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Planning Commission Agenda 07-07-2020AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 7th, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Meeting will occur in person at the Monticello Community Center with recommended social distancing procedures in place for the Commission, applicants, and public. Commissioners: Sam Murdoff, John Alstad, Paul Konsor, Andrew Tapper, and Alison Zimpfer Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes — June 2nd, 2020 C. Citizen Comments D. Consideration of adding items to the agenda E. Consideration to approve agenda 2. Public Hearings A. Public Hearing — Consideration of a request for Conditional Use Permit for an approximately 728 square foot residential detached Accessory Building — Major in an R-1 (Single-Family Residence) District. Applicant: Kevin & Sara Haman B. Public Hearing — Consideration of a request for variance to the required 10' side yard setback in the Mississippi Wild Scenic Recreational River District in the R-1 (Single-Family Residence) District. Applicant: Chris Holtz C. Public Hearing — Consideration of a request for an Amendment to Monticello Zoning Ordinance to Chapter 3.6, Industrial Base Zoning Districts, related to maximum height of a structure. Applicant: City of Monticello 3. Regular Agenda A. Consideration of the Community Development Director's Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, June 2nd, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, John Alstad, Paul Konsor, Andrew Tapper, 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 6:15 p.m. B. Consideration of approvin� minutes a. Re�ular Meetin� Minutes — Mav 5th, 2020 PAUL KONSOR MOVED TO APPROVE THE REGULAR MEETING MINUTES — MAY STH, 2020. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Citizen Comments None. D. Consideration of addin� items to the a�enda None. E. Consideration to approve a�enda � ANDREW TAPPER MOVED TO APPROVE THE AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 5-0. 2. Public Hearings A. Public Hearin� — Consideration of a request for variance to the required 10' side vard setback in the Mississippi Wild Scenic Recreational River District in the R-1 (Sin�le-Familv Residence) District. Applicant: Sandra K Lichtv Steve Grittman introduced the item by stating the proposal was to remove the existing attached single stall garage and breezeway and replace it with a new two stall garage. The proposal would place the garage at a six foot side yard setback and the required side yard setback is ten feet because the property is located in the Mississippi Wild and Scenic Recreational River District (MWSRR). Grittman noted that typically, the side yard setback for single family residential districts is six feet. Grittman reviewed the findings for granting a variance and noted support of the proposal. He recognized that a two stall garage was a reasonable use of property Planning Commission Minutes — June 2nd, 2020 Page 1 � 10 and common in residential districts. The proposal met all other intents of the zoning ordinance. Grittman also stated that the applicant planned to complete an addition in the rear of the property which would expand the house and create a new deck area. It was noted that the improvements would meet all shoreline and MW SRR setbacks to the river and bluff line. Grittman added that because the property is in the MWSRR, it is required to notify the DNR of any land use applications. They commented that there were no issues with the side yard setback and no impacts to the river. They reminded the applicant that they need to continue to meet the impervious surface coverage requirement of no greater than 25 percent. Staff recommended approval of the variance application, with conditions as noted in Exhibit Z. Sam Murdoff asked if the existing driveway was staying in place. Grittman confirmed that the current driveway along the property line was intended to stay. The applicant would expand the driveway to access the new garage, where the current breezeway sits. Andrew Tapper asked if the applicant would move the curb cut. Grittman explained that the curb cut would be extended farther to the east. Staff recommended as a part of Exhibit Z that the applicant comply with the 3 foot side yard setback for (west) curb cut and shift the existing curb cut to the east. Grittman noted that some curb repair would be necessary as a result of this condition. Murdoff asked what the proposed width of the driveway. Grittman responded that it is proposed to be approximately 21 to 22 feet in width, with the current code allowing up to 30 feet. Tapper asked where the ten foot side yard setback originated from. Grittman responded that the DNR has a model ordinance for the MW SRR District and that it was recommended at ten feet. Grittman added that the City adopted the six foot setback standard for normal residential lots due to the nature of the size of the lots. He also noted that all lots within the Original Plat of Monticello measure 66 feet in width. Angela Schumann added that the DNR is mostly concerned with the river side setback rather than the side yard setback It is the City's standard for a ten foot side yard setback. Murdoff asked what the City's standard for driveway width from the curb cut to the property line. Grittman responded that the previous ordinance allowed driveway width at the property line to be 24 feet and can expand at the property line to match the width of the garage. Murdoff also asked generally what the length was from the curb to the property line. Grittman responded that it was typically 14 to 20 feet depending on the street. Tapper asked for confirmation if the proposed curb cut was within code standards. Grittman confirmed and stated Planning Commission Minutes — June 2nd, 2020 Page 2 � 10 the curb cut was 22 feet. Grittman explained that the recent code amendment to driveway widths allows up to 30 feet. Tapper asked what the side yard setback of the driveway to the property line was. Grittman responded that it is three foot per the zoning code. Sandra Lichty, the applicant, explained the background of the proposed project. Lichty mentioned concern with reducing the current curb cut. She requested that the driveway reasonably be able to accommodate two parked vehicles side by side and that they could back around each other easily. Lichty noted that the driveway was new as of last year (August or September, 2019). She also expressed the desire to keep the current curb cut and driveway as it would be helpful during the winter parking restrictions. Lichty also discussed the remodel work for the rear addition. The addition would include a master bedroom and living room space and bring the laundry and a powder room to the main floor. The same size deck as existing would then be added to the new addition. Murdoff asked for confirmation from Lichty to keep the existing driveway as it is. Lichty confirmed and noted that she talked with her neighbor and they had no concerns with it staying. Murdoff asked if the existing was concrete or asphalt. Lichty responded that it was concrete. John Alstad pointed out that the DNR is requesting an impervious surface calculation. Lichty expressed that it was the intent to not change the pervious surface proposed underneath the deck nor change any draining patterns. Alstad also noted that the DNR recommended water retention features. Lichty responded that she assumed the right percentage of surface would exist to allow water to drain properly. She also mentioned that during her City Staff review meeting there were no concerns mentioned by staff. Murdoff asked if the foundation would be concrete or raised. Lichty stated that it would be raised. She said that appropriate footings for the additions would be installed and no basement structure was intended for underneath the addition. Schumann noted that the public hearing notices did include the option to participate in the meeting via Go To Meeting (a teleconference platform). No citizens had participated on the teleconference option. Schumann noted for the record that written comment via email had been received from the property owner located at 813 River Street West. They had concern with the site line visibility for the front yard and whether the addition would encroach in the front yard setback Schumann and the property owner were able to talk about the side yard setback and that the proposal moved the garage off of the property line. The property owner mentioned concerns with visibility especially to river. They were supportive of the request for variance pending the neighbor to the west of the subject properties concerns. Schumann noted that staff received a Planning Commission Minutes — June 2nd, 2020 Page 3 � 10 call from the property owner to the west of the subj ect parcel, but that no written comment was submitted. He noted to staff that the code was in place for a reason, but did not have obj ections to the proposal. Hearing no further comments, Sam Murdoff closed the public hearing. Tapper asked if a permit was required for the current driveway constructed last year. Grittman confirmed it was a permitted process and noted that the property owner installed a concrete driveway over the existing gravel driveway. The property owners wouldn't have encroached any more or less than existing. Tapper asked if a permit was issued for the driveway. Grittman could not confirm, but noted staff including the department that approves driveway permitting were aware of it. Alison Zimpfer supported the proposal. Tapper stated that if the City permitted them to pave a driveway along the property line a year ago, asking the property owner to remove three feet of it was onerous. He recommended removing that condition in Exhibit Z. Alstad mentioned concerns with water retention features. Grittman explained that typically the DNR would recommend a swale or rain garden facility to help slow or capture water before it runs into the river. Staff did not include that condition as a part of the report and encouraged the applicant pursue options. Grittman indicated that staff could assist with following up on options. Paul Konsor indicated that the proj ect made sense and the application seemed like a formality for public process. He noted that the property was constructed prior to the MWSRR regulations. