-016, RECOMMENDING APPROVAL OF T� COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE GUIDED USE OF THE SUB7ECT PROPERTY FROM "URBAN RESERVE" TO "PLACES TO LIVE,", BASED Planning Commission Minutes — July 2nd, 2019 Page 6 � 14 ON THE F1NDINGS 1N SAID RESOLUTION AND SUBJECT TO CONDITIONS AS 1NCORPORATED 1N EXHIBIT Z 1NCLUDING THE COMIV�NTS BY STAFF. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. Decision 2. Rezoning SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC-2019-017, RECOMMENDING APPROVAL OF THE REZONING OF THE SUBJECT PROPERTY FROM AGRICULTURE TO R-1, SINGLE FAMILY RESIDENCE, R-A, RESIDENTIAL AMENITIES DISTRICT AND PUD, PLANNED UNIT DEVELOPMENT, BASED ON THE F1NDINGS 1N SAID RESOLUTION AND SUB7ECT TO THE CONDITIONS AS 1NCORPORATED 1N EXHIBIT Z 1NCLUDING THE COMMENTS BY STAFF. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. Decision 3. Preliminary Plat SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PG2019-018, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT FOR HAVEN RIDGE, BASED ON THE FINDINGS 1N SAID RESOLUTION, AND SUB7ECT TO THE CONDITIONS AS 1NCORPORATED 1N EXHIBIT Z 1NCLUDING THE COMMENTS BY STAFF. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Haven Ridge Comprehensive Plan Amendment, Rezoning & Preliminary Plat A. Approval of the Comprehensive Plan Amendment changing the land use guidance for the subj ect property from Urban Reserve to Places to Live, subj ect to the following conditions: 1. Final Approval of the Final Plat for Haven Ridge, including execution of the development agreement, and recording of said plat. 2. The City approves the requested Annexation and such annexation is processed by the Office of Administrative Hearings per the Monticello Orderly Annexation Agreement. B. Rezoning of the subject site from Agricultural to R-1, Single Family Residence, R-A, Residential Amenities and PUD, Planned Unit Development subj ect to the following conditions: 1. The City approve the requested Comprehensive Plan Amendment. 2. The applicants provide legal descriptions of the areas to which the proposed three zoning designations are to be applied. 3. The zoning designations take effect concurrent with the City approval of the preliminary plat. Planning Commission Minutes — July 2nd, 2019 Page 7 � 14 4. The City approves the requested Annexation and such annexation is processed by the Office of Administrative Hearings per the Monticello Orderly Annexation Agreement. C. Approval of the Haven Ridge preliminary plat subj ect to the following conditions: 4. The City approve the requested Annexation, Comprehensive Plan Amendment and rezoning actions. 5. Applicants petition separately (with property owners as necessary) for requested right of way vacations, concurrent with submission of final plat application. 6. Compliance with comments of the City Engineer related to wetland buffer areas along with appropriate cover treatments and management, including easements. Alterations to wetland boundaries or buffer requirements may result in reconsideration of the Preliminary Plat and permitting as required. 7. The applicants submit a revised Preliminary Plat consistent with the conditions as ultimately approved by the City Council. 8. Compliance with the City Engineer's comment and recommendation regarding street-related issues per the letter of June 27th, 2019, including the design of the proposed roundabout. 9. Direct lot access shall be prohibited for the following lots: Along Fallon Avenue: Lot 1, Block 1 Lots 1-3, Block 2 Lot 1, Block 3 Lots 1 &2, Block 4 Along 85th Street: Lots 13-20, Block 29 Lots 1-9, Block 30 Lots 1-4 Block 25 Along Eisele Avenue: Lot 5& Lots 8-11, Block 25 10. Verification of lot size compliance pursuant to any changes in street dedications required by the City Engineer. 11. Eliminate the "eyebrow" street design in the northwest corner of the plat. Planning Commission Minutes — July 2nd, 2019 Page 8 � 14 12. The applicants demonstrate compliance with R-1 District lot width requirements (for lots zoned R-1) by providing additional information related to lot width averaging. 13. The R-A District front yard setback requirements referenced on the preliminary plat be changed from 30 to 35 feet as required by the Ordinance. 14. The applicants provide sketch plan alternatives demonstrating use development, and access to the outlot remnants in the northeast portion of the plat. 15. The applicants provide additional information, based on the PUD size standards, which demonstrate compliance with R-3 District lot area requirements. Such information shall be subject to review and verification by the City Engineer. 16. The submitted townhome development plans be modified to correctly reference R-3 District setback requirements as well as parking supply and locations as a part of the amended plans provided for the Development Stage PUD application. 17. The submitted landscape plan be revised to demonstrate compliance with the minimum caliper inch requirements for canopy trees (4 aggregate caliper inches per lot) 18. The landscaping plan be revised to provide for native plantings and cover in powerline corridors and wetland areas per recommendations of the Parks Superintendent. 19. The landscaping plan be revised to include tree protection mitigation for the loss of specimen trees, to be planted in locations per the recommendation of the Parks Superintendent. 20. Within the townhome area of the site, at least three evergreen trees per acre and at least two shrubs per each 10 feet of building perimeter shall be provided. Compliance with such requirements shall be demonstrated upon a revised landscape plan. 21. The applicant provide a financial security which guarantees live growth of the plant materials for a two (2) year period from the date of installation. 22. Compliance with issues related to grading drainage and utilities, subject to comment and recommendation by the City Engineer, according to the Engineer's letter dated June 27th, 2019. 23. Address outstanding comments of the Environmental Assessment Worksheet. 24. The developer will demonstrate compliance to the extent possible with ordinance requirements for burying of overhead powerlines and all new utility lines serving the plat shall be placed in accordance with ordinance and City standards. Planning Commission Minutes — July 2nd, 2019 Page 9 � 14 25. To provide a pedestrian connection to the northern half of the subdivision, an additional trail be provided within Outlot G along the west side of wetland. 26. Park dedication requirements are satisfied according to each phased final plat, and as regulated by a development agreement. 27. The applicant comply with required wetland permits as related to the proposed plat, with any substantive changes or alterations resulting from compliance requiring a plat amendment, as necessary. 28. Compliance with the comments of the Wright County Highway Engineer. 29. Compliance with the comments of the City Engineering Department letter, dated June 27m, 2019. 30. Developer and City identify ownership and management requirements of all outlots transferring ownership as necessary. 31. Consideration of comments of other City Staff. D. Public Hearin� - Consideration of a request for an Amendment to Monticello Zonin� Ordinance Chapter 3.4 (F) R-2 (Sin�le and Two Familv Residence) District amendin� the allowable densitv in the district and Conditional Use Permit for a 3-4 unit multi-familv dwelling in an R-2 (Single and Two Familv Residence) District Applicant: Shannon Sanford Steve Grittman explained that the application requested two actions. The first was for a Zoning Ordinance Amendment that would alter the lot area per unit for multi-family dwellings in the R-2 District. Subsequent to that request, the applicant is seeking a Conditional Use Permit to accommodate a multi-family unit at 530 W Broadway. Grittman explained the current code's base density requirement against the proposed amendment. Staff recommended denial of the ordinance amendment as it would remove the density compatibility of multi-family and consistency found in the ordinance. Grittman also noted that the site was suitable in the R-2 District to allow 3 units with the current structure and lot. Grittman provided a list of proposed conditions as identified in Exhibit Z. Sam Murdoff asked in which zoning district would allow higher density. Grittman responded the R-3 or R-4 District. Marc Simpson asked what the use of the building currently was. Ron Hackenmueller noted that the second floor contained an apartment unit and main floor was an office. Planning Commission Minutes — July 2nd, 2019 Page 10 � 14 Murdoff asked what the zoning of the parcel was. Grittman responded that it was located in the R-2 District. He noted that the site use to be a funeral home and that commercial uses replaced the funeral home. Currently, the commercial use is a legal, non-conforming use in the R-2 District. Sam Murdoff opened the public hearing. Shannon Sanford, the applicant, introduced herself. She noted that it was logical based on the size to split the building into four units. Sanford explained that no additions would occur on the site. She also noted that she would eliminate some excess concrete and replace with green space and landscaping. Sanford also noted that a four-plex was in the neighboring vicinity of the property. Murdoff asked if the applicant would be open to three units. Sanford noted that she would have to further discuss. She noted that with three units she would need to go back to re-draw to accommodate three units. She noted that she was unsure if the rents could sustain such large units. Staff showed the applicant the Exhibit Z comments. She noted that a survey would be completed. She also noted that public comment was received to have a privacy fence, which the applicant was open to. Marc Simpson asked if there was any screening to the south of the lot. Sanford declined, but noted there was some landscaping. Sanford was open to additional buffering to the south. Tim Dietrichs, KW Commercial, represented the seller. He referenced back to Sanford's notation of another 4 flex in town. He noted that in 2016, a 4 plex was approved with a lot size of 18,249, and 2,100 square foot building. Jonathan Machmer, 549 W Broadway, noted concerns with the four plex property that the applicants referred to for their proj ect. He noted blight conditions of the property. Ron Hackenmueller explained that the Building Department is in the process of writing the property owner a violation of ordinance notice. He noted that the property is a three unit facility and up to date on its residential license. Angela Schumann entered into the record a letter that was received from Evan & Erin Jones at 513 W 3rd Street. In summary, they requested additional screening for the proposed project. Machmer requested that if a privacy fence is to be considered that it should be considered for all sides of the property. Heather Elliot, 531 W Broadway, expressed the desire to accommodate the project. She noted that the City's need for more affordable housing. Sanford noted that she owns other rental property in Minneapolis that is in similar states to the property in Monticello. She noted that she would improve the property site especially due to the amount of traffic that drive past the property. Planning Commission Minutes — July 2nd, 2019 Page 11 � 14 She also noted that the overall plan includes to remove some of the parking area. Sanford explained that she would monitor parking at the site. She also noted that covered parking would be provided. Sam Murdoff asked if there was another way to accommodate the applicant's request rather than using an ordinance amendment. Grittman noted that a variance or rezoning could be applied, but may not be recommended by staf£ The other alternative is planned unit development. Hearing no further comments, the public hearing was closed. Murdoff asked if the applicant would be opposed to applying for a Planned Unit Development rather than a CUP. Sanford noted that she would be open to it as long as there was some certainty that the application would be approved. Decision 1. Amendment to R-2 Zoning District MARC SINIPSON MOVED TO ADOPT RESOLUTION NO. PG2019-019B RECOMMENDING DENIAL OF THE ORDINANCE AMENDMENT, BASED ON F1NDINGS 1N THE RESOLUTION AND THOSE TO BE IDENTIFIED BY THE CONINIISSION FOLLOWING THE PUBLIC HEARING. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. Decision 2. Conditional Use Permit for a multiple family dwelling in an R-2 District. MARC SINIPSON TO ADOPT RESOLUTION NO. PG2019-020 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A 3-UNIT DWELLING 1N AN R-2 DISTRICT, SUB7ECT TO THE CONDITIONS IDENTIFIED 1N EXHIBIT Z, AND BASED ON FINDINGS 1N SAID RESOLUTION. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. E. Public Hearin� - Consideration of a request for an Amendment to Planned Unit Development for the Addition of a Dump Station Facilitv Applicant: Kinghorn Construction — Tucker Osterberg Angela Schumann introduced the item and noted that the applicant was seeking to be allowed a 1,000 gallon dump station on the south edge of the site. The applicant would also be adding LP tanks in the south edge of the site, which is a permitted use. The applicant proposed being open to the public and open during general business hours and weekends. No changes to parking were proposed. Schumann indicated that the dump station would be located 35 feet from the south property line. An existing berm on the property and vegetation exist in the area. The applicant is required to intensify the amount of landscaping in the area. Staff recommended approval of the application with conditions as noted in Exhibit Z. Sam Murdoff opened the public hearing. Planning Commission Minutes — July 2nd, 2019 Page 12 � 14 Discussion of the location of the dump station was discussed. Tucker Osterberg Kinghorn Construction and Scott Kunz, Monticello RV introduced themselves. Kunz explained the reasoning for the location. Kunz stated that the main reason for including the dump station was because the city of Monticello doesn't have a place to dump waste. He asked that the SAC charge per the Exhibit Z comments be removed. Kunz noted that the tank is polypropylene. John Alstad asked if the tank would be vented. Osterberg confirmed and noted the amount of odor emission would be limited. Charlotte Gabler asked how long the tanks last. Osterberg noted thirty years warranty. Alstad asked for clarification on the hookup. Osterberg noted that it would be connected to City water and sewer. Carissa Bloomdahl, 10101 Park Place Drive, noted concerns with property values and odors. Alison Zimpfer asked for clarity on the lighting and any spillage to south. Kunz noted that only one wall pack lighting would be used near the site. He also explained that the dump station would only be open during normal business hours. Discussion regarding the hours of operation was discussed. It was noted that the hours vary depending on the season, but that the facility would be closed when it was dark Kunz noted that residents would not even notice a camper using the dump station due to landscaping the berm. Kunz noted that staff would look into installing a gate at the entry. MARC SINIPSON MOVED TO ADOPT RESOLUTION PG2019-021 RECOMMENDING APPROVAL OF AN AMENDMENT TO PUD FOR THE GROVELAND STH ADDITION — MONTICELLO RV PUD DISTRICT, SUB7ECT TO THE CONDITIONS 1N EXHIBIT Z, 1NCLUDING THE COMIV�NTS OF THE CITY ENGINEER AND NOT CHARGING A SAC CHARGE (REMOVING ITEM 7 OF EXHIBIT Z). JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 4-1 WITH KATIE PETERSON VOTING 1N OPPOSITION. 3. Regular Agenda A. Consideration to accept the resi�nation of Commissioner Katie Peterson The Planning Commission and Staff expressed appreciation of Peterson's time on the commission. B. Consideration of the Communitv Development Directors Report Planning Commission Minutes — July 2nd, 2019 Page 13 � 14 Angela Schumann provided the Community Development Directors Report. 4. Added Items None. 5. Adjournment MARC SINIPSON MOVED TO ADJOURN THE MEETING AT 8:42 P.M. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. Recorder: Approved Attest: Jacob Thunander August 6, 2019 Angela Schumann, Community Development Director Planning Commission Minutes — July 2nd, 2019 Page 14 � 14 MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Monday, July 15th, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, Marc Simpson, John Alstad, and Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Special Meeting of the Monticello Planning Commission to order at 6:00 p.m. 2. Public Hearings A. Public Hearin� - Consideration of a request for Variance to the 25' maximum height requirement for principal structures in the Mississippi Wild and Scenic Recreational River District to 35' in hei�ht for a Multi- familv/Assisted Living Facilitv in the R-4 (Medium-High Densitv Residence) District Applicant: Monticello Senior Housin� Owner, LLC — Michael Hoa�ber� Steve Grittman introduced the item. He noted that at the previous June Planning Commission, the applicant proposed a Conditional Use Permit to accommodate the use of a site for an assisted living and multi-family building located on Hart Boulevard. Grittman explained a miscommunication with DNR staff occurred resulting in a variance request to the height in the Mississippi Wild and Scenic Recreational River District (MWSRRD). Under DNR code, the height is restricted to 35 feet, however the City of Monticello has a more restrictive standard of 25 feet. DNR staff noted because the standard is more restrictive with the City, their code applies. Grittman indicated that the applicant's plan show a 35 foot tall building from finished grade. Staff recommended approval of the application for variance with conditions. He noted that the site could accommodate a two story rather than a three story building but the impact to the site would be greater. He noted that the amount of green space would be significantly less and more stormwater would be impacted. It was noted that the applicant did request tabling of action on the previous application for CUP to allow a decision on the variance. Sam Murdoff asked how many units were proposed for the third floor. Grittman estimated 35-40 units. John Alstad asked if there may be other developable parcels in the MWSRRD. Grittman explained that the subj ect parcel is the only R-4 piece in the MW SRRD. It was noted that the Mississippi Shores proj ect is above the 25 feet requirement but was approved previous to the new code for the MWSRRD adopted in 2011. Angela Schumann noted a three story multi-family building in the vicinity. Planning Commission Minutes (Special Meering) — July 2nd, 2019 Page 1 � 3 Sam Murdoff opened the public hearing. John Tennessen, 1580 Hart Boulevard, noted frustration with the City's more restrictive code in the MWSRRD. He recommended amending the code to meet the DNR's standard. He explained the concerns the restriction had on building expansion and new businesses. Steve Grittman responded that the City is looking into amending the ordinance to sync with State rules with a possible August Planning Commission consideration. David Lemieur, 3265 137th Lane Northwest, Andover (property owner) explained appreciation for the rezoning of the property. He noted frustration with the City in the process for the variance and explained that the 35 foot building was shown on previous plans with no issues. Lemieur stated that the property has been marketed for sale for 19 years as a commercial site with no interest. He explained that the building would be an asset and compatible to the surrounding sites. Michael Hoagberg, Headwater's Development, noted that his team have done everything they could to stay within city code and zoning. They were cautious with the selecting a height of a building. He noted that the project would not be possible with only two stories especially with city code standards for setbacks, surface coverage area, and unit size. Hoagberg noted that business inefficiency would exist with a smaller building. He explained that in all of the City's process for land use that the 35 foot building was shown on his plans. Hoagberg noted that the 35 feet was used per the DNR's standards. Albert Blazevic, a property owner, noted frustration with the City's process. He noted that the building height was already discussed at previous meetings. Shawn Weinand, 40656 Chelsea Road, strongly suggested to amend the City's code to match the DNR's standard for height in the MWSRRD. Weinand supported the development plans submitted by Headwater's Development. Lloyd Hilgart, 6413 82"d St NE., asked staff if Bondhus Corporation recently received a variance for height in the MWSRRD. Schumann confirmed. Hilgart explained that the view would have minimal impacts with the development of the site. Hilgart appreciated that the applicant was still at the table and noted the City's error in the processing the variance. Hilgart noted that the City would review the amendment to the code. Schumann noted that a preliminary review of the code amendment to the MW SRRD would occur in August, but would not likely be approved for a few months due to the DNR's required review of the amendment. Hearing no further comments, the public hearing was closed. Sam Murdoff expressed concerns with the project requiring a variance. Steve Grittman explained the process for appeal of the variance decision. Planning Commission Minutes (Special Meering) — July 2nd, 2019 Page 2 � 3 MARC SINIPSON MOVED TO APPROVE RESOLUTION PG2019-022 APPROVING THE VARIANCE TO ALLOW A SENIOR MULTI- FAMILY/ASSISTED LIVING FACILITY 1N AN R-4 DISTRICT AT A BUILDING HEIGHT OF 35 FEET, BASED ON FINDINGS 1N SAID RESOLUTION. ALISON ZIlVIl'FER SECONDED THE MOTION. MOTION CARRIED, 3-1 WITH SAM MURDOFF VOTING 1N OPPOSITION. EXHIBIT Z Monticello Senior Living Facility Variance to Wild and Scenic River District Height Limit of 25 feet Lot 1, Block 2, Riverview Square 1. The applicant successfully completes processing of the Conditional Use Permit for the proj ect, and complies with the conditions of approval required by the City Council. 