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PG2020-016 APPROVING THE SETBACK VARIANCE FOR THE LICHTY GARAGE AT 725 WEST RIVER STREET, BASED ON F1NDINGS 1N SAID RESOLUTION, AND PURSUANT TO THE CONDITIONS IDENTIFIED 1N EXHIBIT Z WITH THE REMOVAL OF CONDITION RELATED TO CURB CUT AND THREE FOOT SETBACK FOR DRIVEWAY. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Sandra K Lichty Variance to Side Yard Setback in M�VSRR Overlay District 725 West River Street Applicant verifies that materials for the proposed garage will match those of the existing primary structure on the property. 2. The ground under the decks must be kept as pervious surface (no concrete, brick, etc.) 3. Contractor to maintain current drainage patterns. Planning Commission Minutes — June 2nd, 2020 Page 4 � 10 4. Engineering Department will require a driveway permit prior to expansion of driveway. 5. Any additional recommendations of other Staff or Planning Commission. B. Public Hearin� — Consideration of a request for Conditional Use Permit for an approximatelv 432 square foot addition for a residential attached Accessorv Use Structure — Maior in an R-1 (Sin�le-Familv Residence) District. Applicant: Joseph Michael Osborn Steve Grittman introduced the public hearing and noted that the conditional use permit request was for an expansion of an attached garage on a single family home. The expansion would occur on the south/southeast portion in the rear of the home. The CUP application was required because of the proposed garage being larger than the footprint of the residential portion of the home. Grittman explained that the proposed garage was still within code allowance. Grittman also provided the criteria for approving CUPs. He noted that staff believes sit doesn't threaten the surrounding properties, does not overcrowd the site, architecturally fits with property, and is consistent with allowances and requirements for CUPs and accessory building standards. Grittman stated that the setbacks for the property exceeded the requirements set for single family residential districts. Grittman reviewed the conditions in Exhibit Z and recommended approval of the application. Sam Murdoff asked about the Exhibit Z comment regarding having a revised certificate of survey. Grittman stated that the survey is common for construction projects, in particular when there could be potential issues for setback Applicants during the land use application phase are not required to have a survey as the survey is at their own expense and subj ect to the application approval. The revised survey would be reviewed during the building permit phase to verify the proj ect is within setback requirements. Sam Murdoff opened the public hearing and invited the applicant to speak first. Joe Osborn, the applicant, introduced himself and exclaimed that the purpose was to declutter the front and back yards and for the storage of boating ATV, and vehicle storage. Murdoff asked the applicant if he was able to review the comments in Exhibit Z and if he had any concerns with complying. Osborn stated he did review the comments and did not have any concerns. Hearing no further comments, the public hearing was closed. Planning Commission Minutes — June 2nd, 2020 Page 5 � 10 PAUL KONSOR MOVED TO ADOPT RESOLUTION PG2020-017 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW AN ATTACHED GARAGE THAT EXCEEDS THE FOOTPRINT OF THE PRINCIPAL HOME, AS PROPOSED 1N THE APPLICATION OF MAY STH, 2020, CONTINGENT ON COMPLIANCE WITH THOSE CONDITIONS SPECIFIED 1N EXHIBIT Z. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Joseph Michael Osborn Conditional Use Permit for Accessory Building — Major 340 Prairie Road 1. The applicant provide a revised certificate of survey demonstrating compliance with all required setbacks for the proposed addition. 2. The garage and existing shed shall be used solely for the parking of residential vehicles, or the storage of materials and equipment accessory to the principal residential use of the property, and no commercial or home-occupation use will be conducted in or around said accessory buildings. The applicant shall comply with all drainage and erosion control measures necessary to ensure protection of the area during construction. Further, the applicant shall comply with all recommendations of the City Engineer during and after construction as needed. 4. The building materials for the garage addition shall match the existing home and attached garage in material type and color. 5. No additional pavement be added to the rear or side yards that connects the rear garage door to the driveway. 6. Comments and recommendations of other staff and Planning Commission. 3. Regular Agenda A. Consideration of a request for a Simple Subdivision in an R-2 (Sin�le and Two Familvl Residence to create two parcels. Applicant: Patricia Olson Steve Grittman introduced the item and noted that the request was for a subdivision located at the corner of 3rd Street East and Palm Street. The parcel consists of two legally described Original Plat lots combined. The applicant was seeking to split the lot and revert it back to the two standard Original Plat lines. The proposed subdivision contains a home on the east parcel, which is currently rental property. The proposed parcel to the west is vacant and could be developed. Grittman exclaimed that the lots meet the expectation of the Original Plat and standards for the R-2 zoning. The house meets the proposed setback requirement Planning Commission Minutes — June 2nd, 2020 Page 6 � 10 for the interior lot line. The exterior setback is not changing because of the existing lot lines along 3rd Street East and Palm Street. Grittman added that the proposed subdivision would create setback encroachments for a play structure and two clothes line polls. It is proposed to relocate these structures six feet from the property lines, which is the standard setback for accessory buildings. The clothes lines were also noted as being located in the lot line easement area, which is why they would need to be removed or relocated six feet away from the property line. Grittman added that the lot line easement areas should be added to the survey. Staff recommended approval of the application, with conditions identified in Exhibit Z. Sam Murdoff asked if staff knew when the lots were originally combined. Grittman was unsure of the timing. Andrew Tapper asked for clarification if when a lot is split, it creates a new fee structure with the City. Grittman confirmed and stated that the subdivision creates the necessity to apply fees since the applicant could convey the lot at any time once they are subdivided. Paul Konsor asked for clarification on the park dedication requirement in Exhibit Z. Grittman said that when a subdivision is created, a fee for park dedication is incurred. Grittman added that the comment was discussed at a staff level and may not be applicable because the subject parcel is located in the Original Plat. It was noted that more research would need to be completed. Grittman also pointed out Item 4 on Exhibit Z. He noted that it was highly unlikely that the County would not accept the new legal descriptions as they were simple and reverting back to the Original Plat descriptions. Grittman said that the Exhibit Z comment was only a cautionary note, in case platting would be required by the County. Angela Schumann also noted that the subdivision ordinance does not require a public hearing for simple subdivisions. Sam Murdoff asked why the fees wouldn't be paid before the subdivision split would occur. Grittman exclaimed that once the streets were reconstructed, an assessment was laid on this single parcel. He noted that the assessment could not be reapportioned until after the subdivision. Schumann also added that the county has one PID per parcel and assessments are levied by PID. Murdoff asked if the assessments could be paid off prior to splitting the lots. Grittman confirmed the applicant could do so, but the City could not require it. The Planning Commission invited the applicant to comment if she would like to. The applicant noted that staff covered the proposal in their presentation. Planning Commission Minutes — June 2nd, 2020 Page 7 � 10 PAUL KONSOR MOVED TO ADOPT RESOLUTION NO. PG2020-018, RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION FOR 224 3R� STREET EAST, SUB7ECT TO THE CONDITIONS 1N EXHIBIT Z. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Patricia Olson Simple Subdivision 224 3''d Street East � Lots 6 and 7, Block F, Monticello (original plat) The play structure will need to be removed or moved to comply with the City's setback of six feet from the side and rear property lines, and 20 feet from the right-of-way along Palm Street. 2. The two existing cloths line poles that will be abutting the side property line shall be moved to comply with the City's setback of six feet from the side and rear property lines, and 20 feet from the right-of-way along Palm Street. Alternatively, the close line can be removed completely. Provide a legal description of required drainage and utility easements for recording. 4. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant will need to re-apply and utilize a formal plat process. 5. Payment of any applicable trunk fee or other fees resulting from the subdivision including, but not limited to sewer, water, and stormwater. 6. A required park dedication fee shall be paid by the applicant if it is determined that this fee has not yet been paid. 7. Reapportionment of applicable levied special assessments. 8. Compliance with the requirements of the City Engineer regarding easements, grading drainage, and utilities. 9. Recommendations of other staff and Planning Commission, as applicable. B. Consideration of the Communitv Development Director's Report Angela Schumann provided the Community Development Director's Report as provided in the agenda packet. Schumann provided additional details regarding the Monti 2040 Comprehensive Plan update. She invited the Planning Commission, if interested, to attend a web session workshop on June 3, 2020 from 1— 3 p.m. to discuss the draft land use strategies plan and map with the Community Advisory Committee (CAC) and stakeholders. Schumann added that all of the materials were posted on the City's website including last week's presentation of a similar workshop meeting that was held the week previously. She also encouraged participation in an online workshop (survey) that asks the community including city officials for their Planning Commission Minutes — June 2nd, 2020 Page 8 � 10 comments on the draft land use map and strategies. The online workshop (survey) is taking the place of an in-person workshop. Schumann also explained that the Central Mississippi River Regional Planning Partnership also has a survey for Framework 2030 available and encouraged the commission to participate. Schumann pointed out the importance of participating in these surveys and providing comments. Schumann also discussed the EDA's recent request for qualifications and bids for an updated Housing Study. It was noted that the EDA would like the Planning Commission's actively involved with the process and the study. Schumann also stated that staff asked for the study to tie between the data and the local community. Stakeholder interviews would occur during this process. In the Director's Report, it notes proj ect updates. Schumann added Haven Ridge by explaining this was a proposed large single-family and multi-family residential development in the area south of the City in the annexation area. It is staff's understanding that the developer plans to continue with its first phase of development, which includes 27 units, but with the current situation, things are slower. The approved preliminary plat is valid for ten years, whereas the final plat is valid for filing for 365 days (December, 2020). Sam Murdoff asked for an update regarding Spirit Hills South. The developer asked for a one year extension for filing their final plat for a 49 unit single family home development. It was also noted that Firm Ground's proposal for a multi- family apartment complex has been approved for extension of filing for final plat and final stage PUD. Paul Konsor asked if the Buchholz project was starting this year yet. Schumann stated that their building permit for the construction of the first apartment complex of three has been received. It is currently being reviewed by the Building Department. The developer intends to have their final plat filed by the end of June. 4. Added Items � N/A � �. 5. Adjournment JOHN ALSTAD MOVED TO ADJOURN THE MEETING AT 7:22 P.M. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 5-0. Planning Commission Minutes — June 2nd, 2020 Page 9 � 10 Recorder: Jacob Thunander Approved: July 7th, 2020 Attest: Angela Schumann, Community Development Director Planning Commission Minutes — June 2nd, 2020 Page 10 � 10 Planning Commission Agenda — 07/07/2020 2A. Public Hearin� — Consideration of a request for Conditional Use Permit for an approximatelv 728 sauare foot residential detached Accessorv Building — Maior in an R-1 (Sin�le-Familv Residence) District. Applicant: Kevin & Sara Haman (NAC) Property: Legal: Lot 7, Block 4, Groveland Second Address: 10051 Prescott Drive, Monticello, � Planning Case Number: 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: 2020-016 Conditional Use Permit for a garage space exceeding 1,200 square feet total. July 20, 2020 (120 days: September 18, 2020) Places to Live R-1 Single Family Residence District 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. N/A Single-family home with attached garage R-1 Single-Family Residence District R-1 Single-Family Residence District R-1 Single-Family Residence District A-O Agricultural Open Space District Project Description: The applicants are proposing to construct a detached garage on the rear of the property located at 10051 Prescott Drive. The new garage will be 26' x 28' for a total of 728 square feet. The property has an existing single-family home and an attached 690 square foot garage. The total square footage for the garage spaces will be 1,418 square feet. 1 Planning Commission Agenda — 07/07/2020 ANALYSIS Zoning. The subject site is zoned R-1 Single-Family Residence District. Within the R-1 district, detached garages are an allowed accessory use. Setbacks. The following table illustrates that the proposed accessory building will meet the required setbacks: Re uired Pro osed Com liant Front Yard Behind Principal Building Behind Principal Building Yes Side Yard (north) 6 feet 6 feet Yes Side Yard (south) 6 feet > 6 feet Yes Rear Yard 6 feet 12 feet Yes Lot Area and Width. The subject site is approximately 17,280 square feet in area; has a lot width of approximately 80 feet. This exceeds the standards for the R-1 district. Easements. The subject site has a six-foot drainage and utility easement along the side property line; and a 12-foot easement along the rear property line. The proposed garage will not encroach into the easements. Maximum Building Height. The maximum accessory building height in the R-1 district is 15 feet as measured to the mean height of a pitched roo£ The proposed building has a height of 14 feet 11 3/8 inches to the mean spot on the roo£ The accessory building height is compliant with the City's standards. Building Type and Design. The applicants have submitted a narrative stating that the building will use a gray vinyl siding to match the existing home, or a darker gray vinyl to complement the existing home. No brick is proposed. As a condition of approval, the materials used to finish the garage must match the existing home in material type and color. Staff would recommend that a matching brick wainscot be used. Site Lighting. The building plans that have been submitted do not show any exterior lighting. As a condition of approval, staff is recommending that any exterior lighting be added to the structure only such that it does not glare onto adj oining property. Landscaping / Site Restoration. The applicants have not submitted a landscaping / site restoration plan. As a condition of approval, the disturbed areas of the site shall be seeded or sodded within one year of the issuance of a certificate of occupancy. Curb Cut Access. The applicants are not proposing to make any changes to the curb cut access or driveway areas. Grading and Drainage Plan. The pitched roof will direct stormwater to the north and south of the structure. As a condition of approval, the City Engineer shall review the plans to ensure 2 Planning Commission Agenda — 07/07/2020 proper drainage of the site; the applicants shall adhere to any follow up recommendations by the City Engineer. Conditional Use Permit Criteria. Approval of a Conditional Use Permit application requires that the City find that conditions can be established to ensure that all of the following criteria will always be met: (i) The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subj ect property. Sta�'f Comment: The conditional use is expected to increase property values for the applicant as well as neighboring property. (ii) The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use. Sta�'f Comment: The accessory structure will be constructed according to building code and not endanger persons or property in the area. (iii) The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area. Sta�'f Comment: With the exception of the area to the west, the surrounding area is fully developed. The area to the west is accessible from other rights-of-way in the area. (iv) The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided. Sta�'f Comment: The proposed garage will presumably have electricity and no running water / sewer. The proj ect is not expected to have an impact on utilities or roads. (v) The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with City code requirements. Sta�'f Comment: No parking or loading space is proposed. (vi) The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution. Sta�'f Comment: The garage will not create any odors or noise. The garage will be located in the rear corner of the property and will have minimal visibility from the street. (vii) The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled. 3 Planning Commission Agenda — 07/07/2020 Sta�'f Comment: No impact to natural features is expected with this proj ect. (viii) The conditional use will adhere to any applicable additional criteria outlined in Chapter 5 for the proposed use. Sta�'f Comment: In review of the remaining provisions of Chapter 5, the proj ect will be compliant with the City's requirements. Accessorv Buildin� CUP Requirements. In addition to the requirements above, the zoning ordinance also lays out the following criteria for accessory structures: (i) Size Except by Conditional Use Permit issued pursuant to Section 5.3(D)(2)(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. Sta�'f Comment: Because the garage is greater than 1,200 square feet and exceeds the footprint of the home, a CUP has been applied for. 2. The size limitations for accessory building area listed in Section 5.3(D)(2)(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. Sta�'f Comment: The applicant has stated in their narrative that the garage will be used for storage of personal property. As a condition of approval, no commercial business will be allowed in the new garage or existing garage. 