2. Other conditions of staff and Planning Commission. ` 3. Adjournment �� MARC SINIPSON MOVED TO ADJOURN THE MEETING AT 6:57 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4-0. Recorder: Jacob Thunander Approved: August 6, 2019 Attest: Angela Schumann, Community Development Director Planning Commission Minutes (Special Meering) — July 2nd, 2019 Page 3 � 3 MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Monday, July 15th, 2019 - 7:45 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Council Liaison Present Staff Present: 1. Call to Order Sam Murdoff, Marc Simpson, John Alstad, and Alison Zimpfer Charlotte Gabler Angela Schumann Sam Murdoff called the Special Meeting of the Monticello Planning Commission to order at 7:45 p.m. 2. Roll Call 3. Interview of Plannin� Commissioner Candidate and Recommendation of Candidate The Planning Commission interviewed Paul Konsor for the recently vacated position left by Katie Peterson. Konsor is a Monticello resident and is a real estate agent in the area. The Planning Commission round robin asked questions to Konsor who responded appropriately. MARC SINIPSON MOVED TO RECONINIEND PAUL KONSOR TO THE PLANNING COMMISSION. WITH A TERM EXPIRING ON DECEMBER 31, 2021. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 4-0. 4. Adiourn The meeting was adjourned at 8:26 p.m. Recorder: Approved Attest: � Jacob Thunander August 6, 2019 Angela Schumann, Community Development Director Planning Commission Minutes (Special Meering) — July 15th, 2019 Page 1 � 1 Planning Commission Agenda — 08/06/2019 2A. Public Hearin� — Consideration of a request for Conditional Use Permit for a detached Accessorv Use Structure — Maior in an R-1 (Single-Familv Residence) District. Applicant: Jerome Buboltz (AS, JaT/NAC) Property: Planning Case Number: PID 155-023-001050 Legal: Lot 5, Block 1 Doerr Estates Address: 1312 West River Street 2019-019 A. REFERENCE & BACKGROUND Request(s): Deadline for Decision: Land Use Designation: Zoning Designation: Overlays/Environmental Regulations Applicable: Current Site Use: Conditional Use Permit for a detached Accessory Use Structure — Major in an R-1 District July 21, 2019, extended to September 29th, 2019 Places to Live R-1 (Single Family Residential) The purpose of the "R-1" single family district is to provide for low density, single family, detached residential dwelling units and directly related complementary uses. Shoreland Ordinance/Nlississippi River Wild and Scenic District Residential Surrounding Land Uses: R-1 (Single Family Residential) Project Description: The applicant is seeking to construct a detached accessory structure on the property. The structure is proposed at approximately 936 square feet in area on the ground floor. The applicant modified their plans from their original submittal for dimension and roof design. It should be noted that the building plans and survey are not consistent in proposed dimensions. The applicant has clarified that the building plans detail the correct proposed dimensions of 36' x 26'. The plans provided detail a gable roof design with trusses. As designed, there is no usable second story usable area, and the building appears to be approximately 15 feet Planning Commission Agenda — 08/06/2019 in height overall, or approximately 12 feet measured to the midpoint of the roof (as height is defined by the city code). The existing house foundation is a total of 1,328 square feet with an attached garage of 528 square feet. There is currently an existing 240 square foot detached accessory structure on the site, which will be required to be removed as a condition of approval of this application. The applicant's narrative notes removal of this shed on their plans. ANALYSIS Conditional Use Permit. Specific Zonin� Requirements. The zoning ordinance lists the following specific standards for these uses (with staff comments included): (2) Accessory Building — Major (a) In all residential districts except M-H, the following shall apply: (i) Size 1. Except by Conditional Use Permit issued pursuant to Section 5.3(D)(3)(a)(i)(2) below, no detached accessory building shall exceed ten percent (10%) of the rear yard of the parcel on which it is located, nor shall any combination of attached garage and detached accessory building exceed the following maximum area, whichever is less: a. 1,200 square feet; or b. The gross square footage of the principal building footprint. The applicant has proposed an approximately 36' x 26' detached accessory building in the rear yarc� The total combined area of the attached garage and detached accessory building would be 1,464 square feet, or approximately 264 square feet in area above a permitted accessory use — major building in the R-1. As such, a conditional use permit is requirec� The proposed structure is well under 10 percent of the rear yarc� The rear yard is estimated at over 31, 000 square feet, outside of required setbacks. 2. The size limitations for accessory building area listed in Section 5.3(D)(3)(a)(i)(1) above may be increased, up to a maximum square footage of 1,500 square feet, by the issuance of a Conditional Use permit when the following conditions are found to exist: (a) Accessory building space is to be utilized solely for the storage of residential personal property of the occupant of the principal dwelling, and no accessory building space is to be utilized for commercial purposes. The building plans detail a building footprint of 936 square fee� The combined square footage of existing attached and proosed detached structure is under the mcrximum 1, 500 square feet allowed per code. The plans detail a gable roof design. As noted above, the peak of the roof 2 Planning Commission Agenda — 08/06/2019 would be approximately I S feet in overall height, with a side wall height of 9 fee� As such, no second story would be possible, or factor into the square footage calculation. The applicant has indicated that the garage would be used for storage of lawn care and gardening equipment, a small boat, snowblower, and small utility trailer. Accessory buildings are restricted to uses that are accessory to the residential use of property — no business activity is to occur in such structures. That requirement should be included as a condition of approva� (b) The parcel on which the accessory building is to be located is of sufficient size such that the building will not crowd the open space on the lot. An aerial image estimation of the rear yard is over 31, 000 square feet. The structure will be located behind the rear building line of the principal structure. The proposed project would utilize less than 10 percent of the rear yard, leaving the balance as open space. The proposed detached structure is proposed to be located along the easterly interior side yard property line. The included survey suggests that the proposed location will be more than I50 feet from the rear yard property line, and approximately 80 feet from the principal structur� Per the Monticello Zoning Ordinance, the setbacks for accessory structure on the interior and rear side are 6 feet setback and 6 feet between structures. The survey does not list the proposed setback, but the scale indicates that the side setback would be approximately 20 feet from the east property line. In addition, the property is located on Otter Creek, for which Shoreland and Mississippi Wild Scenic and Recreational River District standards require a 50' accessory structure setback from the Ordinary High Water mark. The structure must also be located outside the floodplain. There is sufficient area within the rear yard to locate the proposed structure to meet the required setbacks. The applicant will be required to verify setbacks by locating and staking property corners and supplying a new certificate of survey for the proposed structure. (c) The accessory building will not be so large as to have an adverse effect on the architectural character or reasonable residential use of the surrounding property. Planning Commission Agenda — 08/06/2019 The applicant has proposed a structure that is less than 10 percent of the rear yarc� The proposed plan, although it requires the Conditional tlse Permit review, appears to meet the requirement of the ordinance, given the large property on which it is to be locatec� (d) The accessory buildings shall be constructed to be similar to the principal building in architectural style and building materials. The applicant has proposed to use horizontal siding and shingles that are expected to be similar to the house in appearance and color. The applicant has changed the roofline to a gable style roofline from the original submission. Accessory buildings may be constructed with a mcrximum height of I S' at the middle of the gable enc� in compliance with requirements for the Shoreland Distric� The proposed building is consistent with these requirements. In addition, the applicant proposes to construct the detached structure approximately 20' from the easterly property line. The structure will therefore be visible from River Stree� As such, staff has recommended, and the applicant has provided, the addition of brick to the front fa�ade meeting both current ordinance standards and compatibility with the principal structure. The building plans detail brick on the southern exposure. Staff would recommend revision to clarify that the brick is to be added to the northern exposure. The applicant also has noted the current accessory detached building of approximately 240 square feet will be removec� (ii) Private Garages 1. Private garages shall be used by the family or families residing upon the premises, except as follows: (a) One-half of the private garage spaces on the premises can be rented to non- residents of the property for private passenger vehicles and/or non- commercial vehicles, trailers, or equipment if sufficient off-street parking in full compliance with this ordinance is provided elsewhere on the property. (b) All of the private garage spaces on the premises can be rented to non-residents of the property for private passenger vehicles and/or non-commercial vehicles, trailers, or equipment if the available garage space does not exceed two spaces. 2. No business, service, or industry shall be carried on within a private garage; 3. Private garages shall not be used for the storage of more than one (1) commercial vehicle owned or operated by a resident per dwelling unit. The applicant has indicated in their narrative that the space would only be used for personal storage. � Planning Commission Agenda — 08/06/2019 B. ALTERNATIVE ACTIONS Decision 1. Conditional Use Permit for Accessory Use Structure — Major in an R-1 District Motion to adopt Resolution No. PC-2019-023 recommending approval of the Conditional Use Permit for the detached Accessory Use Structure - Maj or, subj ect to the conditions in Exhibit Z, and based on findings in said resolution. 2. Motion to deny adoption of Resolution No. PC-2019-023 recommending approval of the Conditional Use Permit, based on findings to be stated at the public hearing. 3. Motion to table action on Resolution No. PC-2019-023 subject to submission of additional information. C. STAFF RECOMMENDATION Staff recommends approval of the CUP, based on findings that the building meets the intent and the specific standards of the Zoning Ordinance. As noted, the applicant is well below the threshold for structures being less than 10 percent of the rear yard, under the maximum square footage allowed by code, and the proposed building plans have been modified from the applicant's original proposal to clarify design, usage, and height, all consistent with ordinance requirements. D. SUPPORTING DATA A. Resolution PC-2019-023 B. Aerial Image, Subject Site C. Applicant Narrative D. Proposed Building Elevations E. Certificate of Survey F. Setback Illustration G. Site Images H. Aerial Image with Rear Yard Dimensions I. Excerpt, Monticello Zoning Ordinance 5 Planning Commission Agenda — 08/06/2019 EXHIBIT Z Jerome Buboltz Conditional Use Permit for Accessory Use Structure — Major 1312 West River Street 1. The existing detached accessory building must be removed. 2. Accessory building space is to be utilized solely for the storage of residential personal property of the occupant of the principal dwelling, and no accessory building space is to be utilized for commercial purposes. 3. The accessory building shall be constructed to be similar to the principal building in architectural style and building materials including color, and including the addition of brick to the front fa�ade of accessory structure similar to the of the home. 4. Access to the structure will remain on the property, with no rear yard driveway. 5. A revised certificate of survey and staking of property lines and setbacks will be required at building permit to verify structure size consistent with the provided building plans, setback requirements, including compliance with floodplain, Shoreland, and Mississippi Wild Scenic and Recreational River District setback requirements. 6. No overstory trees should be removed without City administrative approval. 7. Compliance with the comments of other staff and Planning Commission. � CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-023 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A DETACHED RESIDENTIAL ACCESSORY USE STRUCTURE — MAJOR IN AN R-1 (SINGLE-FAMILY RESIDENCE) DISTRICT ADDRESS: 1312 WEST RIVER STREET LEGAL DESCRIPTION: LOT 5, BLOCK 1 DOERR ESTATES WHEREAS, the applicant has submitted a request to construct a detached accessory use — maj or structure in the rear portion of the subj ect property for storage of boat, vehicles, and lawn equipment; and WHEREAS, the site is zoned Single-Family Residence (R-1) and Shoreland and Mississippi Wild Scenic and Recreational River District, which allows such use by Conditional Use Permit; and WHEREAS, the proposed use and development are consistent with the Comprehensive Land Use Plan designation of "Places to Live" for the area; and WHEREAS, the applicants have provided materials documenting the proposed structure and location of the structure on the subj ect property; and WHEREAS, the Planning Commission held a public hearing on August 6th, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed use is consistent with the intent and purpose of the R-1, Single Family Residence Zoning District. 2. The parcel on which the accessory building is to be located is of sufficient size such that the building will not crowd the open space on the lot; and 3. The accessory building will not be so large as to have an adverse effect on the architectural character or reasonable residential use of the surrounding property. 4. The accessory use structure - major meets the intent and requirements of the applicable zoning regulations, pursuant to the conditions attached to the Conditional Use Permit. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-023 Monticello City Council approves the Conditional Use Permit for an Accessory Use Structure - Maj or, subj ect to the conditions listed in Exhibit Z as follows: 1. The existing detached accessory building must be removed. 2. Accessory building space is to be utilized solely for the storage of residential personal property of the occupant of the principal dwelling, and no accessory building space is to be utilized for commercial purposes. 3. The accessory building shall be constructed to be similar to the principal building in architectural style and building materials including color, and including the addition of brick to the front fa�ade of accessory structure similar to the of the home. 4. Access to the structure will remain on the property, with no rear yard driveway. 5. A revised certificate of survey and staking of property lines and setbacks will be required at building permit to verify structure size consistent with the provided building plans, setback requirements, including compliance with floodplain, Shoreland, and Mississippi Wild Scenic and Recreational River District setback requirements. 6. No overstory trees should be removed without City administrative approval. 7. Compliance with the comments of other staff and Planning Commission. ADOPTED this 6th day of August, 2019 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : ATTEST: John Alstad, Acting Chair Angela Schumann, Community Development Director 2 0 N � C O � 0 � � � � � L U � ' ; = �`� v � � , y r . 'r. � . r �i �'� � r . � � � k ��' . s .� J�C, }. r � � ..� ` � ...� � ' � � � �, �� "�;� � �-- �` �f ' , ' 7 "'�' _ ` � 'h •� J '!� �y.. � � .#.`�� ` � � � .' a o- ;��,� . 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A.L. Woolhouse, Inc., Elk Ri�er, Minnesota Lieer►se nu�ber; 6C751732. This is a very well kep# neighborhood and we wc�uld like to do aur part to keep it that way with having e�erything st4red inside. Yo�rr cansideration with this qrcrjett is mueh appreciated. Sincerely, , � �'�- . �'�� 9erry anci Sheila Buboltt �� - .�.�. 0 r' � ' A n �i) io M d m U Z `� J � Z m O s L- N � 0 > � � n � J Z � a � � a � O � �� r 1 � � (0 L� L LL ao❑c� N � � U M C � �Z � � O � U � � � � � N m � ,� � � L •� � � N ' w 1.1� UJ � � � � i. N � M � � � O v d � 7 � � O Q � .aZ p0 c� oM N � � yJ�,'� � � a M M T W � 1� � 0 0 � 3 3 d e ,�O ,I C� U' �- C9 � � U z Z z Q � _ � � w � �Q yJ � Q N _ � � � Q [� u� o � � J 3 J = a x '� N 3 � --�N O H = � N M f� 3 �I JI �IO �I� O �� O I I � M � z � Q w m z zQ J � Vn a� � M �� = N �� S u"i� z0 z m a � � � � � � z � N u� _� w� O u� v 0 v J� �- �Z, o - N� I-w- � w G Q 2� O � � � � � U � J O ? Q O 4 m � a � = w � � Z 0. 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City Boundary arv oF ��Monticello ».�,��y�+-�,_ �� . . 1�� _,;,�,,,--. _ L �'• ' � i \ - �'F"-" l i inch = 94 feet N A City of Monticello � Wright County Map Powered by DataLink from WSB &Associates Cf-l�il�i`E� S: i�5� Si��f��t�L35 Section 5.3 Accessory Use Standards �;,.sbsection (B) General Standards and Limitations for Accessory Uses and Structures (b) Be customarily accessory and clearly incidental and subordinate to the principal use and structure; (c) Be subordinate in area, e�ent, and purpose to the principal use or structure; (d) Be owned or operated by the same person as the principal use or structure; (e) Be located on the same lot as the principal use or structure, subj ect to the Public Improvement Project Exception as regulated by Section 62 (D)(1); (f) Not be constructed or established prior to the time the principal use or structure is constructed or established, subject to the Public Improvement Project Exception as regulated by Section 62 (D)(1); (g) Together with the principal use or structure, not violate any standards of this Ordinance; (h) Not be located within platted or recorded easements or over underground public utilities; (i) An accessory building sha11 be considered an integral part ofthe principal building if it is connected to the principal building either directly or by an enclosed passageway. Such accessory buildings shall adhere to requirements for the principal building. (j) If a principal building is proposed to be removed with no immediate replacement, all accessory structures shall also be removed. (k) Not constitute a combination use, which is the combination of two principal uses (combination uses will not meet the above standards in terms of being subordinate or providing service to the principal use). (3) Location of Accessory Uses or Structures Except for fences and walls, the following standards shall apply to all accessory structures: (a) All accessory structures, except as may be specifically denoted, shall be located at least six (6) feet from all lot lines, and at least the minimum distance from public rights-of-way as denoted in the individual zoning district regulations. All such structures must meet applicable building codes related to fire separation distance. �i�y �t �vior��eeiio �aning t�r�trr��r�4 �:;� r3�g� s,r�s � ��P�`�� S: 115� S°T.