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. Sta�'fComment: The lot is 0.24 acres and is pie shaped with the backyard being larger than the front yard. The backyard area is of sufficient size to accommodate this accessory 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 — 07/07/2020 Sta�'f Comment: The new garage will be 728 square feet. Staff feels that this is not an unreasonable size that it will impact surrounding properties. d. The accessory buildings shall be constructed to be similar to the principal building in architectural style and building materials. Sta�'f Comment: The applicant has stated their intent to provide lapped siding similar to the principal building in compliance with this requirement. In similar applications, the City has applied a requirement that includes brick or stone front materials, to match the existing home. The applicant suggests that the front of the structure will have some visibility, although limited, from the street. The City has waived the brick requirement only when the building is not visible. Although visibility is limited, this requirement should apply as it has for similar applications. This will also be a condition of approval. B. ALTERNATIVE ACTIONS Motion to adopt Resolution No. PC-2020-019, adopting the findings and recommending approval of the proposed Conditional Use Permit, subj ect to the conditions listed in Exhibit Z of this report. 2. Motion to deny adoption of Resolution No. PC-2020-019, based on findings to be identified following the public hearing. 3. Motion to table action on the Conditional Use Permit resolution, subj ect to submission of additional information from the applicant or staff. C. STAFF RECOMMENDATION Based on staff review of the plans submitted by Kevin and Sara Haman dated March 30, 2020, planning staff recommends approval of said plans with the conditions as listed in Exhibit Z. D. SUPPORTING DATA A. Resolution 2020-019 B. Aerial Site Image C. Applicant Narrative D. Site Survey E. Building Elevations F. Building Floor Plans Z. Conditions of Approval 5 Planning Commission Agenda — 07/07/2020 EXHIBIT Z Conditions of Approval Conditional Use Permit for Garage 10051 Prescott Drive Lot 7, Block 4, Groveland 2"d Addition 1. The exterior materials used to finish the accessory structure must match the existing home in material type and color, including a wainscot treatment of brick similar to that of the principal building front. 2. No exterior lighting be attached to the garage that will glare onto adj oining property. 3. The disturbed areas of the site shall be seeded or sodded within one (1) calendar year of the issuance of a certificate of occupancy. 4. The City Engineer review the plans and address any drainage concerns. The applicants shall adhere to any follow up recommendations by the City Engineer. 5. The applicant is responsible for any and all damage that may happen to any utilities during construction of the proj ect. 6. No business or home occupation shall be allowed in either the attached or detached garage. 7. The applicant shall provide an updated survey with the building permit. 8. The applicant obtains a building permit prior to construction. � CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-019 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR AN ATTACHED GARAGE IN AN R-1 (SINGLE-FAMILY RESIDENCE) DISTRICT 10051 PRESCOTT DRIVE, LOT 7, BLOCK 4, GROVELAND 2ND ADDITION WHEREAS, the applicant has submitted a request to construct an attached garage structure in the rear portion of the subject property for storage of private residential storage and lawn equipment; and WHEREAS, the proposed attached garage space would exceed the standard garage area of 1,200 square feet with a total of 1,418 square feet; and WHEREAS, garage space, when exceeding 1,200 square feet, requires a Conditional Use Permit, and WHEREAS, the site is zoned Single-Family Residence (R-1) and, 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 July 7, 2020 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 applicant has provided plans demonstrating that the attached garage will be in compliance with maximum square footage requirements, which require a maximum square footage for attached and detached accessory structures of 1,500 square feet. 2. The applicant has provided plans demonstrating that the attached garage addition is architecturally similar to the principal structure in roofline and fa�ade appearance, subj ect to appropriate conditions of approval. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-019 3. The parcel is a lot which will accommodate the accessory space without crowding the subject property or neighboring parcels. 4. The building will be constructed so as to be consistent with the use and building massing of other single family structures common in the community and in the neighborhood. 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 approve the Conditional Use Permit for an attached garage, subj ect to the conditions identified in Exhibit Z of the Staff report, as listed below: The exterior materials used to finish the accessory structure must match the existing home in material type and color, including a wainscot treatment of brick similar to that of the principal building front. 2. No exterior lighting be attached to the garage that will glare onto adjoining property. The disturbed areas of the site shall be seeded or sodded within one (1) calendar year of the issuance of a certificate of occupancy. 4. The City Engineer review the plans and address any drainage concerns. The applicants shall adhere to any follow up recommendations by the City Engineer. The applicant is responsible for any and all damage that may happen to any utilities during construction of the project. 6. No business or home occupation shall be allowed in either the attached or detached garage. 7. The applicant shall provide an updated survey with the building permit. The applicant obtains a building permit prior to construction. ADOPTED this 7m day of July, 2020 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: Sam Murdoff, Chair 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-019 ATTEST: Angela Schumann, Community Development Director o � . . , — �,� ' . � _ '',�, �, u '� � a� -,. � � ' vv * ��rr � � �{� �, i' � . � . f �, � � r �}' • � � f � ' � � . - t* / � � O V � r r ,! i � ai . ,. r, . �+ � � � ., rt. U U�-y�>' � ' V � � � �' �f,.� �� . �. .r T ��� /� � � f • *� �, � r�, � �f �ti �� r � � 4` � C ' +' f �� � �• QQ. �, � e � f � . � � � � �4,i� � � � - i . 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' - a,;. � ;' � . � � `�- `� � ��'4 0 p .� �. � w s`l,� "'v �, U a � -'�`�r�. '� ;��� �. ; �;': � � w � � ?, _, � O O a., •x � � � ,,, . '�. �'�� ,n . `� �, '� - �,. �, + . � _ �--� � . � � � • . -= `'�' t � Q :• o �, ; �- � � # ` �� � � � . �T`r � N N ,�► •, . n _ � . . � � OC � ., * ' `� ��. � `� �► � � - � ; � +� _ r� � � � <�,.. , �. � C6 O ��` �° -`� ��r '"� =� ''�;� � . . � � ra . � ��� �`�,�:� � - _ � � "��! ., � � ' � � f+„`� �. � ' � �*�M� � 0 '� .�; •��*r,,, �� ,y��� �'4 ,� y . ` � 1� � f� pp - ,M,; •�;� �r c� �IF. �6, A�f � �-' . � �� �� .�r ��/' . � . � , w � � .+ ' � � �� a � � ,� `` �' .�. �• � � � •� � � � a, � �• 4. : 1 '� . r '� . � � -._ ��•�,. ,;, �v r � `' '� �C � . _ r,. � Conditional Use Permit Narrative This accessory structure will be used for storage of our boat, tools, lawn mowers, etc.. The structure will be 26 x 28. The roof pitch will be 5/12 in accordance with code and have architectural shingles. The siding will be vinyl and will either be the same light gray color as our house or a different complimentary darker gray color. The soffit, facia, trim and doors will be white to match our house. There are multiple reasons which make this structure obscure from street view, therefore, I do not intend to include brick on the front. The reasons are as follows: Our house sits on a pie shaped lot. The narrow side of our lot adjoins the road at the east side of our property. Access to this structure will be along the North side of our property as the structure will be located in the furthest most Northwest corner of our property. Both of our neighbors have fences. The distance between our garage and the northern neighbor's fence is 21' leaving a very limited viewing window of the structure from the street. In fact, at the street, the full "face" of this structure can only be seen for 19'along the street. As you can see from the pictures, we live on a curve so people driving by should be watching the road to make the curve and will doubtfully even know it is there. Additionally, as you can see from the pictures there is a bit of a hill and side hill between the street and the proposed structure and between our garage and the fence which would also obscure at least a portion of the brick if not all of it. Finally, the four spaced out green utility boxes are less attractive than a structure without brick. .� . �j��,� ,,. ,.�.- � \� . ; . �� *�'' e �� ' �� 4 � � �� r �i �� � - . �' �,s i.- . �yc � �c; � r _ � b� ti , ti�� �:�e,,� -'- � . �} � � ,, � . f "^ �Pt �"! `_ � �� ,1 �'''r `, v�>�' �., ��n.Y - _ �._ --� �' i. `���C`i�., Yf` � � _ ,.. � :. � r� .��`` - ' . . � . � � k � ' ' _�� � � . � � • -- �� � - � � T � ' �' , ��� , � � rE � ' � 4. f ' , � � . , � } ,�,� ����4} �t `,�`,1�, � ' ?�f;; �l � -. . �. � � ..�. '�` '�r ,� � :_ . � .� ti : � / � �� � s — ` � ��. ` z�� � � ". �� . . 