��i3�i�I7S Section 5.3 Accessory Use Standards Subsection (C) Table o f Permitted Accessory Uses (i) A side yard setback of twenty (20) feet shall be maintained from property lines abutting public streets. (b) Detached accessory buildings shall be six (6) feet or more from any other building or structure on the same lot. (c) Detached accessory structures shall not be located beyond the front building line established by the principal structure, with the exception of commercial canopies and signs, which must adhere to regulations of this ordinance. (4) Maximum Height (a) Detached accessory buildings shall not exceed fifteen (15) feet in height except in the I-1 and I-2 districts. (b) No accessory structure shall exceed the height of the principal structure unless specifically allowed by this ordinance. (5) Maximum Number of Accessory Structures In all residential zoning districts, the following limitations on accessory structures shall apply: (a) No more than one (1) private, detached major accessory building may be erected for each dwelling; (b) No more than one (1) private, detached minor accessory building may be erected for each dwelling; (c) Additional major or minor accessory buildings may be erected if approved via a conditional use permit pursuant to Section 2.4(D). (6) Temporary Family Health Care Dwellings Opt Out The City of Monticello opts-out of the requirements of Minnesota Statute §462.3593, which defines and regulates Temporary Family Health Care Dwellings. (C) Table of Permitted Accessorv Uses (1) Listed Accessory Uses Table 5-4, lists the allowed types of accessory uses and structures within each zoning district. If a specific accessory use is allowed in a district, the column underneath the district is marked with a"P." If a specific accessory use is Section 2.4LD): Conditional Use Permits r'�� : �;�f�� Yie;n�icet"s"� �onir�g �rcr'ir�crr�te CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table o f Permitted Accessory Uses (3) Table of Permitted Accessory Uses and Structures • • • � .- . � -. �.. . . . . -. -. • . -. minorsory Building — P P P P P p p p p p P P P P P P 5.3 D I ( 1( 1 majorsory Building — P P P P p p p C p P P P P P P P 5.3(D1(21 Adult Use — accessory C 5.3(Dl(31 Agricultural Buildings p 5,3(D1(41 Automated Teller Machines (ATMs) P P P P P P P P 5.3(Dl(51 Automobile Repair — Major C 5.3(Dl(61 Automobile Repair — Minor C C 5.3(Dl(7l Boarder(s) p p p 5.3(Dl(81 Bulk Fuel Sales/Storage p p p C C C 5.3(D1(91 Cocktail Room (Retail Sales Accessory to Micro- C C C C C C Distillery) 5.3(�( I 0� Co-located Wireless Telecommunications C C C C C C C C C C C C C C C C Antennae 4.13(El Columbarium (Accessory P P P P P P P use to Cemeteries) 5.3(�( I I� Commercial Canopies P P P P P P P P 5.3(�(�2� Commercial Transmission/ Reception Antennae/ C C C C C C Structures 4. I�D�. Donation Drop-off Containers P P 5.3(�(13� Drive-Through Services P P P C P P P 5.3(D�(14� EntertainmentlRecreation C C C C 5.3(�(15� — Outdoor Commercial Fences or Walls p p p p p p p p p p p p p p p p 4.3 Greenhouse/Conservatory P P P P P P P P P P P p p p p p 5.3(D�(16� (non-commercial) Heliports C C C C C 5.3(D�(17� Home Occupations p p p p p p p p p P 5.3(D�(18� Indoor Food / p p p p p p p p 5.3(�(19� Convenience Sales IY"ei�� ade,� t' :,,;y� f�j ii�itiT3U�:EiiiS C�iitit� �Jit`JitFt7tF%f' eF7APTER S: USE STA�lDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Speci fic Standards for Certain Accessory Us�,�, (D) Additional Specific Standards for Certain Accessorv Uses (1) Accessory Building — Minor (a) Minor accessory buildings do not require a building permit, but shall comply with all applicable zoning regulations. (b) In the M-H district, one minor accessory building for storage of equipment and refuse is permitted for each manufactured home provided the accessory building can meet all required setbacks, and is designed of weather resistant material that will enhance the general appearance of the lot. (2) Accessory Building — Major (a) In all residential districts except M-H, the following shall apply: (i) Size 1. Except by Conditional Use Permit issued pursuant to Section 5.3(D)(3)(a)(i)(2) below, no detached accessory building shall exceed i�� ;�Ft� �t iYie;nticeif� �onrr�g �raincrnte Cl��'i`�� : i15� Si��fi��t�C35 Section 5.3 Accessory Use Standards S�absection (D) Additional Speci fic Standards for Certain Accessory Uses ten percent (10%) of the rear yard of the parcel on which it is located, nor shall any combination of attached garage and detached accessory building exceed the following maximum area, whichever is less: a. 1,200 square feet; or b. The gross square footage of the principal building footprint. 2. The size limitations for accessory building area listed in Section 5.3(D)(3)(a)(i)(1) above may be increased, up to a ma�mum square footage of 1,500 square feet, by the issuance of a Conditional Use permit when the following conditions are found to exist: a. Accessory building space is to be utilized solely for the storage of residential personal property of the occupant of the principal dwelling, and no accessory building space is to be utilized for commercial purposes. b. The parcel on which the accessory building is to be located is of sufficient size such that the building will not crowd the open space on the lot. c. The accessory building will not be so large as to have an adverse effect on the architectural character or reasonable residential use of the surrounding property. d. The accessory buildings shall be constructed to be similar to the principal building in architectural style and building materials. (ii) Private Garages 1. Private garages shall be used by the family or families residing upon the premises, except as follows: a. One-half of the private garage spaces on the premises can be rented to non-residents of the property for private passenger vehicles and/or non-commercial vehicles, trailers, or equipment if sufficient off-street parking in full compliance with this ordinance is provided elsewhere on the property. b. All of the private garage spaces on the premises can be rented to non-residents of the property for private passenger vehicles and/or non-commercial vehicles, trailers, or equipment if the available garage space does not exceed two spaces. 2. No business, service, or industry shall be carried on within a private garage; 3. Private garages shall not be used for the storage of more than one (1) commercial vehicle owned or operated by a resident per dwelling unit. (b) In the M-H district, the following shall apply: �i�y o� �Von�eeiio �aning �r�trr��r�4.� 6s�ge �f�s'i` Planning Commission Agenda — 08/06/2019 2B. Public Hearing — Consideration of a repuest for Conditional Use Permit for Parking Stall Desi�n & Preliminarv and Final Plat for Savitski Commercial Applicant: DJ's Properties, LLC (NAC) Property: Planning Case Number: Legal: Lot 1, Block 1 Savitski Commercial (proposed) Address: 414 Pine Street 2019-003 A. REFERENCE & BACKGROUND Request(s): Deadline for Decision: Land Use Designation: Zoning Designation: Overlays/Environmental Regulations Applicable: Current Site Use: Surrounding Land Uses: North: East: South: West: Site Conditions: Preliminary Plat and Site Plan Review Note: Preliminary plans for parking configuration would have required a conditional use permit for parking stall design. However, the applicant revised their plans for the rear (easterly) parking area to eliminate the need for the CUP. September 6, 2019 Downtown CCD, Pine Street District The purpose of the "CCD", Central Community District, is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, obj ectives, and specific directives of the Comprehensive Plan, and in particular, the 2017 Downtown Monticello "Small Area Plan" Comprehensive Plan Amendment and its design and performance standards. NA Retail Sales and Accessory Storage/Service Commercial Multiple Family Residential Commercial Commercial Planning Commission Agenda — 08/06/2019 There are a series of non-conforming conditions on the property which the proposed proj ect would reduce or eliminate. These conditions include the following: • Paved parking extending on to the railroad easement (Sth Street ROW) to south. • Unpaved gravel surface area south of proposed expansion area. • Paved parking extending into the required setback along Cedar Street • Outdoor storage area between the two existing buildings. The proposed proj ect will add pavement to the gravel surface area, along with curb and gutter as required by code. The proj ect will maintain existing curb defining the paved parking lot along Cedar Street. The expansion will consume and eliminate the outdoor storage on the property. These improvements reduce the level of non- conformity on the site, and represent positive improvements to the property, bringing it closer to the intent of the CCD zoning district and downtown plan objectives. Project Description: The proposed project consists of the re-platting of the current 5 separate original plat parcels (or portions thereo� into a single zoning parcel that extends from Highway 25 through the block to Cedar Street. The parcel will constitute a total of 1.22 acres following the plat, in addition to a small right of way dedication of what is currently Highway 25 easement area. Concurrent with the plat, the applicant proposes to expand the building square footage on the site to accommodate a consolidation of his various business locations to Monticello. The current property includes two separate buildings which would be connected with the proposed addition. Square footage would expand from approximately 12,200 square feet by nearly 6,100 square feet, for a total building area of 18,291 square feet. The use is in the CCD as part of the Pine Street subdistrict. The use, dependent upon meeting the square footage thresholds for warehouse and fabrication, would be a permitted use in the district as retail sales is the principal use as cited below. Ordinance Requirements: (c) In the CCD, the following conditions shall apply to retail sales accessory services: (i)Accessory service shall occupy no more than 40 percent of the main fZoor of any building. (ii)Service may include activities that support the retail sales of goods on the premises, including repair, fabrication, rental, assembly, shipping, or similar activities. (iii)Service activities may occur as an entity 2 Planning Commission Agenda — 08/06/2019 separate from retail sales, but shall meet the requirements of this section. Accessory Use Standards: (20) Indoor Storage. (a)The area used for storage shall not exceed 35% ofgr�oss fZoor area square footage of the principal use. (b)Storage shall be related to the products being sold or offered by the principal use. (c)If located within the CCD, storage accessory uses may be located on an adjacent or adjoiningparcel within the CCD, subject to above regulations. Land tls� The zoning ordinance, through the CCD district, identifies the allowable principal and accessory uses in the area. Retail sales is a permitted use, as is inside storage, and accessory service area as noted above. There are limits to service area (no more than 40% of the building area), and storage (no more than 35% of the building area). The nature of the applicant's use is that much of the storage area often doubles as floor display or related accessible retail service area. The applicant is preparing updated floor plans to show how the proposed building compares to these threshold sizes. Parking. The zoning ordinance requires a total of 36 spaces for the allocation of uses on this property. The site plan shows a total of 42 spaces. For retail space in the CCD, one space is required per 350 square feet, rather than the 1/200 ratio found in other commercial areas. Also excluded are common, non- productive spaces such as building mechanicals and restrooms. The site, as planned, meets the code requirements. Some modifications to the parking and circulation are proposed. First, the applicant is adding a paved parking area, with required curb and gutter, in the middle portion of the site, an area which is currently unpaved. The rear (east) portion of the site would remain as it is, but be restriped with parking along the interior fence/shrub line. The existing curb on this side lies within the required setback, but as an existing condition, is allowed to remain as a legal non-conforming setback. The front parking area includes a line of angled parking along the south side of the lot which encroaches onto the City's Sth Street right of way, an unimproved public area that includes leased railroad right of way. The applicant should remove the portion of the pavement to eliminate the encroachment and restripe the parking area. The restriping should be 90 degrees, to accommodate vehicles backing out and returning to exist on Pine Street. Staff would encourage the applicant to consider adding curb in the area as well, and cutting the paved area to meet the 6 foot setback. However, these recommendations are advisory since the existing improvements are already in place and the principal use is presumed to be permitted. Planning Commission Agenda — 08/06/2019 Landscaping. If the applicant were developing a vacant site, the ordinance would require 10 inches of overstory tree planting per acre, resulting in 12 inches of trees for the site. However, the site is an existing development, and additional building space does not impact the acreage. Nonetheless, staff would encourage the applicant to consider adding up to six 2" trees to the site, bringing it into conformance with this standard. Again, this note is advisory only, and is not included as a required condition of site plan approval. The ordinance also requires 2 shrubs per 10 feet of building perimeter. Because a portion of the building will add to the perimeter of the building by 2271inear feet, the applicant is required to increase existing shrub planting by a total of 14 shrubs to meet the overall minimum planting of 45 shrubs on the property. The plan illustrates an existing 31 arborvitae Upright Yew shrubs along the boundary of the east parking lot, reaching the required total of 45 required by the code. Lighting. The applicant is updating the plan submission to show existing lighting on the site, along with some limited additional wall-mounted lighting on the south side of the new structure. Because the site new lighting does not impact residential property, new lighting is not likely to raise issues for code requirements, pending review of the updated plans. Signage. The applicant is proposing to retain existing signage on the site, and is preparing an updated drawing illustrating the existing condition. The applicant has indicated potential interest in adding signage to the north side of the existing building, which would be subject to the requirements of the City's sign ordinance regulations. No action is necessary on this item. Building Design. The buildings on the site include: (1) the Pine Street building constructed of concrete block, with the front- and side-facing portions along Pine Street (Hwy 25) faced with horizontal siding and cultured stone wainscot; (2) an attached metal building storage/display area to the rear of the first building, with metal finish; and (3) a detached metal building utilized primarily for storage to the rear (east) portion of the parcel. The applicant proposes to expand by spanning the space between the front and rear buildings with additional metal building construction, however, the exterior panels are proposed to be coated with a"stucco" style finish, and colored to complement the existing front building face. All exposed areas are proposed to utilize this finish. The applicant would add this finish to those areas along the south side of the existing building to match the finish on the primary frontage. Access and Circulation. Access is provided to the site from Pine Street on the west and from Cedar Street on the east. Currently, a fence closes access between the two frontages. With the changes made to the front (west) parking area noted above, the access points should serve the property adequately. � Planning Commission Agenda — 08/06/2019 Grading, Drainage and tltilities. The City Engineer is reviewing utilities as well as grading and drainage aspects of the site plan. Construction and building permits will be subject to those requirements. Accessory Use Requirements Trash Handling. The applicant indicates that trash handling will occur within the building. No exterior trash enclosure is necessary. Accessory Uses. The site plan does not show outdoor display areas. However, the City's zoning ordinance accommodate accessory outdoor display as a permitted use, according to the following regulations: (26) Outdoor Sidewalk Sales and Display. Outdoor sidewalk sales and display areas associated with legally permitted retail uses shall: (a) Not encroach into areas necessary for the safe ingr�ess and egr�ess into the retail structure; (b) Maintain a minimum pedestrian walkway of at least five feet in width along the front of the display; (c) Take place only on an improved dustless surface; (d) May not take up required parking; (e) The area of the site devoted to sidewalk sales and display under this section shall not exceed five (S) percent of the gr�oss fZoor area of the principal use. Sidewalk sales and display which exceed five (S) percent of the gr�oss fZoor area of the principal use may be allowed by conditional use permit. The applicant will update the site plan to show outdoor sidewalk display areas consistent with this requirement. Plat Standards Preliminary/Final Pla� The applicant's plat combines all existing parcels into a single zoning parcel. The plat is subj ect to the requirements of the City's Subdivision Ordinance, including a requirement that the plat is drawn to include perimeter drainage and utility easements along all lot lines. The applicant is updating the plat to include additional required easements per the ordinance. It is noted that existing or proposed structures may encroach into the easements with an executed encroachment agreement. 5 Planning Commission Agenda — 08/06/2019 B. ALTERNATIVE ACTIONS L Motion to adopt Resolution No. PC 2019-024, recommending approval of the Preliminary Plat and site plan review for 414 South Pine Street, with the conditions identified in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC 2019-024, based on findings identified by the Planning Commission following the public hearing. 3. Motion to table action on the Resolution, subject to submission of additional information from the applicant or staff. C. STAFF RECOMMENDATION Staff recommends adoption of alternative 1, approval of the Preliminary Plat and site plan review, with Exhibit Z conditions as noted. The use is consistent with the allowances and requirements of the Pine Street area of the CCD and downtown plan, provided the conditions of Exhibit Z are met. D. SUPPORTING DATA A. Resolution PC-2019-024 B. Aerial Site Image C. Applicant Narrative D. Site & Civil Plans, including a. Proj ect Location Plan b. Site Plan/Preliminary Plat c. Grading & Drainage Plan d. Erosion Control Plan e. Existing Conditions & Removals Plan £ Details g. Landscape Plan h. Revised Site Plan i. Revised Landscaping Plan E. Final Plat F. Certificate of Survey G. Architectural Plans H. City Engineer's Letter L MnDOT Review Letter C� Planning Commission Agenda — 08/06/2019 EXHIBIT Z Preliminary Plat and Site Plan Review 414 Pine Street Lot 1, Block 1, Savitski Commercial (proposed) 1. Relocate south existing parking area to a point off of the Sth Street right of way, and restripe to 90 degree parking. Staff encourages the applicant to modify the parking to meet setback if possible and add curb — these latter suggestions are advisory only. 2. Eliminate outdoor storage with the note that the applicant proposed to retain firewood storage on the north side of the building within an existing fenced area. Firewood storage is allowed in all zoning districts up to a maximum of ten cords. 3. Eliminate storage sheds. 4. Maintain interior trash handling. 5. Specify areas of possible showroom/retail floor meet: a. Maximum storage area of 35% of building (some shared with retail is acceptable). b. Maximum fabrication area of 40% c. Applicant will prepare floor plan showing compliance. 6. Staff encourages the applicant to consider the addition of up to 6 trees to meet total tree planting requirements on site — this suggestion is advisory only. 7. Building materials to match/coordinate color of main building. 8. Lighting - Applicant will prepare a record of existing lighting, and any new lighting proposed, consistent with the requirements of the ordinance. 9. Signage — Applicant will prepare a record of existing signage on the property. Additional signage to be reviewed separately if desired. 7 Planning Commission Agenda — 08/06/2019 10. Outdoor sales and display to occur consistent with the allowances for sidewalk outdoor display only. The applicant should define any proposed display on an updated site plan. 11. Compliance with City Engineer letter dated July 24th, 2019. 12. Compliance with MnDOT's comment letter of July 20th, 2019 13. Execution of required plat development and encroachment agreements, as applicable. 14. Other staff comments. : CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-025 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR SAVITSKI COMMERCIAL WHEREAS, the applicant seeks to consolidate parcels to create a zoning parcel for development expansion; and WHEREAS, the applicant has submitted a request to plat said property into a single lot and dedicated right of way; and WHEREAS, the site is guided as "Downtown" in the City's Comprehensive Plan; and WHEREAS, the proposed Plat is consistent with the long-term use and development of the property for commercial uses; and WHEREAS, the proposed Plat is consistent with the requirements of the applicable CCD zoning districts, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on August 6th, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: The Plat provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by continuing the development plans for commercial use. 2. The proposed improvements on the site under the Preliminary Plat are consistent with the needs of the development in this location as a parcel in the downtown area. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatmen which have been planned to serve the property for the development as proposed. 4.. The Plat is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-025 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Preliminary Plat for Haven Ridge, subj ect to the conditions listed in Exhibit Z of the staff report as follows: Relocate south existing parking area so it is not located on the Sth Street right of way, and restripe to 90 degree parking. Staff encourages the applicant to modify the parking to meet setback if possible and add curb — these latter suggestions are advisory only. 2. Eliminate outdoor storage with the note that the applicant proposed to retain firewood storage on the north side of the building within an existing fenced area. Firewood storage is allowed in all zoning districts up to a maximum of ten cords. 3. Eliminate storage sheds. 4. Maintain interior trash handling. 5. Specify areas of possible showroom/retail floor meet: a. Maximum storage area of 35% of building (some shared with retail is acceptable). b. Maximum fabrication area of 40% c. Applicant will prepare floor plan showing compliance. 6. Staff encourages the applicant to consider the addition of up to 6 trees to meet total tree planting requirements on site — this suggestion is advisory only. 7. Building materials to match/coordinate color of main building. 8. Lighting - Applicant will prepare a record of existing lighting, and any new lighting proposed, consistent with the requirements of the ordinance. 9. Signage — Applicant will prepare a record of existing signage on the property. Additional signage to be reviewed separately if desired. 10. Outdoor sales and display to occur consistent with the allowances for sidewalk outdoor display only. The applicant should define any proposed display on an updated site plan. 11. Compliance with the applicable requirements of the City Engineer's review letter. 12. Other staff comments. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2019-025 ADOPTED this 6m day of August, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING CONINIISSION : ATTEST: John Alstad, Acting Chair Angela Schumann, Community Development Director o- . , - , ` 1 . *� T _ .� i u ;,�"� ` ';l�� I -a-�' , �.... � ' .. � ' __ . + y � �. � � �� { �5' � { � , I ~• ►►7 '� � O y � 1�s�]b �, ��' ,� • �, °, r �� i� =,� ry ��. �� r ,�i� ��`Rtl U '. r/] �,,E ,�p.� , � k�' ; !�_� :�" � �i't � C3 h �' � �� "` r'y.' '��,r i � � `G ^� ! � ' .r ' -o "� � ' � �� " . �, s ` 1,. ' d... � �: . , �.,�- � �r, � . y�i � % : ,a� '",#Y �, . 4,..-.G �p f � ,�� i A * � i� � . i L � i: , + .., _ � U �t - �` �, � , �;� ; +a`.� ' � '�y r J � �.y� ,d,� , � � . 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I FY - '�' � !F� � + � � f . . �� ;, . � � ��'`�� -� ,` r = , � . 07/08/2019 DJ's Properties, LLC Don and Anne Savitski 414 Highway No. 25 Monticello, MN 55362 763-497-2261 Project Narrative DJ's has been in business since 1971 when owner pon Savitski began installing and servicing Heating and Air Conditioning products. Since that time DJ'S has grown from a one-man operation to one of the largest Heating and Air Conditioning companies in the area, with stores currently located in Monticello and Albertville. In addition to heating and air conditioning systems, DJ's also sells, services, and installs; fireplaces, hot tubs, grills, water softener and conditioner systems, and many other home improvement products. DJ's is proposing building expansion and related site improvements at the Monticello store at 414 Highway 25. There are two (2) existing buildings on the site that will remain. The proposed building expansion will fill in the space between the two (2) existing buildings and expand the existing easterly building to the south. No building expansion is proposed adjacent to Hwy 25, the building expansion is primarily internal to the site. Building uses and operations will remain similar to existing in that showroom, sales, and office areas will remain in the existing westerly building, and indoor storage will remain in the easterly building. The proposed building expansion will include; a small office area, additional indoor storage areas, a fabrication area (typically sheet metal ductwork), and materials staging area for service/installation operations. A majority of the existing site improvements and a11 existing fencing will remain in place. The existing parking and pavement area on the west side of the site with access to Hwy 25 will remain in place. The existing parking and pavement area on the east side of the site with access to Cedar Street will remain in place. New site improvements are limited primarily to areas adjacent to the proposed building expansion and as needed to provide sufficient stormwater drainage control. Stormwater drainage and discharge direction from the site in the after condition will be same as existing condition. New bituminous pavement and concrete curb and gutter will be installed within the existing fenced area in proximity to the proposed building expansion. Parking stalls will be striped along the south edge of the new pavement area and will be used for service vehicle and trailer parking. All customer parking will remain in the existing west parking area. The existing east parking area will be used for employee parking, overflow parking, and special event parking. Parking lot striping will be installed as indicated on the site plan. The existing east parking lot does not allow for the city standard 20 ft stall length. Parking stall width of 9 ft can be accommodated. Parking stall striping is proposed that would provide for 18 ft stall length. It is requested the deviation of parking stall length be granted by Variance or by Conditional Use Permit. It is requested the city advise as to the appropriate approval process. The building expansion project is proposed to start as soon as approvals are granted. The goal is to get the proposed building expansion and site improvements completed late-summer and fa112019. It is understood the following City of Monticello approvals are necessary: 1) Site Plan 2) Preliminary Plat 3) Final Plat 4) Variance or Conditional Use Please contact us with any questions. We appreciate your consideration. 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G i � � °� �\w � ��/ `y � � � ? i �, � %_ = � �� /. �,� W o �� lx ` / � �'�e� $o� / C�'�: � � P� / ��' ' � �o= / R � "e � ^ i P�/ �/ p ^�/Y!!'� qy$� / � � � i�iir , � � '�� o / /; , Y � /% / i i ' i,�/%/' � ' � i / � / , /i � a � �� ' a/ � / + /�� IL,j'"� / / / /% am�m / / ��a�m / s — � _ — 31V4 � �9 43G'I/��?J ��om��iw s �aswm lht�l�m �3�OW L9£55 "NW �0��3�I1NlJW sz .�amr+�ir+ eie 531N'YdW'.» S,f'a � 0 U C� z w m � � z � � J 0 a Q W z z � � W � z w > a a z w X 0 � ws k� July 24, 2019 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Savitski Commercial Site Plan Review City Project No. 2019-003 WSB Project No. R-014469-000 Dear Mr. Leonard: We have reviewed the civil plans and final plat dated July 8, 2019 and offer the following comments: The final plat includes 10-feet of right of way for TH 25 that was previously deeded as high way right of way. The existing access from TH 25 is to remain unchanged. MnDOT is currently reviewing the plat and plat approval is subject to their comments. 2. The plat shall include 12-feet of drainage and utility easement along the southerly property line adjacent to the right of way occupied by the railroad, per City plat standards. Inclusion of a drainage and utility easement along the westerly property line adjacent to the TH 25 right of way is not feasible due to the existing building location. 3. The applicant shall verify the proposed plat does not impact the existing TDS Telecom easement located along the northerly property line of the plat. 4. The applicant shall enter into an encroachment agreement with the City for the parking and concrete areas encroaching into the drainage and utility easement. 5. It is recommended that the existing bituminous pavement that is located in the right of way that is occupied by the railroad, be removed and the adjacent parking lot striping be reconfigured. 6. The existing drainage patterns of the site are maintained with the proposed improvements. The applicant shall verify and show on the drawings where the existing storm sewer outlets to from the existing catch basin located at the southeast corner of the site. 7. Permanent stormwater treatment measures are not needed as the site improvements do not add 1 or more acres of new impervious surface. An NPDES/SDS Construction Storm Water General Permit (CSWGP) is not needed as the proposed improvements do not disturb more than 1 acre. 8. The City's Wellhead Protection Plan identifies this site within the "moderate vulnerability" DWSMA and is outside of the Emergency Response Area (ERA). The proposed property K:\014469-000\Admin\Docs\Ltr-m-leonard Savitski Comm-072419 REV.docx Savitski Commercial Site July 24, 2019 Page 2 uses does not appear to pose a risk of potential contaminants entering the groundwater, such as petroleum products usage, therefore no further action is needed. Please have the applicant provide a written response addressing the comments above. Please give me a call at 612-360-1304 if you have any questions or comments regarding this letter. Sincerely, WSB t / � ,�, �ss� Shibani K. Bisson, PE Senior Project Manager �, DEPARTMENT OF � � TRANSPORTATION July 30, 2019 Mr. Matt Leonard City of Monticello Engineer/Public Works Director 505 Walnut Street Monticello, MN 55362 RE: C.S. 8605; R.P. 68.382 (MN 25) Savitsl<i Commercial Wright County, Minnesota Dear Mr. Leonard: District 3 7694 Industrial Park Road Baxter, MN 56425 The Minnesota Department ofTransportation (MnDOT) has reviewed the above-referenced plat in compliance with the provisions of Minnesota Statutes 505.03, Plats and Surveys. MnDOT would like to offer the following comments/recommendations: It does not appear this development will cause a change-in-use or major change in traffic pattern and the State Highway 25 access will remain as an Access Type 2(low volume driveway) that generates less than 100 trips per day. State Highway 25 in this section of Monticello is classified as a Principal Arterial in an Urban/Urbanizing area and traffic counts recorded in 2018 indicate an Average Annual Daily Traffic (AADT) of 29,000. In these sections with high AADT, we strongly encourage the use of supporting local road networks to serve as an alternative to direct driveway access to the trunl< highway system. Effective access management includes numerous benefits involving safety and mobility for motorists and people using the sidewall<. We will consider access management techniques as properties redevelop and in the development of future State Highway 25 projects in this area. Additional plat review comments: There does not appear to be discrepancies or encroachments affecting the state right of way requiring action at this time. There shall be no net increase in storm water runoff to the State Highway 25 right of way from said property. Computations of all storm water directed toward the right of way shall be provided to MnDOT. Contact Mark Renn, District 3 Permits Supervisor, at 320-223-6522 for additional information. 3. Since the property abuts MnDOT right of way, a permit is required to perform any worl< in the right of way. Contact the above-mentioned District 3 Permits Supervisor for additional information. An equal opportunity employer If you have any further questions or comments, please call me at 218/828-5780. Sincerely, �.. .�`-S^ Jon Mason Senior Planner u"i11� ecc: MnDOT District 3 Entrance Group Angela Schumann, Monticello Community Development Director Planning Commission Agenda: 08/06/19 2C. Public Hearin� - Consideration of an amendment to Monticello Zonin� Ordinance Chapter 3, Section 7 Overlav Zoning Districts, Subsection (E) Wild and Scenic Recreational River District for hei�ht allowances. (AS) A. REFERENCE AND BACKGROUND: During the June 24th, 2019 City Council meeting and the July 15th, 2019 Planning Commission meeting it was explained that the current height limit within the city's Mississippi Wild and Scenic Recreational Overlay District (MWSRR) ordinance is 25' for principal structures. When the MWSRR ordinance was adopted in 1978, the structure height was set at 35', in accordance with MN Rules for the Wild and Scenic District. The City recodified its zoning ordinance in 2009-2010. At that time, the Mississippi Wild and Scenic Recreational River District and Shoreland Ordinance as previously adopted by the City was incorporated by reference and left unamended. The previous version of the ordinance adopted by reference included both the MWSRR and Shoreland District regulations in one ordinance. However, the MWSRR and Shoreland Districts are two separate sets of statutes and rules. In 2011, the City began work with the DNR to update the Mississippi Wild and Scenic Recreational River District and Shoreland ordinances to incorporate the two overlay districts within the code and separate the regulations. Both the Shoreland and MWSRR require review and certification by the DNR. The current MN Rules for MWSRR sets a height allowance at 35' for structures, while MN Rules for Shoreland height is currently 25' for residential structures. However, in the 2011-2012 city recodification process for these two ordinances, the principal structure height for both the MW SRR and Shoreland was set at 25', such that the height allowance would be consistent between the two districts. In summary, this 25' standard as noted in the city ordinance is consistent with MN Rules for the Shoreland District, but 10' lower than the height that would be allowable under the MWSRR. The consistent 25' standard does not address the variation in distance and associated uneven impact on parcels within the MWSRR designation versus the Shoreland District. An ordinance amendment setting height standard based on proximity to the shore would address this condition. It is important to note that the Shoreland Overlay District in Monticello includes all land within 1,000 feet of the Ordinary High Water (OHW) of a lake and 300 feet from a river or stream, or the landward extent of its designated floodplain, whichever is greater. The MWSRR applies to a specific geographic area as determined by maps adopted into Minnesota Rules and is, in the majority, inclusive of the Shoreland Overlay along the Mississippi River. It appears that in areas outside of the core city as of 1978, the MSWRR boundary was set by section or quarter section line. As such, portions of the MWSRR extend as much as 2000' from the Shoreland Overlay boundary, and in some locations, as little as 200 feet. By considering the amendment, there is an argument that the ordinance would mitigate some of the inherent inequities that result from the MWSRR boundary. Planning Commission Agenda: 08/06/19 Based on this understanding the Council has asked that staff begin to work with the DNR on an ordinance amendment and that the Planning Commission hold a hearing on an amendment. The amendment would require compliance with the 25' height requirement within the Shoreland Overlay District, consistent with MN Rules for the Shoreland District, while for areas outside of the Shoreland, but within the MWSRR, allow for heights up to 35'. At the time of this report, the City had not received preliminary comment from the DNR on the proposed amendment. The amendment information has been provided to the DNR staf£ Comment and certification of the DNR is required for this ordinance amendment. City staff will therefore continue working with the DNR on the language. As such, at this time, staff is introducing the item for context only and recommends continuing the hearing and tabling on any action until more information is provided by the DNR. B. ALTERNATIVE ACTIONS: Motion to continue the public hearing and to table action on the ordinance amendment for height requirements in the Mississippi Wild and Scenic Recreational River Overlay District for consideration as noted, and to call for a public hearing by the Planning Commission on the amendment. C. STAFF RECOMMENDATION: City staff recommends tabling of the item and continuation of the hearing at this time. D. SUPPORTING DATA: A. Proposed Amendment B. Area Map - Proposed Amendment C. Monticello Zoning Ordinance, MW SRR Height and Shoreland Height D. Shoreland Height, MN Rules E. Wild and Scenic Recreational Height, MN Rules CHAPiER 3: Z�NiIVC; DISTR(CTS Section 3J Overlay Zoning Districts Subsection (E) Wild and Scenic Recreational River District (e) Impervious surface requirements (i) Impervious surfaces on lots within the WSRR overlay district shall adhere to the following standards: L Impervious surface coverage of lots must not exceed 25 percent of the lot area. 2. When constructed facilities are used for storm water management, they must be designed and installed consistent with the field office technical guide of the local soil and water conservation districts. 3. New constructed storm water outfalls to public waters must provide for filtering or settling of suspended solids and skimming of surface debris before discharge. (ii) The provisions of subdivision (i) above may be varied without a variance if all of the following criteria and standards are met: 1. All structures and impervious surfaces are located on slopes less than 12 percent. The physical alteration of slopes shall not be permitted for the purpose of overcoming this limitation. 2. The site development is designed, implemented, and maintained using the most applicable combination of comprehensive practices that prevent flooding, pollutant, erosion and sedimentation problems consistent with Protecting Water Quality in Urban Areas: Best Management Practices for Minnesota, Minnesota Pollution Control Agency, October 1989, or as amended, which is incorporated by reference, available at the state law library and not subject to frequent change. 3. A site development, maintenance, and inspection plan incorporating the comprehensive practices of this section is submitted and approved by the city prior to the issuance of an impervious surfacing permit and the plan is implemented. 4. The city may impose additional conditions determined necessary to protect the public health, safety, and welfare. (9) Building Height The following minimum requirements shall be observed in the WSRR overlay district: (a) The ma�mum height of principal structures shall not exceed 3�5 feet ��.e� �� i�i�t �Fie r�taxirrium hei i�._�princi�ral siructures shail r�oi exceed 2� �ee� �-ihen such structure is subject to the requirements of the Shoreland Overl��_ District, in which case the requirements of the Shoreland District shall a�lz . City of Monticello Zoning Ordinan�� Page I 79 - ------- � i �`i I •I�,�'�;,� � N � � ` ,� a �:zt � ;1^� ¢_ I � ; %"� � � x �+�' - � ��. � �? � v �`�! I -- "` � � � � � a = I �' � oi o� � P� "' `� ' �� ,r -- I'' . ' ' � � . 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' .,� • �,a � � � y . � �1'�, _;�_ , '' �,' � � � � CHAP1"ER 3: ZONtNG D1S7'RICTS Sedion 3.7 Gverlay Zoning Disirict� Subsectiori (E) Wild and Scenic Recreatiorial River Uistrict (e) Impervious surface requirements (i) Impervious surfaces on lots within the WSRR overlay district shall adhere to the following standards: 1. Impervious surface coverage of lots must not exceed 25 percent of the lot area. 2. When constructed facilities are used for storm water management, they must be designed and installed consistent with the field office technical guide of the local soil and water conservation districts. 