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Public Hearin� — Consideration of a request for a variance from required side vard setbacks for a house and garage addition in the Mississippi Wild and Scenic Recreational River (M�VSRR) District. Applicant: Chris Holtz. (NAC) Property: Planning Case Number: Legal: Lot 2, Manhattan Lots Address: 305 Riverview Drive, Monticello, MN 2020-018 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: Project Description: Side yard setback variance for proposed house/garage addition August 4, 2020 Places to Live (Residential) R-1, Single Family Residence District Mississippi Wild and Scenic Recreational River Overlay District Single Family Residence Mississippi River R-1, Single Family Residence District R-1, Single Family Residence District R-1, Single Family Residence District The applicant's property consists of a single-family home which is accessed from Riverview Drive (County Highway 39). The property does not currently have a garage. The applicant wishes to build an 80 x 36 addition which will include a garage along the western side of the property. The garage would extend forward from the addition toward County Highway 39, with three garage doors facing the road. Due to the grade of the lot, a lower garage level is also planned below the primary garage, accessed from a lower part of the front yard via a shared driveway that serves this property and the adj acent property to the east. That space would be partially garage with a single garage door, and the remainder would be storage using a standard service door. Planning Commission Agenda - 07/07/2020 The subject site is in the Wild and Scenic Recreational River Overlay District. Therefore, both the underlying R-1 zoning and the overlay zoning requirements are applied to this application. The processing of a variance is necessary to accommodate the construction of the home & garage addition with setbacks less than ten feet from a property line, as required in the MWSRR District. The applicant, following discussions with staff, has made revisions to the plan that lessen the setback encroachment and reduce the overall garage size to meet the City's maximum garage size area of 1,200 square feet. The extent and details will be discussed at a part of this report. ANALYSIS Variance Consideration. Variance requests are required to meet specific standards to be considered for approval. Those standards are summarized as a situation where there are conditions unique to the property, not created by the applicant, which create practical difficulties in putting the property to what would otherwise be considered a reasonable use. To accommodate the construction of the proposed addition, the processing of setback variance is necessary. The applicant's addition will cross the setback requirement by approximately 1-2 feet, reduced from the origina13.5 feet on the west side lot line. As such it will not meet the minimum ten-foot setback requirement imposed within the applicable Wild and Scenic Overlay District and the underlying R-1 district, as the resulting setback would be between 8 and 9 feet, rather than the required 10 feet in the MWSRR. The R-1 District, without the overlay, would otherwise apply a 6 foot side yard setback The applicant is pursuing additional survey work to determine the specific amount of encroachment in preparation for the Planning Commission's consideration. The City's variance evaluation criteria is provided in Chapter 2 Section 2.4(C)(4)(a) of the Zoning Ordinance and reiterated below. Also provided is a Staff response to each criterion. (4) Review (a) T�ariance Criteria. Approval of a T�ariance may only be made upon a determination that practical difficulties will result based on all of the following criteria: (i) The property in question cannot be put to a reasonable use if the provisions of this ordinance are strictly applied. Response: The applicants are requesting a variance to construct an addition to the current home. The applicant has noted that the building was not built parallel to the property lines and as such the addition would have to be built 2 Planning Commission Agenda - 07/07/2020 as shown. The applicant has made modifications to the plan by narrowing the original garage width to lessen the setback encroachment. While it appears that it would be possible to reduce the size further, the applicant has stated that his building designer has indicated a significantly increased cost, and that the interior floor plan would be negatively impacted. While cost cannot be the sole factor in determining variance consideration, it can be included as a part of the analysis. Negative impacts on the utility of the building plan can also be considered, and these considerations are a part of the definition of "reasonable use" for the site in question. (ii) The circumstances rendering the property unusable are unique to the property. Response: The property in question has a unique grade condition, in that the site slopes dramatically from west to east, with the driveway shared along the east boundary. This grade impacts how both the existing structure and the proposed addition are accessed. The grade represents a unique physical condition that impacts location of the additional construction. (iii) The circumstances rendering the property unusable were not created by the owner thereof. Response: The skewed building alignment and the grade are existing conditions of the property not created by the owner. (iv) A T�ariance, if gr�anted, will not alter the essential character of the locality. Response: The variance request if granted will place the addition approximately 8 to 9 feet away from the neighboring property. As such, it will not be similar to other properties in the area, but will not alter the essential character of the locality. It should also be noted that other single family parcels would be subject to a 6 foot side setback, rather than the 10 feet of the MW SRR. (v) Economic considerations alone shall not constitute a sufficient basis for a T�ariance if reasonable use for the property exists under the terms of the regulation. Response: This is not the case with this variance request. While many projects, including this one, can be viewed as economically favorable to the applicant, such considerations are only a portion of this variance request. House Dimensions. The new addition will be 32 to 36 feet wide and 80 feet in depth. As noted, the addition will cross the setback by 1 to 2 feet on the southwest portion of the proposed structure. 3 Planning Commission Agenda - 07/07/2020 Buildin� Materials. It is presumed that the proposed addition will utilize the same roofing and siding as that of the principal building. This should, however, be confirmed by the applicant. Details of the specific building materials shall be provided by the applicant for review and is a recommended condition of variance approval. In conversations with the applicant, he has verbally indicated that this condition would be met. Wild and Scenic Recreational River Overlav District. Properties within the MWSRR Overlay District must not exceed 25% impervious surface. The site plan submitted as a part of the proj ect does not identify the extent of the driveway necessary to serve the two- level garage spaces as proposed. Staff has asked the applicant to provide additional site plan information showing the proposed driveway area, grading information to support the proposed access, and a final impervious surface calculation that complies with the standard. DNR Review. The DNR reviewed the variance request. The DNR did provide comment on the request. The applicant's narrative has indicated direct conversations with the DNR, noting that they not have any obj ections to the proj ect unless brought forth by the city, presuming that the impervious surface standard is met. Citv En�ineer Comments. The City Engineer adds the following comments related to this request: 1. Create swale along west property line to allow for adequate drainage around the addition. 2. Provide floor elevations for garage finish floor and house finish floor. 3. Show drainage arrows on certificate of survey. B. ALTERNATIVE ACTIONS L Motion to adopt Resolution No. PC-2020-020 approving the setback variance for the Holtz home addition at 305 Riverview Drive, based on findings in said resolution, and pursuant to the conditions identified in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC-2020-020, based on findings identified by the Planning Commission following the public hearing. 3. Motion to table action Resolution No. PC-2020-020, subject to submission of additional information from staff or applicant. C. STAFF RECOMMENDATION Planning staff believes there are conditions which would support approval of the variance as amended and documented by updated survey information, presuming a resulting encroachment of between 1 and 2 feet into the required 10 foot side yard setback Given the difficult topography, the shared driveway access from a County Highway, and the skewed angle of existing construction, unique conditions exist to support a small encroachment into the side yard setback as reasonable use for the site in question. 4 Planning Commission Agenda - 07/07/2020 However, it is also noted that the addition could be modified in width and/or internal layout to meet the setback. D. SUPPORTING DATA A. Resolution PC-2020-020 B. Aerial Site Image C. Applicant Narrative D. Site Survey E. Proposed Floor Plans F. Site Images G. City Engineer's Comment Letter, dated July lst, 2020 Z. Conditions of Approval Planning Commission Agenda - 07/07/2020 EXHIBIT Z Conditions of Approval Holtz Side Yard Setback Variance 305 Riverview Drive Legal: Lot 2, Manhattan Lots 1. The applicant verifies the final setback encroachment by survey, consistent with the assumptions made in this report. 2. The applicant verifies by survey compliance with the maximum impervious surface requirements of the MW SRR ordinance. 3. The applicant verifies the exterior materials to be used are consistent with the materials used on the existing principal structure. 4. The applicant's final plans retain a maximum of 1,200 square feet of garage space as required by the City's Zoning Ordinance. 5. The existing shed is converted to non-storage purposes to maintain compliance with the accessory building regulations. 6. Incorporation of the City Engineer's comments as noted in this report. 