3. New constructed storm water outfalls to public waters must provide for filtering or settling of suspended solids and skimming of surface debris before discharge. (ii) The provisions of subdivision (i) above may be varied without a variance if all of the following criteria and standards are met: 1. All structures and impervious surfaces are located on slopes less than 12 percent. The physical alteration of slopes shall not be pern�itted for the purpose of overcoming this limitation. 2. The site development is designed, implemented, and nlaintained using the most applicable combination of comprehensive practices that prevent flooding, pollutant, erosion and sedimentation problems consistent with Protecting Water Quality in Urban Areas: Best Management Practices for Minnesota, Minnesota Pollution Control Agency, October 1989, or as amended, which is i�lcarporated by reference, available at the state law library and not subject to frequent change. 3. A site development, maintenance, and inspection plan incorporating the comprehensive practices of this section is submitted and approved by the city prior to the issuance of an impervious surfacing pernlit and the plan is implemented. 4. The city may impose additiona] conditions determined necessary to protect the public health, safety, and welfare. (9) Building Height The following minimum requirements shall be observed in the WSRR overlay district: (a) The inaximum height of principa] structures shall not exceed 25 feet. (b) The maxinlum height of accessory structures shall »ot exceed 25 feet. City of /�ontrcello 7_onir�g Grdincnce Pag� �%9 CHAPTER 3: ZONING DISTRICTS Section 3. 7 Overlay Zoning Districts Subsection (F) Shoreland C)istrict (c) Non-residential District Lot Standards (i) Minimum lot standards for non-residential zoned properties shall be as dictated by the requirements for the underlying zoning district classification. (ii) All structures and sepric systems within non-residential districts shall comply with the structural setback standards for such features as listed in Tables 3-24, 3-25 and 3-26. (d) Bluff Impact Zones Structures or facilities, except stairways and landings, must not be placed within bluff impact zones. (e) Height of Structures (i) No structures, e�cept for churches and non-residential agricultural structure�s, shall exceed twenty-five (25) feet in height. (ii) Detached accessory structures shall not exceed fifteen (l5) feet in height. (t) iJses Without Water-Oriented Needs Uses without water-oriented needs are encouraged to locate on lots or parcels without public water frontage, or, if located on lots or parcels with public water frontage, must either be setback double the normal ordinary high water level setback or be substantially screened fi-om view from the water by vegetation or topography, assuming summer, leaf-on conditions. Gty of P�ionticello Zcning Ordinonce Page 201 8 REVISOR 6120.3300 D. Steep slopes. Local government officials must evaluate possible soil erosion impacts and development visibility from public waters before issuing a permit for construction of sewage treatment systems, roads, driveways, structures, or other improvements on steep slopes. When determined necessary, conditions must be attached to issued permits to prevent erosion and to preserve existing vegetation screening of structures, vehicles, and other facilities as viewed from the surface of public waters, assuming summer, leaf-on vegetation. E. Proximity to unplatted cemeteries and significant historic sites. No structure may be placed nearer than 50 feet from the boundary of an unplatted cemetery protected under Minnesota Statutes, section 307.08, unless necessary approval is obtained from the Minnesota State Archaeologist's Office. No structure may be placed on a significant historic site in a manner that affects the values of the site unless adequate information about the site has been removed and documented in a public repository. F. Proximity to roads and highways. No structure may be placed nearer than 50 feet from the right-of-way line of any federal, stat�e, or county highway; or 20 feet from the right-of-way line of any town road, public street, or others not classified. G. Height. All structures in residential districts in cities, except churches and nonresidential agricultural structures, must not exceed 25 feet in height. H. Accessory structures and facilities. All accessory structures and facilities, except those that are water-oriented, must meet or exceed structure setback standards. If allowed by local government controls, each residential lot may have one water-oriented accessory structure or facility located closer to public waters than the structure setback if all of the following standards are met: (1) The structure or facility must not exceed ten feet in height, exclusive of safety rails, and cannot occupy an area greater than 250 square feet. Detached decks must not exceed eight feet above grade at any point. (2) The setback of the structure or facility from the ordinary high water level must be at least ten feet. (3) The structure or facility must be treated to reduce visibility as viewed from public waters and adjacent shorelands by vegetation, topography, increased setbacks, color, or other means acceptable to the local unit of government, assuming summer, leaf-on conditions. (4) The roof may be used as a deck with safety rails, but must not be enclosed or used as a storage area. (5) The structure or facility must not be designed or used for human habitation and must not contain water supply or sewage treatment facilities. Copyright OO 2015 by the Revisor of Statutes. State of Minnesota. All Rights Reserved. 2 REVISOR 6105.011 0 C. Placement of structures. Structures shall not be located on slopes greater than 13 percent unless such structures can be screened and sewage disposal system facilities can be installed so as to comply with the sanitary provisions in part 6105.0120. Where a floodplain ordinance exists, no structure shall be located in the floodway of a stream as defined in Minnesota Statutes, section 103F.111, subdivision 5, and furthermore shall be placed at an elevation consistent with any such applicable floodplain management ordinances. Where no floodplain ordinances exist, the elevation to which the lowest floor of a structure, including a basement, shall be placed, shall be detennined after an evaluation of available flood information and shall be consistent with the statewide standards and criteria for management of floodplain areas of Minnesota. D. Structure height shall not exceed 35 feet. Statutory Authority: MS s 104.34; 103F.321 Published Electronically: June 11, 2008 Copyright G2008 by the Revisor of Statutes. State of'Minnesota. All Rights Reserved. Planning Commission Agenda: 08/06/19 3A. Consideration of Adoptin� Resolution PC-2019-025, a Resolution Findin� that the Proposed Convevance of Certain Land bv the Citv of Monticello and Citv of Monticello Economic Development Authoritv is Consistent with the Citv of Monticello Comprehensive Plan. (AS) A. REFERENCE AND BACKGROUND: The Planning Commission is asked to consider adoption of a resolution relating to the conveyance of property between the City of Monticello, the City of Monticello Economic Development Authority, and two private party entities. The resolution asks the Planning Commission to consider whether the conveyances are in conformity with the City's Comprehensive Plan. In cities which have an adopted Comprehensive Plan, Minnesota Statutes provide that the Planning Commission is to make findings related to the purchase or sale (conveyance) of land by governmental units as it relates to compliance with the comprehensive plan. The land conveyances are proposed to facilitate a proposed development proj ect for a manufacturing firm. The firm proposes to construct an approximately 40,000 square foot light manufacturing building and create approximately 60 new jobs. The firm has identified a preferred site for development that is located outside of Otter Creek Business Park, located along Chelsea Road, identified as Parcel A on the attached map. The City is being asked to acquire this 7.39-acre parcel of land, which is currently owned by Monticello Industrial Park, Inc., to facilitate the manufacturing development. Parcel A is currently guided "Places to Shop" and zoned Industrial Business Campus (IBC). Light manufacturing is a permitted use in the IBC. The Planning Commission will recall that the IBC District allows a complimentary mix of commercial and light industrial uses. In a subsequent transaction, the City will convey a 20-acre parcel it currently owns along 85th Street NE and Edmonson Avenue to the owner of Monticello Industrial Park, Inc. This parcel is identified as Parcel B on the attached map. This conveyance will occur as part of the compensation for Parcel A. The total conveyance will include the 20 acres and additional cash to fund the difference in value between Parcel A and Parcel B. Parcel B is unplatted land located outside of the current city limits and is guided "Urban Reserve". While the parcel was originally purchased by the City as a potential site for the construction of a future public works facility, it has been determined that Parcel B is not a candidate for final siting of the Public Works building. Once the City acquires Parcel A, the City will convey the parcel to the EDA. The EDA will then convey Parcel A to the manufacturing firm for economic development purposes as noted. The conveyance of Parcel A to the EDA allows the EDA to support the proposed development utilizing its other economic development tools, including tax increment financing (which will support the reimbursement of land acquisition costs incurred by the City and EDA for Parcel A). Planning Commission Agenda: 08/06/19 The conveyances are therefore a critical link in supporting the proj ect development for the manufacturing firm. In summary: • The City proposes to acquire a 7.39-acre parcel along Chelsea Road (Parcel A) from Monticello Industrial Park, Inc.; • The City proposes to convey a 20-acre parcel located along Edmonson Avenue outside the city limits of the City (Parcel B) to Monticello Industrial Park, Inc. for the eventual development of housing; • The City proposes to convey Parcel A to the Economic Development Authority for economic development purposes; and • The Economic Development Authority proposes to acquire Parcel A from the City and to convey such parcel to a private developer for manufacturing purposes Each of the conveyances are consistent with Comprehensive Plan goals. The conveyances will facilitate the development of a new manufacturing facility with approximately 601iving wage jobs. This is in direct alignment with the Comprehensive Plan goal related to "expansion and creation of businesses that provide jobs for Monticello residents and expansion and diversification of the property tax base." The Comprehensive Plan designation of Parcel A for "Places to Shop", although generally supportive of commercial uses, may be considered to be inclusive of the IBC District, which allows for complementary industrial and commercial uses. In addition, the conveyance of Parcel B to a private party will support its future development for a residential neighborhood, providing additional housing opportunities as well as expanding the City tax base. Furthermore, the "Urban Reserve" designation of Parcel B is intended to allow the City to consider future growth and development at the time of annexation and development request. The City will consider the land use and nature of the development as separate future consideration. B. ALTERNATIVE ACTIONS: Motion to adopt Resolution No. PC-2019-025, a resolution finding that the proposed conveyance of certain land by the City of Monticello Economic Development Authority and City of Monticello is consistent with the City of Monticello Comprehensive Plan. 2. Motion to deny adopting Resolution No. PC-2019-025, a resolution finding that the proposed conveyance of certain land by the City of Monticello Economic Development Authority and City of Monticello is consistent with the City of Monticello Comprehensive Plan. � Planning Commission Agenda: 08/06/19 Motion to table for additional information. C. STAFF RECOMMENDATION: City staff supports Alternative #1 above. Conveyance of the parcels between the City and EDA and the private parties noted will further the City's economic development goals related to industrial business retention and expansion, as well as support an increase in city tax base and residential development. D. SUPPORTING DATA: A. Resolution No. PC-2019-025 B. Aerial Image, Subject Parcels C. Monticello Comprehensive Plan, Chapter 3— Land Use MONTICELLO PLANNING COMMISSION RESOLUTION NO. A RESOLUTION FINDING THAT THE PROPOSED ACQUISITION AND CONVEYANCE OF CERTAIN LAND FOR DEVELOPMENT PURPOSES BY THE CITY OF MONTICELLO AND ITS ECONOMIC DEVELOPMENT AUTHORITY IS CONSISTENT WITH THE CITY OF MONTICELLO'S COMPREHENSIVE PLAN WHEREAS, the City of Monticello (the "City") proposes to (a) convey certain property located along Edmonson Avenue outside the city limits of the City (the "Edmonson Parcel") to a private party for the eventual development of housing (b) to acquire certain property located at 4065 Chelsea Road (the "Chelsea Parcel") from such private party in exchange for the Edmonson Parcel; and (c) to convey the Chelsea Parcel to the City of Monticello Economic Development Authority (the "Authority") for economic development purposes; and WHEREAS, the Authority proposes to acquire the Chelsea Parcel from the City and to convey such parcel to a private developer for manufacturing purposes; and WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the City Planning Commission to review the proposed acquisition or disposal of publicly-owned real property within the City prior to its acquisition or disposal, to determine whether in the opinion of the Planning Commission, such acquisition or disposal is consistent with the comprehensive municipal plan; and WHEREAS, the Planning Commission has reviewed the proposed acquisition and conveyance of the Edmonson Parcel and Chelsea Parcel, and has determined that (a) the Edmonson Parcel is located outside the corporate limits of the City and is designated Urban Reserve in the City's comprehensive plan; and (b) the Chelsea Parcel is guided "Commercial" and zoned Industrial within the City's comprehensive plan, that the Authority's purpose is to redevelop the Property consistent with these uses, and that the proposed acquisition is therefore consistent with the City's comprehensive plan. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, that the proposed acquisition and conveyance of the Edmonson Parcel and Chelsea Parcel by the City and Authority is consistent with the City's comprehensive municipal plan, and will promote the economic development of a portion of the City. BE IT FURTHER RESOLVED that this resolution be communicated to the Board of Commissioners of the Authority. Adopted this 6th day of August, 2019, by the Monticello Planning Commission. Chair, Monticello Planning Commission 603783v1MN190-160 Subj ect Parcels July 31� 2019 �� . �. � , � e •.� � � � +•E �'1K'� `' .r; #� � � w �•� � P'� "��.` � - � � r . � � .. �,i �� .� $K � _ � 5 � f � �.. �t r H � • �, t�¢' j;Tc� %:� � lt�.T,� x � ��w;� } x ear � �ri��°`�i, a� :• - _ ��tfi "' i f•.--' ,,� �1 �/y�''��' . s�; « •"� �� ' �� x � - : "'i'�� , .. tr�i.� . i ¢' . `.* � / r b '�� . 3e •-7�' . i � rp : �-" �'� 3 � ; I� , �� , � �� d. - . � /�j' `�� \.. 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I { .+..,:�atir...-.�.-_.. .'� �. � `' �. .1�!)1'Yl 1 ?>y` I ��' M't I T-�., � T..1 ' I 1 1 w . r � . � � .. ) ' .� ' i � :4 A I * �4,p J }i' � � ��} . __� ro- 1 � i �ri 1.i1 �Y ! [Jx' � :'i i � ) _), �76�-,. � � i � l t;i i 7 C�� . . '. y :. ; � , i��. �.�''.Y l.y �i � � ' 1 I 1� 7.��.-1 Parcel B � - � � �, � ; : �-�� " � �- �.: ;'� . - � . ' �, r ; '� ' T„ � .,, ; � . . ! ; � . : - �.�. -_-_____ -_-_-_- -_-_ . , , L5. � Y�':l �_,e �� ___ _.-_-_. Yti �.�'�:�, L-- �- -- { - ♦ :7 �„� E.s. ,",�4 � � , .� ._��,.,. _ � ' - �, - . r. .� - . . _ � . � j �'F! -" _^y � . �t,� • � "� t � �� 7_ , £ . � � . � 'b � fl�_�a.- -�-`j-�To, � +1' '�.: . ' y� �'./ . r ��'. I f � 7� � � �Il .� � � � �f� ." �,�►� ' , � x� z . j � " (.; � �"�'- " h . _ _ ,' �,, . . . ' i . . , .. . � I ,A i, ` x,a:' � �d.. �• �r \„�.A ` � ,�,.. �� Y}JF �} � HI n, �y�., .. p 1 � ��, � � 4 .. ... �.� � � . . y � �; , •� �, , ,t�"�yw�,• i a ,' 1 A ! �' r � �� , .. -� , ��. ��'� ' .� _ . � S' �I'�`+ ��'...� /.� !��.�� i , ' City Boundary arv oF ��Monticello i inch = i,5o5 feet N A City of Monticello � Wright County Map Powered by DataLink from WSB &Associates ��' � � r � �� 1 The future vision for Monticello provides the foundation for the Comprehensive Plan (the vision statement appears in Chapter 1). 1he Land Use Plan, in turn, provides the frameworl< for how land will be used to help achieve the future vision for Monticello.lhe Land Use Plan seel<s to reinforce desirable land use patterns, identify places where change is needed and guide the form and location of future growth. The Land Use Plan for Monticello was shaped by a variety of factors, including: ► Community input gathered through public worl<shops and Tasl< Force discussions. ► The existing built and natural environment in Monticello. ► 1he vision for Monticello's future. ► Factors described in the Community Context chapter of the Plan. ► Systems plans for transportation, sanitary sewer and water supply. lhis represents a departure in form from the 1996 Comprehensive Plan. 1he 1996 Plan included the land use plan as part of a broader Development Frameworl< section. The 1996 Plan described Monticello's land use plan by general district of the community as a means of attending to the unique issues in each district. 1he 2008 Update of the Comprehensive Plan establishes a separate land use chapter consisting of the following components: ► A section on Future Growth describes the implications of future resident growth and the amount of growth anticipated by the Plan. ► 1he Land Use Plan Map (see Figure 3-2) shows the land uses assigned to each parcel of land. ► Land Use Cate o� further explain the Land Use Plan by describing the land uses depicted in the Map. lhis section includes land use policies describe the objectives that Monticello seel<s to achieve through the implementation of the Land Use Plan and the supporting elements of the Comprehensive Plan. ► Focus Areas provide a more detailed discussion of characteristics, goals and policies for 1<ey areas of the community. 2008 Comprehensive Plan � Updated 2014 Land Use � 3-1 Future Growth In lool<ing to the future, Monticello must not just consider the qualities of the future community, but also the nature of growth. Assumptions about the amount and pace of future growth are important parts of the foundation for the Comprehensive Plan. Growth has several important implications for the Comprehensive Plan: ► Growth proj ections are used to plan for the capacity of municipal utility systems. ► Growth projections are used to create and manage finance plans for capital improvements. ► The school system uses growth projections to forecast enrollments and to plan for programs and facilities. ► Marl<et studies use growth projections to analyze the potential for locating or expanding businesses in Monticello. ► The characteristics of growth influence the amount of land needed to support this development. ► Growth adds trips to the local street system. ► Assumptions about growth influence the policies and actions needed to implement the Comprehensive Plan. For these reasons, it is essential that the Comprehensive Plan state assumptions of the nature of future growth. A challenge in forecasting future residential development is that the Comprehensive Plan influences, but does not control, the factors that determine where people live. lhese factors include: ► Quality of life. ► Access to employment. ► Availability of desired housing and neighborhood options. ► Affordability. ► Competition from other places in the region. Given these uncertainties, the Comprehensive Plan seel<s a balance between optimism and prudence. For many reasons, the Plan should not significantly understate the growth potential of Monticello. 1he balancing force lies with the implications of assuming Figure 3-1: Growth Trends and Projections more growth than is reasonable. 1he chart in Figure 3-1 shows the projection of future residential growth assumed in the Comprehensive Plan. The projections assumes that the rate of growth slowly rises over the next five years and continues at a level of 150 units per year from 2012 to 2020. This amount falls below the 229 units/year average for 2001 through 2005. lhis rate of growth is intended to reflect several factors. Monticello will remain a desirable place to live, attracting both builders and residents. Housing marl<et conditions will improve from the weal<nesses experienced in 2006 and 2007. A combination of marl<et conditions, local policy objectives, and changing demographics may reduce the potential for achieving and sustaining higher rates of residential growth. Slower future growth reflects the belief that achieving the objectives of the Comprehensive Plan, in particular seel<ing more move up housing, will result in less development than in previous years. Growth Policies 1. 1he Citywill consistendyreview recent development trends and update growth projections to serve as a basis for public and private planning. 2. Over the life of this Comprehensive Plan, growth will occur within the boundaries of the current municipal boundaries and the Orderly Annexation Area. 3. Future development should be guided to locations that utilize existing infrastructure and locations 3-2 � Land Use City of Monticello that facilitate the construction of street and utility systems that meet the objectives of the Comprehensive Plan. 4. The Comprehensive Plan does not anticipate action by Monticello to annex or extend utility systems to property immediately north of the Mississippi River. Development in this area will place additional traffic on STH 25 (particularly in the Downtown area) and channel investment away from other parts of the City, especially the Downtown. Land Use Plan Map 1he Land Use Plan Map (shown in Figure 3-2) shows the desired land use for all property in Monticello and the Orderly Annexation Area 1he land use plan depicted in this map builds on the previous community planning in Monticello. The Comprehensive Plan uses the Land Use Plan to define the broad land use patterns in Monticello. 1he Land Use Plan seel<s to: ► Organize the community in a sustainable manner. ► Mal<e efficient use of municipal utility systems and facilitate the orderly and financially feasible expansion of these systems. ► Provide the capacity for the type of growth desired by the community. 1he Land Use Plan Map is only one piece of the land use plan for Monticello. 1he other parts of the Land Use chapter of the Comprehensive Plan worl<with this map to explain the intent and objectives for future land use. Further, this map lays the foundation for land use controls that are used by the City to implement the Comprehensive Plan. Land Use Categories 1he Land Use Plan Map uses a set of specific categories to guide land use in Monticello. One element missing from the 1996 Comprehensive Plan was a description of the land use categories shown in the Land Use Plan. 1he ability to use the Comprehensive Plan as an effective land use management tool requires a definition of each land use. lhese definitions provide a common understanding of the basic characteristics of each category used in the Land Use Plan. 1he 1996 Plan relies on three basic categories of private land use: residential, commercial and industrial. Each of these categories is further divided into subcategories that distinguish between the character, type and intensity of development desired in different locations. 1he 2008 update of the Comprehensive Plan uses a different approach to achieve similar land use patterns. The Land Use Plan map depicts series of "places" for private development: Places to Live, Places to Shop, Places to Worl<, and Downtown. lhis approach is based on the following rationale: ► lhese broad categories more clearly illustrate the pattern of development and the plan for future growth. ► Although residential land uses vary by type and density, they share many public objectives. ► This approach mal<es a more enduring comprehensive plan. 1he Plan can guide an area for the appropriate land use without the need to predict future community needs and marl<et forces. ► The Plan relies on policies, land use regulations, performance standards and public actions to provide a more detailed guide for land use and development. This approach conveys more flexibility and control to the City Council and the Planning Commission. Role of Zoning Regulations Zoning regulations play a critical role in implementing land use plans in Monticello. StateLawgiveszoningregulationspriorityovertheComprehensive Plan. If land uses are different, zoning regulations control the use of land. Zoning regulations are particularly important in the application of the land use categories in the Monticello Comprehensive Plan. The "places to" land use categories set forth a broad and flexible land use pattern for Monticello. Zoning regulations (and other land use controls) will be usedto determinethe appropriate location for each form of development and other regulations on the use of land, consistent with policies ofthe Comprehensive Plan. 2008 Comprehensive Plan � Updated 2017 Land Use � 3-3 Figure 3-2: Land Use Plan Map 3-4 � Land Use City of Monticello Figure 3-3: Land Use Plan - Places to Live 1he remainder of this section describes the categories used in the Comprehensive Plan in greater detail. Places to Live 1he Comprehensive Plan seel<s to create and sustain qualiryplaces for people to live in Monticello (see Figure 3-3). This category designates areas where housing is the primary use of land. The emphasis behind Places to Live is to help ensure that Monticello offers a full range of housing choices, while preserving and enhancing the quality of neighborhoods. Although a single land use category, Places to Live does not suggest housing is a homogenous commodity or that any type of housing is desirable or allowed in any location. When someone says "house" the most common image is a single family detached dwelling. lhis housing style is characterized by several features. There is a one-to- one relationship between house and parcel of land - the housing unit is located on a single parcel. 1he house is not physically attached to another housing unit. 1he housing is designed for occupancy by a single family unit. 1he typical neighborhood in Monticello is made up exclusively of single family detached homes. The primary variables become the design of the subdivision, the size of the lot and the size and style of the dwelling. Many older neighborhoods in Monticello (north of Interstate 94) were built on a traditional grid street system. Over the past thirty years, development patterns have moved to a new suburban curvilinear 2008 Comprehensive Plan � Updated 2017 Land Use � 3-5 pattern, characterized by curvilinear street layout with the use of cul-de-sacs. A variety of factors, including consumer preference and housing cost, have increased the construction of attached housing in recent years. Duplexes, twin homes, quads and townhomes are common examples of this housing style. Although the specific form changes, there are several common characteristics. Each housing unit is designed for occupancy by a single family. The housing units are physically attached to each other in a horizontal orientation. Places to Live will include some neighborhoods designed to offer a mixture of housing types and densities. Mixed residential neighborhoods create a pattern that combines single-family detached housing with a mixture of attached housing types. Using good design and planning, these mixed residential neighborhoods can achieve a higher density without compromising the overall integrity of the low-density residential pattern. This integration strengthens neighborhoods by increasing housing choice and affordabilitybeyondwhat is possible by today's rules and regulations. It also avoids large and separate concentrations of attached housing. It enhances opportunities to organize development in a manner that preserves natural features. A complete housing stocl< includes higher density residential areas that consist of multi-family housing types such as apartments and condominiums. In the near term, the Comprehensive Plan does not anticipate expanding the existing supply of higher density housing. It is lil<ely that Monticello will need additional higher density housing to: ► Provide housing suited to the needs of an aging population. ► Facilitate redevelopment in the Downtown or in other appropriate locations of the community. ► Provide housing needed to attract the worl< force required to achieve economic development goals of the City. Higher density residential land uses should be located and designed to be compatible with nearby residential or mixed uses, on lots able to accommodate larger buildings and added traffic generation. In addition, siting factors for high density residential uses will prioritize access to services and amenities including public utilities, parl<s, trails and open space, and commercial and/or medical services. It will be important, when considering potential designation of high density housing development, that the parcels meet the specific standards of the zoning district, and such development can be accommodated in accordance with the policies in this Plan. While these comments and the comments in the zoning ordinance are intended to be instructive they are not necessarily the only factors that might come into play on specific properties. Policies — Places to Live The Comprehensive Plan seel<s to achieve the following objectives for residential land use in Monticello: 1. Provide a range of housing choices that fit all stages of a person's life-cycle (see below). 2. Support development in areas that best matches the overall objectives of the Comprehensive Plan. Develop quality neighborhoods that create a sense of connection to the community and inspire sustained investment. The Comprehensive Plan seel<s to maintain the quality and integrity of existing neighborhoods by encouraging the maintenance of property and reinvestment into the existing housing stocl<. Changes in housing type should be allowed only to facilitate necessary redevelopment. 4. Create neighborhoods that allow residents to maintain a connection to the natural environment and open spaces. 5. Seel< quality over quantity in residential growth. Achieving the objectives for quality housing and neighborhoods may reduce the overall rate of growth. 6. Reserve areas with high amenities for "move up" housing as desired in the vision statement. lhese amenities may include forested areas, wetland complexes, adjacency to parl<s and greenways. Some of the City's policy objectives require further explanation. 3-6 � Land Use City of Monticello Figure 3-4: Life Cycle of Housing Supply �� g � - .� y � � �-.. �f � •� �i ,, � � Life Cycle Housing Housing is not a simple "one size fits all" commodity. Monticello's housing stocl< varies by type, age, style and price. 1he Community Context chapter of the Comprehensive Plan describes the characteristics of the housing stocl< based on the 2000 Census and recent building permit trends. The concept of life cycle housing recognizes that housing needs change over the course of a person's life (see Figure 3-4). Young adults may not have the income capacity to own the typical single family home. lhis segment of the population often seel<s rental housing. Families move through different sizes, styles and prices of housing as family size and income changes over time. With aging, people may desire smaller homes with less maintenance. Eventually, the elderly transition to housing associated with options for direct care. As noted in the Vision Statement, Monticello's population will continue to become more diverse. lhis diversity will be seen in age, race, culture and wealth. lhese factors will influence the housing needs of Monticello. 1he Comprehensive Plan recognizes these differences and seel<s to create a balanced housing supply that encourages people to move to and stay in Monticello. lhis balance may not be achieved solely by marl<et forces guided by this Land Use Plan. Actions by the City may be needed to promote the creation of housing in underserved segments of the marl<et. Neighborhood Design A priority for the community is diversification of the housing stocl< by providing more "move up" housing. In this context, the term "move up" housing refers to larger homes with more amenities in structure and setting. lhis type of housing may not be exclusively single-family detached or low density. Attached forms of housing with medium or high densities may meet the objectives for move up housing in the appropriate locations. In this way, the objectives for move up housing and life cycle housing are compatible and supportive. While every community wants a high quality housing stocl<, this issue has particular importance in Monticello. It is a 1<ey to retaining population. Without a broader 2008 Comprehensive Plan � Updated 2017 Land Use � 3-7 variety of housing options, families may encouraged to leave Monticello to meet their need for a larger home. It is a factor in economic development. One facet of attracting and retaining professional jobs is to provide desirable housing alternatives. It must be recognized that creating move up housing requires more than policies in the Comprehensive Plan. 1he Comprehensive Plan provides a guide for achieving the desired results. 1he desired outcomes require private investment. This investment occurs when demand exists or the City can provide an incentive to attract investment. Part of attracting move up housing comes from creating great neighborhoods – places that will attract and sustain the housing options sought by the City. Neighborhoods are the building blocl< of Places to Live in Monticello. 1he goal of the Comprehensive Plan is to create and maintain attractive, safe and functional neighborhoods. 1he following policies help to achieve this objective: 1. Neighborhoods should incorporate the natural characteristics of the setting. Trees, terrain, drainageways, and other natural features provide character to neighborhoods. 2. Housing should be oriented to the local street, minimizing access and noise conflicts with collector streets. 3. 1he City will use public improvements to enhance the appearance and character of a neighborhood. Some examples of improvements that define an area include streets with curb and gutter, trees in the public boulevard, street lighting systems, and storm water ponding. 4. Sidewall<s, trails, and bil<eways will connect the neighborhood to other parts of the community. 5. Every neighborhood should have reasonable access to a public parl< as a place for residents to gather and play. All of these elements worl< together to create a desirable and sustainable place to live. Figure 3-5: Relationship Between Development and Natural Features - Parkway -.�� '�.�� . Y �.�- -,�� '_..:'� ��r' �t �{� �._ ��_:.: � f .�'i ''. .' �, — , t T-- �^ � ', �� :�� : Figure 3-6: Relationship Between Development and Natural Features - Trail Corridor �;; �`1'� T �' .� � .�� .'�'�'`'{�* �. ��.. :k,��' �;_,. �.. .,f =�;,._ �� _ ; � .. � a�_ I -_ ,._.��4 _ ; I � �.� � � e�_ . � Balancing the Built and Natural Environments 1he natural amenities of the growth areas (west and south) in Monticello should serve as a catalyst for residential development. 1he Bertram Chain of Lal<es Regional Parl< offers the dual assets of natural features and recreational opportunities. Lal<es, wetlands and other natural amenities exist throughout the orderly annexation area. Studies have shown that parl<s and open space have a positive economic effect on adjacent development. An article published by the National Parl< and Recreation Association states that "recent analyses suggest that open spaces may have substantial positive impacts on surrounding property values and hence, the 3-8 � Land Use City of Monticello Figure 3-7: Example of Conservation Design Development . � � �1 OPEN SPACE DESIGN � . �il�-- W: �f- . , wM�F� �"�I - Pastu res � � - Equestnan Facility �� - WetlandsEnhancements ��. ��' "M1�� ' �.,' _ - Conservation Easements �'� � � � �� , �� til - Central Park �� ` �,+s , �4�, _ � - 27 Acre Park South of Lake + 9 !"�, � �" �� `� ;-� �:k � �� T. � 4 NEIGHBORHOOD FEATURES �- '4' '-'��- ��}," '�� CentralPark � �. Y - �;. { � � � f' r�'�� '.�= �'� p = NoHheast Neighborhood Green ,`+f Y • ''�f: "'��' y� SouthNeighborhoodGreen 7 +,_"' �. . . � r-� , ,�F F� " �.r�� .""� - Association Dock and Park J r . 5 1`g �� y �}�.'. � ' . 'S .,' .. /yi,h % � A _ ' i' � �„ � rt �� ° xM ' �, �4 '* �.. _. �x: r�..�:, � - --- � ,.+ � n!'� property tax base, providing open space advocates with convincing arguments in favor of open space designation and preservation:' Balancing the built and natural environments should provide a catalyst to the types of development desired by the City and in the expansion of the property tax base. In attempting to meet residential development objectives, the City should not lose sight of long-term public benefit from access to these same natural areas. 1he original development of Monticello provides an excellent illustration. 1he majority of the riverfront in Monticello is controlled by private property. Public access to the River comes at points provided by public parl<s. A well 1<nown example of balancing public use with private development is the Minneapolis chain of lal<es and Minnehaha Creel<. Public streets (parl<ways) and trails separate neighborhoods from the natural � .e t�; 'a r � � � , . i_ � ,.�'+� � +� � � . � t �� , y , �}�� , �'��;` i 4�`' .. � # i j �� . • �'� � � - � �� s �� # Y/ � j` � p �. r ._ Y 1.�� *�r. NORTHWEST NEIGHBORHOOI Total Housing Units: 98 Semi-Custom, Smgle-Family Homes LotWidth: 82 Minimum Lot Size: 9 900 to 16 000 Sq R House Sq. Ft.: 2 400 to 4 800 Sq. Ft. Price Point Packages: $450,000 to $650,000 NORTHEASTNEIGHBORHOOD Toha/ Hous�ng Un�fs: 66 Custom, Wxury THnn Homes LofWitlfh. 45 x90 Twinhome Lof Size: 4 O50 Sq. R. House Sq. Ff.: 2,800 to 3,800 Sq. Ft. Prvce Poinf Packages: $475,000 to $750,000 f .. _:'i,�, r,�-..� � _ � i �� features, preserving public use and access. These neighborhoods are some of the most desirable in the region, demonstrating that public use and private benefit are not mutually exclusive. The figures on the previous page show two options for integrating housing, natural features and public use. Figure 3-5 is the parl<way concept. An attractive street forms the edge between the parl< (or natural area) and the housing. A multi-use trail follows the street while homes face the street and draw on the attractiveness of both the parl<way and the natural amenities. 1he alternadve is to use a trail corridor to provide public access to these areas (see Figure 3-6). 1he trail follows the edge of the natural area. Access to the trail between lots should come at reasonable intervals. There are a variety of real world examples of how Minnesota cities have used conservation design strategies to promote high quality development and 2008 Comprehensive Plan � Updated 2017 Land Use � 3-9 preserve the natural environment. The illustrations in Figure 3-7 shows elements of the Chevalle development in Chasl<a. Using open space design and rural residential cluster development techniques, HI<Gi's concept plan provides for a variety of housing options while preserving a majority of the area as permanent open space, including public and common open spaces. Amenities would include access to protected open spaces (lal<eshore, woods, meadows, pastures, wetlands), wall<ing/bil<ing trails, equestrian trails and facilities, common outdoor structures and an environmental learning center. 1he experience of other cities and developments can guide future planning and decision mal<ing in Monticello. Attractive Places Attractive physical appearance is one of the most common attributes of Places to Live in Monticello. Attractiveness is a combination of design, construction and maintenance. These characteristics apply to buildings and sites. Attractiveness is relevant for both private and public property. Attractiveness reflects individual pride in property as well as an overall sense of community quality. The City may use a variety of regulatory tools to influence the potential for attractive neighborhoods: owner. lhis relationship may include a third party property manager retained by the owner to perform maintenance duties. Owners of attached housing may act collectively through a homeowner's association. In multiple family rental housing, the tenants have no direct responsibility for property maintenance. lhis discussion does not imply a preference, but is intended solely to highlight the differences. lhis understanding becomes relevant when public action is needed to address a failure of the private maintenance approach. Nuisance ordinances are one tool used by the City to address failures in private maintenance and use of property. Economics also influences property maintenance. 1he greater the portion of income devoted to basic housing costs (mortgage/rent, taxes, utilities), the less money available for maintenance activities. Maintenance can be deferred, but not avoided. If left unchecl<ed, this cycle of avoided maintenance produces negative effects. Safe Places Safety is frequently identified as the most desired characteristic of Places to Live. Several aspects of the Comprehensive Plan and city government influence safe neighborhoods. ► Building codes and additional regulations to 1. promote quality construction. ► Subdivision regulations control the initial configuration of lots. ► Zoning regulations establish limitations on the size of lots, placement of the house on a lot, relationship of structure size to lot area, and building height. ► Nuisance ordinances enable the City to prevent and correct undesirable uses of property. ► Other City regulations control other ancillary uses of residential property. Maintenance of property is a factor in sustaining quality neighborhoods. 