7. Comments and recommendations of other staff or Planning Commission. C� CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-020 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO APPROVING A VARIANCE TO SIDE YARD SETBACK IN THE R-1, SINGLE FAMILY RESIDENCE DISTRICT AT 305 RIVERVIEW DRIVE; LOT 2 MANHATTAN LOTS WHEREAS, Chris Holtz is requesting a variance to the setback requirements from the side yard property line in the R-1, Single Family District and Mississippi Wild and Scenic Recreational River (MWSRR) overlay district to be able to construct an attached garage and home addition; and WHEREAS, the applicant has submitted a site survey illustrating the location of the proposed addition on the property for review; and WHEREAS, the proposed garage addition is located within the required setback, but can not be reasonably relocated to a conforming position on the parcel; and WHEREAS, the topography of the parcel, combined with the skewed angle of the existing home, creates practical difficulties in adding to the structure in a fully conforming manner; and WHEREAS, the proposed garage will meet the R-1 setback of 6 feet for the area, but will not be able to meet the applicable MWSRR setback of 10 feet; and WHEREAS, site conditions support the requested setback variance based on the finding that practical difficulties result from the configuration of the subj ect parcel inability to make reasonable use of the existing structure; and WHEREAS, the Planning Commission held a public hearing on July 7, 2020 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 approval of the variance: 1. The applicant has demonstrated practical difficulties in improving the property in a reasonable manner, due to the configuration of the lot, existing grade, and skew of the existing home, all of which combine to limit reasonable expansion to other directions; and 2. The existing parcel is of otherwise sufficient size and area. 3. The existing home and other expansions constitute reasonable use of the subj ect property. 4. The relocated garage construction will improve consistency with zoning requirements by meeting the R-1 setback. 5. The proposed addition will be consistent with neighboring structures in size and setback from the bluff line of the River, and otherwise meet the requirements of the MWSRR. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the requested variance is approved based on the conditions provided in Exhibit Z of the referenced staff planning report, as follows: 1. The applicant verifies the final setback encroachment by survey, consistent with the assumptions made in this report. 2. The applicant verifies by survey compliance with the maximum impervious surface requirements of the MW SRR ordinance. 3. The applicant verifies the exterior materials to be used are consistent with the materials used on the existing principal structure. 4. The applicant's final plans retain a maximum of 1,200 square feet of garage space as required by the City's Zoning Ordinance. 5. The existing shed is converted to non-storage purposes to maintain compliance with the accessory building regulations. 6. Incorporation of the City Engineer's comments as noted in this report. 7. Comments and recommendations of other staff or Planning Commission. ADOPTED this 7m day of July, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: Sam Murdoff, Chair ATTEST: Angela Schumann, Community Development Director 0 � U C 0 0 a-�+ U � � � � L U N > '� � � i^, W` / � � 0 M O N 0 0 0 0 U � � � o 'L �n c� `n % � L � O a � — �--� tn N �' N J ]�''� c V � � � � � � — � �--� � O c� N J '� � b`�.o U � } � :. k � �� � � A. r � � �� ��� �'"� � T , 'y1� t�rw_ A . � �-'� L.� 7 � � f� ' y�' � � � , � ,'�" �lF� i -�� �c"�'r � `_ y� � :ii. � � � ( ` ,t,,�p= � � 1, ." � , ��x � , ;�� - � _ �� ,� , � �� * �� <t�;-�:_ '� �.. .' ��� � - i "'�.,� ,, . � � ' F + r s i k � . �� : E � � � :Y` k..� 9i� � �, .r�1 � � � �-: � �,'�' . •- �4` � .� 1Er 4_? � � ��$.' ��. �", �u ,i�t,,l �� _ � � `� ' ��. � _. . s '"'�, ,. `�, : `` �'` : � . y � � � ' � _ � . • � • � � ,: P�� . . . . �� � { � � �;,v, �, `''``-'��' , a�: �n � �°- 1F` ' � � �`� � .� �N � � � � � �' N � � � - - ;��t.{.:. � . [G . . _ � � —� 111"�. . CJ . .. ;_'#... „� �; �a�"* � . _ ' � �. �j � �;��� a ; -. :�- �. - . � , . � � .�� � � o � �, _ . . - : _ � ��� �" � � T �� � � w �r•r�. �.�. � ��.:-.� _ � . `�`` +i �" s . ."� .: :�' � . �` � � .. . � ��s� . .. -�; ; 4f . � � � ...� ` ,'�'•�. . ..� � � . � . ..' � E�'. - �_� .�.�..g _ � � � �. � i.��,� r J;' ,i h y� �� `-3 � #4 .. ��y � �� '�. -•'�y�'��� �. 4` +��. �. �► . ����y , � ' _ " _ y � :'�:: ���' ��- - ��w;. F � �.� v �,, ., .. � , �'t �LL �. � � �, �,�.�. �. � � �� � � � ` � ��: ' � '�- � �` �r, E � - -- . ,`� .. � � � : . - .v , t . � 1'_ �; . �, f �}�..� �: ,ei i � •� � w.f, . � � . � y' i� . �L,.�.` � ,� � , , ,'.f � .�� �� � � � a. ` � �' Q� , «`���"'� `" �� La� � � #' , 9j, =�"v..�C � � #i� f . - .�,� R�[ Q' o � `� 94'R� F �kF. �',+ ,� . '�^ * ��� . ri �� � � � r ! ' �` =, ��,,ry ��x,,. . � .. ry . � � � �'+': �'y.��t Q ` � . .� a _ � , � • � � ' r � � � � f f i � �, � � �,. s ,� .�i ,�'� I . • � �, �` ���; s � � �. - .,,.�. �� � �, �n .� Z � �..1�. . � ��.. f4 F � M � � � * �r� 1_ F� �� .. � �� .. �', a�-� s :... � n _. . wS'� 4Y'''. I�:J��q. ' • ��. �/" . �L ��.- ,_ , � ... ��. To whom this may concern, I'm applying today for a variance in regards to the addition I would like to build onto my existing home. Since I've bought the property 6 years ago I have really grown to love the property and spot I'm in. When I purchased the home I wasn't planning on growing my family in that house but as we know plans change. To avoid having to sell the home in search of something bigger I have talked to many builders, building officials, DNR officials, and Dennis Taylor (land surveyor). The plan would be to build and 80x36 addition turning what is typically an unusable hill spanning the majority of my property, into a home that will accommodate my growing family. The only issue we have run into is that because the property lines don't run parallel to my existing home the addition will be crossing the 10' minimum setback to the west side. It will be crossing that 10' setback by about 3.5' at the southwest corner slowly moving back to meet the minimum 10' setback about 25-30' into the addition. If the builders of the existing home were to have initially built the house to run parallel to the property line I would be able to adjust the building plans to meet the requirement. Unfortunately if I have to meet that 10' setback at the front of the addition, not only will it eliminate some of the things I have laid out inside the house it will also cause the outside of the house to look very odd from the front view. That being said, ive spoken a few times with the DNR and also sent him a copy of the survey, he stated that he looks for the impervious surface area that would be on the land after the addition is built. As long as it is under 20% he usually doesn't make any comments on additional drainage requirements. My survey states that it will be at 16%, well under that 209'o mark he looks for. After looking at my survey he stated he wouldn't see any issues unless brought forth by the City. In closing I would ask you to please consider allowing the variance and allow me to turn my existing home into the home of my family's future. Thank you for your consideration and taking the time to look over my project plans. If you have any questions I can be best reached at 320-761-8025. Thank you and have a wonderful day! 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Y �'g„ w .�. �i v` g #''I 5`" F $-' _ K, ' � � .�: °�� Y .�i; r r�, `� $ " � d: .� } t ��� , . ..... . . 4� .-,. . � . ... ... ,._ _ . � . :� , �. � , �� ' k 1r r ',, �,� ;. � I ° � � ;i s <� CITY OF =� �'Iontice o July 1, 2020 Re: Holtz Variance City Project # 2020-018 OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street� Suite 1 � Monticello, MN 55362 The Engineering Department has reviewed the application and offers the following comments: General Comments 1. Please provide proposed elevations, proposed finish floor elevations, and drainage arrows on the survey. 2. Currently the survey shows the existing driveway, please update to show proposed driveway. 3. If retaining walls are required to accommodate grading please show on the survey. Retaining walls greater than 4 feet in height shall be designed and certified by a registered professional engineer and shall include a railing/fence at the top of the wall. The City is not responsible for errors and omissions on the submitted plans. The owner, developer, and engineer of record are fully responsible for changes or modifications required during construction to meet the City's standards. Please have the applicant provide a written response addressing the comments above. Please contact the Engineering Department with any questions. Sincerely, Ryan Melhouse Engineering Technician www.ci.monticello.mn.us Planning Commission Agenda 07/07/2020 2C. Public Hearin� — Consideration of an amendment to Monticello Zonin� Ordinance Chapter 3.6 Industrial Base Zoning Districts and related sections as related to maximum structure hei�ht. Applicant: Citv of Monticello. (NAC) Property: Planning Case Number: PID: N/A Address: N/A 2020-019 A. REFERENCE & BACKGROUND Request(s): Deadline for Decision: Land Use Designation: Amendment to the Zoning Ordinance to allow structure height of up to 45 feet in the industrial zoning districts. �a IBC, Industrial and Business Campus; I-1, Light Industrial District; I-2, Heavy Industrial District Zoning Designation: The purpose of the "IBC," industrial business campus district is to provide for the establishment of limited light industrial business offices, limited light manufacturing wholesale showrooms and related uses in an environment which provides a high level of amenities, including landscaping, preservation of natural features, architectural