1he tenure (form of ownership) influences the responsibility for housing maintenance. 1he owner-occupant of a single family detached home is solely responsible for the maintenance of building and grounds. If this same home is rented, maintenance responsibilities are often shared between tenant and The City will encourage existing neighborhoods and develop new neighborhoods where people are involved in the community, interact with their neighbors and support each other. 2. 1he City will design, build and maintain a system of streets that collects traffic from neighborhoods, allows movement within Monticello to jobs, shopping and other destinations and minimizes traffic that "cuts through" neighborhoods on local streets seel<ing other destinations. 3. The City will provide, directly or by contract, services needed to protect people and property. 4. 1he City will support the Land Use Plan with a water supply that provides clean water at pressures needed to support fire suppression. 5. The City will protect the natural environment by requiring new development to connect to the sanitary sewer system and by adequately treating all municipal wastewater. 3-10 � Land Use City of Monticello Figure 3-8: Land Use Plan - Places to Work 6. The City will provide water that is safe to drinl< by protecting water supply sources. Places to Work This land use is primarily intended for industrial development. Places to Worl< seel<s to provide locations for the retention, expansion and creation of businesses that provide jobs for Monticello residents and expansion and diversification of the property tax base. In order to be a center of employment with a wide range of job opportunities, it is critical that Monticello preserve sufficient land for Places to Worl< over the next twenty-five years. These land uses can be one of the most challenging to locate because of its need for convenient transportation access and influence on surrounding land uses. In planning for future Places to Worl<, the Comprehensive Plan considers the goals of the community; what type of industrial development is sought; and what factors should be considered when locating an industrial land use. In planning for sustaining existing businesses and attracting new development, it is necessary to understand why Places to Worl< are important to Monticello. 1he objectives for this land use include: ► Expanding and diversifying the property tax base. ► Providing jobs with an increasing opportunity for people to worl< and live in Monticello. 2008 Comprehensive Plan � Updated 2017 Land Use � 3-11 Figure 3-9: Land Use Plan - Places to Shop ► ► Promoting wage levels that provide incomes needed to purchase decent housing, support local businesses and support local government services. Tal<e advantage of opportunities to attract companies that have a synergy with existing companies in the community, including suppliers, customers and collaborative partners. ► Encouraging the retention and expansion of existing businesses in Monticello. 3• Policies - Places to Work 1. The City will use the Comprehensive Plan to designate and preserve a supply of land for Places to Worl< that meets current and future needs. 2. Consistent with the vision for the future of Monticello, the Land Use Plan promotes the 4. establishment of business campus settings that provide a high level of amenities, including architectural controls, landscaping, preservation of natural features, storage enclosed within buildings, and other features. The zoning ordinance, subdivision regulations and other land use controls will also be used to create and maintain the desired business campus settings. Places to Worl< supports the City's desire to attract businesses that complement existing businesses or benefit from the community's infrastructure, including power and telecommunications. The Comprehensive Plan also recognizes that Places to Worl< should provide locations for other general industrial development in the areas 3-12 � Land Use City of Monticello of manufacturing, processing, warehousing, distribution and related businesses. 5. Places to Worl< may include non-industrial businesses that provide necessary support to the underlying development objectives of this land use. Examples of supporting land uses include lodging, office supplies and repair services. Additional public objectives and strategies for Places to Worl< can be found in the Economic Development chapter. Places to Shop Places to Shop designate locations that are or can be developed with businesses involved with the sale of goods and services. Places to Shop may include offices for service businesses. Places to Shop guides land uses that are both local and regional in nature. Policies - Places to Shop � °�,._ � '. � - i� ' � . - - � . <# � � � y �� _ • ��M1 ' .;. -_ The Comprehensive Plan describes issues, plans and policies related to the Downtown in several sections of the Plan. between the commercial parcel and adjacent residential uses. These policies help to create sustainable locations for Places to Shop in a manner that enhances Monticello. In guiding land uses for Places to Shop, the Downtown Comprehensive Plan seel<s to: 1 2. 3. 4. 5. 1he Comprehensive Plan seel<s to attract and retain businesses that provide goods and services needed by Monticello residents. The Comprehensive Plan seel<s to capture the opportunity for commercial development that serves a broader region. Places to Shop with a regional orientation should be located where the traffic does not disadvantage travel within Monticello. Commercial development will be used to expand and diversify the local property tax base and as an element of a diverse supply of local jobs. Places to Shop will be located on property with access to the street capacity needed to support traffic from these businesses. Each parcel should supply an adequate supply of parl<ing that mal<es it convenient to obtain the goods and services. Building materials, facades and signage should combine with public improvements to create an attractive setting. 7. Site design must give consideration to defining edges and providing buffering or separation The Embracing Downtown Plan was adopted by City Council resolution 2012-011 on January 9, 2012. The City einbarked on an update to the Downtown Plan in 2017and the Downtown Sinall Area Plan was adopted by City Council resolution 2017-070 on SepteJnber 25, 2017 and is herein incorporated as an appendix of the Coinprehensive Plan. Downtown is a unique commercial district that is part of Monticello's heritage and identity. It is, however, no longer possible for powntown to be Monticello's central business district. 1he mass of current and future commercial development south of Interstate 94 along TH 25 and in east Monticello along interstate 94 have replaced the downtown area as primary shopping districts. 1he future success of downtown requires it to be a place unlil<e any other in Monticello. The Comprehensive Plan seel<s to achieve the Vision, and Goals described in the Downtown Small Area Plan. Downtown is intended to be a mix of inter-related and mutually supportive land uses. Businesses involved with the sale of goods and services should be the focus of Downtown land use. Residential development facilitates reinvestment and places potential customers 2008 Comprehensive Plan � Updated 2017 Land Use � 3-13 in the Downtown area. Civic uses draw in people from across the community. During the planning process, the potential for allowing commercial activity to extend easterly out of the Downtown along Broadway was discussed. 1he Comprehensive Plan consciously defines Cedar Street as the eastern edge of Downtown for two basic reasons: (1) Downtown should be successful and sustainable before new areas of competition are created; and (2) The Comprehensive Plan seel<s to maintain and enhance the integrity of residential neighborhoods east of Downtown. More than any other land use category, Downtown has strong connections to other parts of the Comprehensive Plan. Therefore the City has adopted the Downtown Small Area Plan as its guiding planning document for the Downtown. The following parts of the Comprehensive Plan also address community desires and plans for the Downtown area: ► ► The Land Use chapter contains a specific focus area on Downtown. The focus area contains a more detailed discussion of the issues facing the Downtown and potential public actions needed to address these issues. The operation of the street system is a critical factor for the future of Downtown. The Transportation chapter of the Comprehensive Plan and the Transportation Frameworl< of the Downtown Small Area Plan influence the ability of residents to travel to Downtown and the options for mitigating the impacts of traffic on Highway 25 and other Downtown streets. ► The Parl<s chapter of the Comprehensive Plan and the Parl<s & Open Space Frameworl< of the Downtown Small Area Plan provide for parl<s in the Downtown and the trail systems that allow people to reach Downtown on foot or bicycle. ► The Economic Development chapter of the Comprehensive Plan and the Implementation chapter of the Downtown Small Area Plan lay the foundation for public actions and investments that will be needed to achieve the desired outcomes. Goals - Downtown ► Improve Pine Street for all users. ► Shift the center of Downtown to Broadway and Walnut Streets ► Encourage Small and Medium Scaled Investments ► Become a River Town Policies/Guiding Principles - Downtown 1. � 3. 4. 5. I� Downtown is a special and unique part of Monticello. It merits particular attention in the Comprehensive Plan and in future efforts to achieve community plans and objectives. Downtown is intended to be an inter-connected and supportive collection of land uses. Land uses should support and enhance the overall objectives for powntown. The City will build on core assets of greater Downtown Monticello as identified in the Downtown Small Area Plan. lhese assets include the preponderance of civic activity, proximity to the river, a grid of streets and small blocl<s, and a varied building stocl< - both old and new. A shared vision among property owners, business owners and the City is the foundation for effective team worl< and long term success. A shared understanding of realistic marl<et potential is the foundation for design and generation of a healthy mix of land uses. This includes both residential and non-residential land uses. Housing the core blocl<s is encouraged to be medium density (apartments or townhouses) and to face the perimeter of the blocl<s and be pedestrian friendly, either with street level commercial uses or doors, stoops, porches, plazas, or other features that face the sidewall<. A safe, attractive human scale environment and entrepreneurial businesses that actively emphasize personal customer service will differentiate Downtown from other shopping districts. Property values can be enhanced if property owners and the City share a vision for powntown and actively seel< to cultivate a safe, appealing environment and attractive mix of inter-related uses. 3-14 � Land Use City of Monticello 8. Housing in the Downtown can facilitate necessary redevelopment and bring potential customers directly into the area. Housing may be free- standing or in shared buildings with street level commercial uses. 9. Downtown is the civic center of Monticello. To the degree possible, unique public facilities (such as the Community Center, the Library and the Post Office) should be located in the Downtown area as a means to bring people into the Downtown. 10. Downtown should emphasize connections with the Mississippi River that are accessible by the public. It is especially important to design Broadway so it is easy and safe to cross as a pedestrian or cyclist - with an emphasis on Walnut and Cedar Streets. 11. Downtown should be a pedestrian-oriented place in a manner that cannot be matched by other commercial districts. Pedestrian scale is achieved at the scale of both the blocl< and the building. Blocl<s should reflect the historic fabric of the City and buildings should present a pedestrian friendly facade to the sidewall<. 12. Downtown should have an adequate supply of free parl<ing for customers distributed throughout the area. The Downtown should be well connected so customers are comfortable wall<ing 1-2 blocl<s from their car to their destination. 13. The City and business community must worl< actively with MnDOT to ensure safe local access to the Downtown. All of these policies worl< together to attract people to Downtown and to enhance the potential for a successful Downtown environment. Mixed Use The Mixed Use is a transition area between the Downtown and the hospital campus. It has been created in recognition of the unique nature of this area. 1he area serves two functions. It is the edge between long-term residential neighborhoods and a major transportation corridor (Broadway Street). It is also a linl< between the Downtown, the hospital campus and the east interchange retail area. 1he primary goal of this land use is to preserve and enhance housing in this part of Monticello. Any non-residential development should be designed to minimize the impacts on and conflicts with adjacent neighborhoods. Policies - Mixed Use 1 2. 3. Development should not have direct access to Broadway street. Access should come from side street. Non-residential development should be limited to small retail, service and office businesses. 1he scale, character and site design should be compatible with the adjacent residential neighborhoods. All non-residential development will be oriented to Broadway Street and not to 3rd Street or River Street. 4. Commercial development compatible with the Downtown should be encouraged to locate there. 5. More intense housing and commercial uses may be allowed if directly related to the hospital. Places to Recreate Places to Recreate consist of public parl<s and private recreation facilities. The land uses are essential elements of the quality of life in Monticello. 1he Parl<s and Trails chapter of the Comprehensive Plan describes the current parl< and trail system and the future plan to maintain and enhance this system. The Comprehensive Plan is only one aspect of managing the land use for public parl<s and private recreation facilities. 1he City's zoning regulations place these locations into a zoning district. Often, the purpose of the zoning district is to guide private development, such as housing. Under current State Law, zoning regulations "trump" the Land Use Plan and govern the use of land. With the potential for the redevelopment of golf courses, it is important the Comprehensive Plan and other land use controls worl< in concert to achieve the desired outcomes. The City's plans and policies for parl<s, trails and open space can be found in the Parl<s chapter of the Comprehensive Plan 2008 Comprehensive Plan � Updated 2017 Land Use � 3-15 Places for Community Places for Community consist of public and semi- public land uses. Public uses include all governmental facilities (city, county, state and federal) and schools. lhis category also applies to churches, cemeteries, hospitals, and other institutional uses. It is important to note that these land uses relate only to existing land uses. 1he Comprehensive Plan does not guide the location of new churches, schools, public buildings and other institutional land uses. Places for Community will be needed in the Northwest area as it develops. lhese uses are typically allowed in residential areas and governed by zoning regulations. These institutional uses (such as schools and churches) are important parts of the fabric of the community, but require guidance to ensure a proper fit with its residential surroundings. New institutional use should be allowed in residential areas under certain conditions. These conditions should address the aspects of the use that conflict with desired characteristics of residential neighborhood. Criteria for locating an institutional use in a residential land use area include: 1. Size. Large buildings and site areas can disrupt neighborhood cohesiveness. Use in lower density in the near term in this Plan. The objective is to encourage rural and agricultural uses, preventing barriers to future development opportunities. It is anticipated that the City will grow into portions of the Urban Reserve as planned land use areas become fully developed and capacity for future growth in needed. The Urban Reserve is not simply a holding area for future development. Parts of the Urban Reserve are lil<ely to be preserved as natural resource areas or for agricultural purposes. Future planning will consider the locations in the Urban Reserve best suited for development. Interchange Planning Area The Interchange Planning Area encompasses undeveloped land in the northwest part of Monticello around the site of a potential west interchange with Interstate 94. The purpose of this land use is to preserve the area for future development and prevent the creation of development barriers. If built, the area should be planned to support a mixture of commercial, employment and residential land uses. The interchange location and the routes of future connecting roads are solely for illustration. Future land use issues in this area are discussed in the Focus Area for Northwest Monticello. residential areas should not be more than [to be Private Infrastructure determined] square feet in lot area. 2. Parl<ing. Parl<ing may spill on to neighborhood streets without adequate on-site facilities. 1he parl<ing needs will vary with the use of the facility. Each facility should provide adequate on-site or reasonable off-site shared parl<ing based on the use of the facility. 3. Traffic. Institutional uses should be oriented to designated collector or arterial streets. 4. Lighting and signage. Site lighting and signage needs may resemble commercial uses. lhese site factors should be managed to fit the character of the surrounding residential development. Urban Reserve 1he Urban Reserve contains all property in the Orderly Annexation Area that it not shown for development lhis category applies to Xcel Energy's power plant and railroad right-of-way. lhis category recognizes the unique role of the power plant in Monticello. Greenway 1he Land Use Plan Map shows a"potential greenway" ringing the western and southern edges of Monticello. 1he Greenway is intended to provide an environmental corridor that connects large community parl<s and open spaces to neighborhoods, schools, shopping areas and places to worl<.1hey serve to protect environmentally sensitive areas such as natural habitat, wetlands, tree canopy, and drainage ways. Land within this corridor could be comprised of a combination of public and private open space. Development would not be prohibited within the greenway but would be 3-16 � Land Use City of Monticello reasonably restricted to ensure that development is carefully integrated with the natural environment. The Greenway is intended to shape development patterns in a manner that is sensitive to the existing environment and harmonious with the landscape. 1he Greenway creates opportunities for a continuous trail corridor connecting neighborhoods with large parl<s and open spaces. A trail within this corridor is intended to be fully accessible to the general public. 1he following are the City's goals for the Greenway: 1. To provide (where possible) a continuous green corridor connecting large community parl<s and open spaces to neighborhoods, shopping areas, schools and places to worl<. 2. To connect people to significant places. 3. To protect the community's natural resources (trees, ponds, wetlands, slopes, etc). 4. To create environmentally sensitive development and design. 5. To provide opportunities for corridors for wildlife movement and ecological connections between natural areas. Focus Areas For certain parts of Monticello, the intentions of the Comprehensive Plan cannot be adequately described solely with the land use map and the related category descriptions. 1he following Focus Areas provide a more detailed examination of the plans and issues in 1<ey locations that will shape the future of Monticello. Northwest Monticello lhis focus area includes the entire northwest corner of the community. 1he land use objectives in this area include: 1. Encourage development in this part of the community to utilize infrastructure investments and to provide the capacity to develop in high amenity areas. 2. Provide for a variety of housing alternatives based on the natural features and the surrounding land uses. Areas with high natural amenities or Figure 3-10: Land Use Plan - Northwest Monticello proximity to the Bertram Chain of Lal<es Regional Parl< should be reserved for move up housing. 3. Expansion of existing Places to Worl< in a manner that creates more "head of household" jobs. 4. Preserve and promote public use of natural areas, including the establishment of greenway corridors. 5. Identify and preserve 1<ey street corridors. 6. Preserve areas for future Places to Shop and Places to Worl< around a future highway interchange, if such an interchange proves viable. The Comprehensive Plan envisions that growth will extend westward from existing development. 1he initial high amenity residential development is expected to occur along the eastern perimeter of the Bertram Chain of Lal<es Regional Parl<. No Places to Live are planned with the boundaries of this parl<. Future development will be influenced by the capacity of the street system, including plans for the construction of a highway interchange. 2008 Comprehensive Plan � Updated 2017 Land Use � 3-17 1he remainder of this section describes the land use issues and objectives for northwest Monticello in greater detail. West Interchange A new interchange with Interstate 94 is a critical should not be limited to the property in the Interchange Planning Area land use category. An interchange and the supporting street system has future land use implications for a broader area. Bertram Chain of Lakes Regional Park variable in the future development of this area. VC/hile Another critical factor in the future of the Northwest the Comprehensive Plan recognizes the potential for a future interchange, in 2008 it is only a concept. It is not part of the State's plans for future highway improvements for this district. This interchange could be a valuable part of the long- term transportation plan for Monticello if it is part of a new river crossing that removes traffic from Highway 25. Without the bridge, the primary benefit is to provide access to this area and expand the development opportunities. 1he Land Use Plan assumes that the interchange is a future possibility. For this reason, property adjacent to the interstate has been placed into a combination of Places to Live, Worl< and Shop. 1he Plan seel<s to prevent development from limiting the location of the interchange (or blocl< it) and to preserve the area around the interchange for future commercial, industrial and residential development. Without the access provided by the interchange, commercial, industrial and residential development should not be anticipated in this area. Ideally, the City will pursue additional investigations following the adoption of the Comprehensive Plan. lhese investigations should be designed to resolve some of the unanswered questions related to the interchange. lhese questions include: ► Where should the interchange be located? ► What is the potential for a new river bridge connection? ► How would the interchange be funded and what are the financial and land use implications for the City? Area is the former YMCA camp that is being converted into the Bertram Chain of Lal<es Regional Parl<. 1he City and Wright County formed a partnership in 2005 to start purchasing portions of the 1,200 acre YMCA property. As of 2013, 495 acres have been purchased through state grants with another 300 planned for acquisition. The YMCA will lease land at the regional parl< to run their Camp Manitou Summer Camp. The area around this parl< is guided for future Places to Live. No residential development should be allowed within the parl<. The amenity of this land and the regional parl< provide an excellent setting (around the perimeter of the parl<) for some of the "upscale" neighborhoods and housing desired by the City. In planning for this parl<, it is important to lool< beyond the boundaries of the parl< and to its context in the broader community. 1he illustration in Figure 3-11 highlights several 1<ey community development opportunities: ► 1he City must create connections between the parl< and other sections of Monticello. ► Building streets in a"parl<way" design emphasizes the desired qualities of a regional parl< and of the surrounding Places to Live and Worl<. ► 1he parl<is a critical piece in creating a"greenway" system that linl<s to the Mississippi River and may, over time, ring the community. Industrial Growth 1he Northwest area is a cridcal location for current and future industrial development. 1he Mondcello Business Center, located south of Chelsea Road and west of 90th ► What time frame should be used in planning for Street, has already started to be developed as a high the improvements? amenity environment with protective covenants that 1he answers to these questions provide invaluable guidance to future land use and transportation in Monticello. The area included in future planning address building materials, loading docl<s, outdoor storage, and landscaping. In order to provide sufficient land for Business Campus uses over the next 25 years, 3-18 � Land Use City of Monticello Figure 3-11: Community Connections to Regional Park � Existing _ _ Natural . Land ;1 ' Potential ' .� Greenway i J• Corridor ----- --- —= t - 39 - Existing �_.�'�� Natural r Land Potential Parkways 7To Mississippi River .• $_,°i � Existing �' �;'--�. Green '' ' Corridor the Comprehensive Plan extends this land use south to of this roadway should be identified and preserved as the planned expansion of School Boulevard. development occurs. It is important to recognize that activity generated by business development can create conflicts with residential development. 1he Comprehensive Plan seel<s to create both high quality business parl<s and residential neighborhoods in this area. Careful site planning and development management will be needed to meet these objectives. School Boulevard Extension School Boulevard has several other Comprehensive Plan implications: ► lhis major collector street will influence the nature of adjacent land use. ► 1he Northwest Area serves as a good example of the ► need to coordination land use and transportation planning. An extension of School Boulevard is needed to provide access to the area and to connect development to the rest of the community. 1he route Streetscape improvements would help to define the high quality character desired by the City as a gateway to the Bertram Chain of Lal<es Regional Parl< and to new neighborhoods. The street is a means for bringing trail connections to the parl<. 2008 Comprehensive Plan � Updated 2017 Land Use � 3-19 Golf Course In 2006, the Silver Springs Golf Course was part of a development proposal (Jefferson at Monticello) that would have redeveloped this property mixing golf and housing. 1he development did not proceed beyond the environmental review. The Comprehensive Plan shows the area as Places to Recreate based on the continued use as a golf course. This designation does not preclude a future proposal and Comprehensive Plan amendment for residential development. It is lil<ely, however, that this scale of new development will require the access provided by a new highway interchange. The Comprehensive Plan seel<s to fill in other development areas and mal<e effective use of other infrastructure investments before extending utilities for redevelopment of the golf course. Downtown Focus Area Downtown Monticello needs special attention in the Comprehensive Plan. Following the 2008 Comprehensive Plan update, the community undertool< a separate downtown planning process. lhis process resulted in the Embracing Downtown Plan. In 2017, recognizing the changes in the retail marl<etplace, and more specifically marl<et changes and investments in the Downtown, the City engaged the community in a planning effort for the core blocl<s of the Downtown. On September 25, 2017, the City adopted a Downtown Small Area Plan, which provides guidance for the downtown, including the core blocl<s and extending to include the full Downtown Central Community District (CCD). 1he Plan emphasizes the importance that the community places on Downtown. 1he 2008 Comprehensive Plan Update relies on the Downtown Small Area Plan as a guide for public and private actions in the Downtown area. Revitalizing and sustaining Downtown Monticello requires a collaborative effort of the City, businesses, property owners and other stal<eholders. Planning for the future of the Downtown must recognize the practical realities facing commercial development in Downtown: ► The configuration and traffic volumes of Highway 25 significantly reduce opportunities for direct access from the Highway to adjacent properties. ► Traffic volumes on Highway 25 will continue to increase. Greater volumes and congestion act as an impediment for people living south of I-94 coming to Downtown. ► There is no controlled intersection on Highway 25 between Broadway and 7th Street. 1he lacl< of a controlled intersection combined with traffic volumes mal<e pedestrian connections between Downtown and residential areas to the east very difficult. ►"Big box" and retail development continue to occur in other parts of Monticello. lhese businesses directly compete with the Downtown and attract smaller businesses (that might otherwise consider a Downtown location) to adjacent parcels. Downtown Goals ► Improve Pine Street for all users. ► Shift the center of Downtown to Broadway and Walnut Streets ► Encourage Small and Medium Scaled Investments ► Become a River Town Land Use ► Create a Center to Downtown that is active throughout the day and into the evening — year- round. The Walnut / Broadway Intersection should become the heart of this area. ► Improve connections to the River by locating uses that benefit from open spaces and activities associated with the River. ► Improve the entry experience from the north. ► Maintain a shopfront District along Broadway, west of Pine Street comprised of traditional main street (mercantile) buildings that have retail/restaurant space on the ground floor and housing or offices above. ► Create a development pattern on Pine Street that benefits from high visibility and regional access. ► Infill Walnut Street and Cedar Street with mid- scale housing (2-4 stories) that creates an effective transition between the in-town neighborhoods and the Downtown. 3-20 � Land Use City of Monticello Figure 3-12: Land Use and Development Framework from the Downtown Small Area Plan F .�M _ _ �y f � �� . �� . `� ��'' ' � .'..� �, �� f�, *�i r� 5 i; , • "`� '�� S •-+.,� f ��t �� a., �``'.� �• � `.r1.� �.�n�� { ; � �� ^''-�. _ / 4� f � ' i �-w, �� f�•� � *�f �� .f� �� ,%� �Y ��:� 4r,: C � � �. � `� . � ,. � .�� k�'�-.1 . �- � Transportation ► Connect Walnut Street to River Street ► Maintain the River Street / Pine Street signal as the formal entrance to Downtown and an important pedestrian connection across Pine Street. ► Add a traffic signal at 4th and Pine to help balance the grid and turning movements at the Pine / Broadway Intersection. ► Modify Walnut / Broadway and Cedar / Walnut Broadway intersection to prioritize pedestrian crossings and access to the river. ► Narrow the travel lanes on Walnut Street, add parl<ing where possible and ensure continuous safe and pleasant sidewall<s. ► Add sidewall<s at the perimeter of blocl<s where they are not currently present. ► Discourage direct property access to Pine Street; favoring the side streets wherever possible with through-blocl< lanes or easements. ► Allow direct property access to Blocl< 52 from Pine Street in order to reduce volumes at the Pine / Broadway intersection. ► Consider traffic calming at River Street and Locust (or Linn) to prevent excessive speeds - similar to River Street and Cedar Street as an example. Open Space and Parks ► Redesign East and West Bridge parl< to include an amphitheater, water feature, riverfront access, 2008 Comprehensive Plan � Updated 2017 Land Use � 3-21 picnicl<ing, and additional space for passive parl< use. ► Improve Front Street Parl< to include improved boat landing and space for nature oriented programming. ► Connect the two Bridge Parl<s with Front Street Parl< with improved pathways and trails. Design all three parl<s as a single parl< with multiple uses. ► Provide access to the islands with a seasonal bridge ► Create small pocl<et parl<s mid-blocl< on Broadway to offer plazas that connect to parl<ing lots in the middle of the blocl<. ► Redesign Walnut Street between River Street and Broadway as a special street that can be closed and used for festivals and events throughout the year. ► Consider all sidewall<s for opportunities to enhance greenery and public art. Emphasize Walnut Street, River Street and Broadway as the main pedestrian corridors in Downtown. ► Use public art throughout the parl<s and corridors to distinguish Downtown as a place of cultural expression and celebration. ► Worl<closelywithlocalbusinesses, residents (new and existing) to ensure local parl<s and open spaces are appropriately designed and programmed for their varied needs. ► Create north / south bil<e access to the river along Walnut and Cedar through a complete streets policy. Encourage bicycle crossing of Pine Street at 4th, River and 7th Street. Downtown Design and Image ► 1he Downtown Small Area Plan provides guidance for the core blocl<s of the Downtown. VC/here the Downtown Small Area Plan does not provide specific design guidance, the City's zoning ordinance will guide design and image. South Central Focus Area Continued residential growth to the south is an important element of the Comprehensive Plan. lhis growth achieves several objectives: ► It helps to facilitate the expansion of the sanitary sewer system in conjunction with the reconstruction of Fallon Avenue. lhis sanitary sewer capacity is � �� . �� ,� _ M � ,c �,_ ' �„� � ' � � _ `, ti �, . � h� ;� �-= �'�.� '� �_: .r — 4' _ „. �,^ � rr•:' . __ —h � �I.�e #' - - .� ,. •F� ._ � � `w^ ��, � �,;i ;: � � {�� r � ` ' _ � � � � � � '�,' • � � ..�,� k � i� �* — "� � +fr"-''+1 Y9 v �-._ " The Comprehensive Plan seeks to enhance the existing commercial core along Broadway by building sfrong connecfions wifh fhe riverfronf and fhe cividrefail disfricf on fhe soufh end of Walnuf Sfreef. . �'��'�:, -,-"^'«'� r. � � + : } ,��,,, � � s � � , �:. ��`F�' x I��Sf+s�� '4.. � ., k}�f�', .�� -.,�;, "� ��,� �,� � �� : ,' �`,�. a -�-�� ti�'5�.. . ;._.►�� . �?� � , ' �e - =�� _ - _ `�` ..# _ � �— � � . .. � , _ � •,�.4 � - �--',,,:±'_ _ `��. _ _ , - `�� . - �p ; _ ,��a � � " . �,- �--�-- The currenf end of Walnuf Sfreefis a barrier fo improving connecfions befween Downfown and fhe riverfront. needed to support future industrial growth area along Highway 25. ► These areas encourage growth in areas that could use the new eastern interchange with I-94 rather than Highway 25. ► These areas provide appropriate locations for continued growth in entry-level single family homes and medium density housing types. These Places to Live are important elements of maintaining an adequately diverse housing stocl<. 3-22 � Land Use City of Monticello ► Orderly expansion to the south moves development towards area of higher natural amenity. Areas along the southern edge of the Orderly Annexation Area provide another location for potential "move up" housing. A 1<ey to development in this focus area is the construction of the Fallon Avenue bridge. 1he bridge leads to the reconstruction of Fallon Avenue and the related expansion of municipal sanitary sewer and water systems. Future development will be limited without additional utility capacity. East Focus Area The Comprehensive Plan places greater priority on growth to the west and south. Development should be directed to areas that most effectively achieve the objectives of this Plan. Several factors could cause the City to encourage future residential development in the East Focus Area: ► Increased overall housing demand that exceeds the capacity to support growth in other areas. ► Traffic congestion on Highway 25 that increases the need to channel use to the east interchange. ► The need to solve stormwater and drainage management issues (Ditch 33) in this area. Solving drainage issues allows eastward expansion along County Road 18. Future growth in the east should continue to fill in the development area within the Orderly Annexation Area on the east side of Monticello. 1he natural features in these areas allow for higher amenity neighborhoods. This growth can occur with new collector/arterial street corridors. Figure 3-13: Land Use Plan - South Central Figure 3-14: Land Use Plan - East Focus Area 2008 Comprehensive Plan � Updated 2017 Land Use � 3-23 Planning Commission Agenda — 08/06/19 3B. Communitv Development Director's Report Council Action on Commission Recommendations • Consideration of a request for Rezoning to B-2 (Limited Business) from B-2 (Limited Business) and B-3 (Highway Business) & Preliminary and Final Plat for River Mill 6th Addition for proposed office building Applicant: Stacy Thielman- Jost City Council approved the requests on the consent agenda on July 22nd 2019. • Public Hearing - Consideration of a request for a Comprehensive Plan Amendment from Urban Reserve to Places to Live, Rezoning to R-1 (Single Family Residence), R-A (Residential Amenities) and Planned Unit Development, and Preliminary Plat for a 335 Unit Residential Development, including single- family and townhome unit development. Applicant: Marc D. Schulte City Council approved the preliminary plat request on the consent agenda. The other land use requests will be considered with the final plat and annexation requests. • Public Hearing - Consideration of a request for an Amendment to Monticello Zoning Ordinance Chapter 3.4 (F) R-2 (Single and Two Family Residence) District amending the allowable density in the district and Conditional Use Permit for a 3-4 unit multi-family dwelling in an R-2 (Single and Two Family Residence) District. Applicant: Shannon Sanford The applicant requested tabling of this item and as such, the item was not considered by the Council. • Public Hearing - Consideration of a request for an Amendment to Planned Unit Development for the Addition of a Dump Station Facility Applicant: Kinghorn Construction - Tucker Osterberg The City Council approved this item on the regular agenda. Monticello 2040 Community Vision & Comprehensive Plan Update City staff has held its first call with the proj ect consultants. The first community meeting a community kick-off event, is planned for the first or second week in September. During that same time, Planning Commission and City Council will be asked to meet in joint session for a project outline and direction session. In addition, the consultants will be hosting a bus tour for the Planning Commission, City Council, as well as the Comp Plan's Technical Advisory Committee (TAC) and Citizen Advisory Committee (CAC). Staff will be working with boards and the community to fill out representation on each of the two committees over the next month. At the September meeting of the Planning Commission, the Commission will be asked to appoint a designated representative to the Technical Advisory Committee for the plan. A "job description" for that role will be provided to aid the Commission in their Planning Commission Agenda — 08/06/19 designation. Highway 25 Coalition The Highway 25 Coalition has begun its journey as a regional collaboration. In July, the group agreed on a new name for the organization to better reflect the group's larger purpose — Central Mississippi River Regional Planning Partnership. The group's efforts are now focused on developing an RFP for regional land use and economic framework planning. Visit the organization's new website for more information: https://re�ionalplannin�partnership.or�/ Great River Regional Trail Wright County, in partnership with the cities of Clearwater, Monticello, and Otsego, is working on a master plan for the proposed Great River Regional Trail. The trail is envisioned as an off-road, paved, non-motorized destination trail for walking, running, bicycling and inline skating. The trail will provide visual and physical connections to the Mississippi River where feasible and may be linked to the Mississippi River state water trail to provide a canoe/kayak and bicycle loop route. Additional amenities and facilities along the trail may include campsites, trailheads, cultural interpretation, wayfinding signage, rest stops, and connections to local destinations. Planning Commissioners may wish to take time to visit the project website and complete a survey related to the trail. The survey closes at the end of the day, next Monday, August 5tn. Project website: http://www.co.wri�ht.mn.us/Facilities/Facility/Details/Great-River-Re�ional- Trail-44 Interactive Map: https://hk�i.mvsocialpinpoint.com/�reat-river-re�ional-trail#/ Online Survey: https://www.surveymonkey.com/r/GRRT2019 Planning Commission Training Planning Commission training is set to occur prior to the regular meeting in September, 2019. Please see the most recent City Council Connection and Highlights for other important news: https://www.ci.monticello.mn.us/vertical/sites/%7B46185197-6086-4078-ADDC- OF3918715C4C%7D/uploads/Council Connection 7-22-19.pdf https://www.ci.monticello.mn.us/index.asp?SEC=F18BE4D0-OB7D-49F9-8773- D1B2526EE7D3&DE=3F82FC47-B7A8-44AD-A59D- B1F33E132083&Tvpe=B BASIC 2