controls, and other features. The purpose of the "I-1," light industrial, district is to provide for the establishment of warehousing and light industrial development. The purpose of the "I-2," heavy industrial, district is to provide for the establishment of heavy industrial and manufacturing development and use which because of the nature of the product or character of activity requires isolation from residential or commercial use. Surrounding Land Uses: Amendment applies to City of Monticello Industrial Districts Project Description: The City has proposed an ordinance amendment to change the height of a structure in the industrial districts from 30 feet to 45 feet. Currently, all three industrial districts in the City have a maximum height set at 30 feet, with greater heights being allowed by conditional use permit. This height applies to all buildings and 1 Planning Commission Agenda 07/07/2020 structures. Staff is proposing a separate height for buildings and structures. ANALYSIS Back�round. The current zoning ordinance allows structures in the industrial districts to be 30 feet in height. A height of greater than 30 feet is allowed by conditional use permit. The purpose of the conditional use permit is to accommodate silos and other similar structures that may be found in the industrial districts. However, in recent years, the City has begun to see more conditional use applications to exceed the 30-foot height limit for general industrial building construction. With the requests becoming more commonplace, Staff has been asked to evaluate the ordinance and make a recommendation for updates. It should be noted that the City has also stated their desire to reduce the number of conditional use permit applications where and when changing development and construction standards can be addressed as permitted and when consistent with overall city goals. Communit.�parison. Staff has researched building height in other communities around Monticello to compare regulations. The following table shows these results: Community Building Height — Building Height — Higher by CUP? Light Industrial Heavy / General Industrial Albertville 45 feet 45 feet Yes Becker 80 feet 199 feet No Buffalo 35 feet or 3 stories 45 feet or 4 stories No Big Lake 3 5 feet 3 5 feet Yes Delano 48 feet or 4 stories 48 feet or 4 stories Yes Elk River 45 feet 60 feet No Monticello 30 feet or 2 stories 30 feet or 2 stories Yes Montrose 45 feet or 4 stories 45 feet or 4 stories No Rogers 40 feet N/A No St. Michael N/A 35 feet No The table above shows that building height ranges from the most restrictive at 30 feet, to the least restrictive at 199 feet. Generally, most communities are around 45 feet in height. Some communities limit the number of stories a building may have, while others do not. The graphic below illustrates the impact of the proposed amendment, along with a few recent examples of structure height in the community. 2 Planning Commission Agenda 07/07/2020 Current Limit Bondhus Height Proposed �Vlills Fleet Farm 3fl feet Variance (25° Amendment Silo Height limit in MWSRR) 45 feet 5fl feet Monticello's Zoning Ordinance restricts the number of stories in its industrial district to two. As part of the ordinance update, staff is recommending that the number of stories be changed to four. This would be consistent with other area communities who use 45 feet as their height limit. It is worth noting that Monticello is not alone in allowing the height to be exceeded by issuance of a conditional use permit. Four out of ten communities in the area allow the height to be exceeded by conditional use permit. Current CUP Criteria. The current ordinance contains language that requires the industrial building to be at least 200 feet away from any residential property when considering a CUP to exceed height. This, of course, can be remedied by variance if needed. Since the building height is being increased to 45 feet and 4 stories, Staff is recommending that this provision remain in place. Staff believes that the height increase to 45 feet and 4 stories will make the need for a height variance much rarer. In such cases, the CUP protection for closer residential structures would be important to have as a requirement. The CUP criteria also states that the building cannot cast a shadow on a residential structure between 9:00 am and 3:00 pm. Staff is recommending no changes to this requirement given the 200 foot distancing requirement. Finally, staff has sought the input of the City's fire department to ensure that firefighting would not be hampered by taller industrial buildings, which can be quite large in area. The comments received indicate that new equipment, and contemporary code requirements, should serve to provide adequate protection for the taller buildings. Planning Commission Agenda 07/07/2020 B. ALTERNATIVE ACTIONS L Motion to adopt Resolution PC-2020-021 to recommend approval of an update to the City's zoning ordinance to allow a building height of 45 feet and four stories in the Industrial Zoning Districts, with no change to the allowance for greater height by Conditional Use Permit. 2. Motion to deny Resolution PC-2020-2021 and to recommend denial of an amendment to the City's zoning ordinance increasing industrial building height. 3. Table action on the proposed amendment, subject to additional information from staff. C. STAFF RECOMMENDATION Staff recommends Alternative 1, that the City adopt the ordinance update to change the maximum allowed building height in the industrial districts from 30 feet to 45 feet. Further, staff is recommending that the maximum number of stories be changed from two to four. These limits can still be exceeded by conditional use permit. In addition, staff is recommended a change in the language limiting shadow cast. D. SUPPORTING DATA A. Resolution No. PC 2020-021 B. Draft Zoning Ordinance Amendment � CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-021 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE ZONING ORDINANCE TO REVISE THE ALLOWABLE BUILDING HEIGHT IN INDUSTRIAL DISTRICTS OF THE CITY WHEREAS, City staff and Planning Commission have expressed an interest in amending the Zoning Ordinance to include increase the allowable building height in the City's industrial districts; and WHEREAS, the effect of the amendment would be to raise the permitted height in such areas, and forego the need for a separate Conditional Use Permit; and WHEREAS, the height of industrial buildings commonly exceeds the current code allowance of 30 feet in height; and WHEREAS, the proposed amendment would facilitate more effective economic development efforts for existing and new industrial building construction; and WHEREAS, the proposed Zoning Ordinance Amendment would retain the ability to construct larger buildings by CUP if appropriate; and WHEREAS, the Planning Commission held a public hearing on July 7th, 2020 on the application 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 Zoning Ordinance amendment provides an appropriate means of furthering both the intent and the specific goals and policies for land use in the Comprehensive Plan. 2. The proposed use raises no extraordinary issues for the City's regulation of Industrial uses or buildings. 3. The ordinance incorporates applicable provisions of staff comment, including engineering, land use, and emergency public services. 4. The proposed use is expected to have no negative impacts on municipal public services. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2020-021 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 Zoning Ordinance amendment, based on the findings listed above. ADOPTED this 7m day of July, 2020, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION : ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director 2 ORDINANCE NO. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE FOR REGULATIONS RELATING TO BUILDING HEIGHT IN THE INDUSTRIAL ZONING DISTRICTS WITHIN THE CITY OF MONTICELLO THE CITY CO UNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 3.6 (B) Standards Applicable to All Industrial Base Zoning Districts is hereby amended to read as follows: (2) Multi-Story Buildings Applications for a conditional use permit to exceed the maximum heights allowed in Section 3.6 shall be subject to the general CUP review criteria listed in Section 2.4(D)(4)(a) as well as the following: (a) The building shall be at least 200 feet from any parcel that is zoned residential and used or subdivided for residential use, or has an occupied institutional building including but not limited to schools, places of public assembly, and community centers. • �� � Section 2. Section 3.6 (C) IBC Industrial and Business Campus District is hereby amended to read as follows: �: . : � •' � �� � REQUIRED YARDS (in feet) (1] Max Height Max Floor Max Impervious (% Interior Street (Stories / Area Ratio Front Side Side Rear Feet) (FAR) of gross lot area) 7 c+.,rio� �� All Uses 50 30 50 40 4 S�� (reserved) (reserved) 45 feet 2 [1 ]: When any yard abuts a zoning district other than I-1 or I-2, the setbacks for the abutting yard must be 50 feet. [2]: Multi-story buildings of more than 4 stories and 45 feet may be allowed as a conditional use pursuant to Section 2.4(D) contingent upon strict adherence to fire safety code provisions as specified by the International Building Code as adopted in Title 4, Chapter 1 of the Monticello City Code. Accessory Structures Additional Zeaulations ORDINANCE NO. ■ See Section 5.3(B) for all general standards and limitations on accessory structures. ■ In the IBC district, every effort shall be made to preserve natural ponding areas and features of the land to create aassive oaen saace. ■ Section 3.3, Common District Requirements Other ■ Section 3.6(B), Standards Applicable to All Industrial Base Zoning Districts Regulations ■ Section 4.1, Landscaping and Screening Standards to Consult ■ Section 4.5, Signs (not all ■ Section 4.8, Off-Street Parking inclusive) ■ Section 4.9, Off-Street Loading ■ Section 4.11, Buildinq Materials Section 3. Section 3.6 (D) Light Industrial District is hereby amended to read as follows: � � � • ' . � . - � REQUIRED YARDS (in feet) (1] Max Height Max Floor Max Impervious (% Interior Street (Stories / Area Ratio Front Side Side Rear Feet) (FAR) of gross lot area) � c+.,,-�o� �� All Uses 50 30 50 40 4 S�� (reserved) (reserved) 45 feet 2 [1 ]: When any yard abuts a zoning district other than I-1 or I-2, the setbacks for the abutting yard must be 50 feet. [2]: Multi-story buildings of more than 4 stories and 45 feet may be allowed as a conditional use pursuant to Section 2.4(D) contingent upon strict adherence to fire safety code provisions as specified by the International Building Code as adopted in Title 4, Chapter 1 of the Monticello City Code. Accessory ■ See Section 5.3(B) for all general standards and limitations on accessory Structures structures. ■ Section 3.3, Common District Requirements Other ■ Section 3.6(B), Standards Applicable to All Industrial Base Zoning Districts Regulations ■ Section 4.1, Landscaping and Screening Standards to Consult ■ Section 4.5, Signs (not all ■ Section 4.8, Off-Street Parking inclusive) ■ Section 4.9, Off-Street Loading ■ Section 4.11, Building Materials 2 ORDINANCE NO. Section 4. Section 3.6 (E) Heavy Industrial District is hereby amended to read as follows: ' � : � • ' . � . - � REQUIRED YARDS (in feet) (1] Max Height Max Floor o Interior Street (Stories / Area Ratio Max Impervious (/o Front Side Side Rear Feet) (FAR) of gross lot area) � c+.,,-�o� �� All Uses 50 30 50 40 4 S�� (reserved) (reserved) 45 feet 2 [1 ]: When any yard abuts a zoning district other than I-1 or I-2, the setbacks for the abutting yard must be 50 feet. [2]: Multi-story buildings of more than 4 stories and 45 feet may be allowed as a conditional use pursuant to Section 2.4(D) contingent upon strict adherence to fire safety code provisions as specified by the International Building Code as adopted in Title 4, Chapter 1 of the Monticello City Code. Accessory ■ See Section 5.3(B) for all general standards and limitations on accessory Structures structures. ■ Section 3.3, Common District Requirements Other ■ Section 3.6(B), Standards Applicable to All Industrial Base Zoning Districts Regulations ■ Section 4.1, Landscaping and Screening Standards to Consult ■ Section 4.5, Signs (not all ■ Section 4.8, Off-Street Parking inclusive) ■ Section 4.9, Off-Street Loading ■ Section 4.11, Building Materials Section 5. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 6. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety shall be posted on the City website 3 ORDINANCE NO. after publication. Copies of the complete Ordinance are available online and at Monticello City Hall for examination upon request. ADOPTED BYthe Monticello City Council this day of , 20 ATTEST: Jeff O'Neill, Administrator AYES: NAYS: Brian Stumpf, Mayor 0 Planning Commission Agenda — 07/07/20 3A. Communitv Development Director's Report COVID-19 City of Monticello Information Resource: https://www.ci.monticello.mn.us/covidl9 Council Action on/related to Commission Recommendations • Consideration to approve a request for Conditional Use Permit for an approximately 432 square foot addition for a residential attached Accessory Use Structure — Major in an R-1 (Single-Family Residence) District. Applicant: Joseph Michael Osborn Council approved the conditional use permit as part of the consent agenda on June 13th, 2020. • Consideration to approve a request for a simple subdivision of one existing parcel resulting in two new buildable parcels. Applicant: Patricia Olson Council approved the conditional use permit as part of the consent agenda on, June 27�h, 2020. Commission should note that since the time of the approval, Ms. Olson has expressed concern regarding the removal of the clothesline and play structure in compliance with approved conditions. This may require a reconsideration of conditions by Council at an upcoming meeting. Monticello 2040 Vision + Plan The first draft chapters of the Comprehensive Plan, Land Use and Transportation, have been provided by The Lakota Group/WSB team. The TAC and CAC will be reviewing these documents over the next two weeks and holding workshops on the content the afternoon of June 14th. In addition, both the EDA and PARC will be holding discussions with the consultants to receive an update on the progress of the Plan and provide direction for the Economic Development and Park, Pathway and Open Space chapters respectively. A joint meeting of the Planning Commission and City Council to review the draft Land Use and Transportation chapters is expected in mid-July, as well. CMRP Updates Round 1 engagement has been completed for Framework 2030. The results of the community feedback will be evaluated by the Partnership at their regular July meeting. At that time, the Partnership will work through decision factors for Framework 2030 and provide direction for the second round of engagement. Framework 2030 Factbook Briefings on Market and Economic Performance are attached, along with an in-depth Framework 2030 status update. The prior three Factbook briefings on People, Place and Prosperity were previously provided. Planning Commission Agenda - 07/07/20 Housing Study Project consultant MSA has begun gathering background data for the update to the Monticello housing study. This includes permit data, employer information, tax base and assessment data and much more. They will be completing the first round of stakeholder interviews (including employers, relators, developers and more) over the ne�t two weeks. In addition, the community is invited to participate in a housing survey preparing to inform the study. Planning Commission is asked to participate in another survey! https://www. survevmonkev. com/r/NlonticelloHousin� 2 � �,� � Zo3o �r� .W n R K partnering forthe future 1 r`i' /� �\ To: Partnership Re: Framework 2030 Project Update Date: May 28, 2020 This is the first of what we intend to be regular updates to the Partnership highlighting completed, in-progress, and planned (short term) tasks for the Framework 2030 planning project. See below for contact information if you have questions. The project timeline has been revised and is included on the final page of this memo. Brackets "[#.#]" indicate task item reference from Re�ional Plannin�pe. Component 1: Preparation Completed • Orientation and project preparation o Plan, study, and data library [1.3] o Regional tour (consultants) [1.1] o Partner / consultant one-on-one interviews [1.1] • Project communications and outreach planning [1.5] o New brand and lo�o [1.4] o Kev messa�es and Frequentiv Asked Questions [1.5] o Proiect communications plan [1.5] o Press Release #1 [1.6] o Proiect webpa�e [1.6] o Outreach portal [1.6] o Or�anization chart [1.6] Component 2: Engagement Completed • Stakeholder engagement planning o Stakeholder mappin� exercise [2.1] o En�a�ement plannin� matrix [2.1] o Tailored online survey development [2.1.1] o Physical survey and discussion kits [2.1.1] o Stock en�a�ement invitation letters [2.1.1] • Stakeholder engagement execution Framework 2030 Project Update Page 1 of 3 o Partner workshop (April 30 Virtual session� [2.1.1] o Initial survey invitation distribution (500+ entities, organizations, or individuals)[2.1.1] o Initial feedback review [2.1.1] Next 30 days • Project communications and outreach planning [1.5] o Continued website updates [1.6] o Revised FAQs [1.6] • Round 1 Stakeholder engagement execution [2.1.1] o Ongoing monitoring of submissions [2.1.1] o Midstream reporting to Liaison Team [2.1.1] o Continued sharing of engagement invitations and coaching [2.1.1] o Review and refinement of inessages and invitation process [2.1.1] o Maintenance and monitoring of submissions [2.1.1] • Round 2 Stakeholder engagement planning o Round 2 definition and planning [2.1.2] 30-60 days • Round 1 stakeholder engagement execution [2.1.1] o Databasing and theming of input [2.1.1] o Reporting and sharing of central findings with Liaison Team then Partnership [2.1.1] • Round 2 stakeholder engagement planning [2.1.2] o Round 2 definition and planning [2.1.2] o Key questions (analysis integration) [2.1.2] o Threshold decision on how to proceed [2.1.2] o Material development [2.1.2] • Project communications and outreach planning [1.5] o Press release #2 [1.5] Component 3: Analysis Completed • Baseline conditions and trends analysis [3.1] o Plan audit and review [3.1] o Policy matrix [3.1] o Research and analysis along three tracks (demographics, economics, and place-based conditions) [3.1] o Factbook Briefin�s prepared to date: April 6-People, April 16-Prosperity, April 24-Place [3.1] o Briefing of Partners during April 30 session, see meeting Presentation, with Briefing highlights starting on page 7 [3.1] Next 30 days • Baseline conditions and trends analysis [3.1] o Findings briefings (Market deep dive and COVID impacts pre-assessment, regional interdependence, other topics to be identified) [3.1] Framework 2030 Project Update Page 2 of 3 o Consolidation of all findings into master briefing deck [3.1] o Presentation of master briefings deck on project website [3.1] • Growth Management and Land Use Analysis [3.2] o Research and analysis process and outline [3.2] o Policy evaluation and matrix [3.2] o Focused Planning Area consolidated zoning, development character, future land use mapping [3.2] o Growth capacity analysis [3.2] • Economic Analysis [3.3] o Initial assessment of economic development ecosystem [3.3] o Information interviews [3.3] 30-60 days • Growth Management and Land Use Analysis [3.2] o Sharing of initial findings with Liaison Team then Partnership [3.2] o Refinement, focus and key questions (engagement integration) [3.2] • Economic Analysis [3.3] o Sharing of initial findings with Liaison Team then Partnership [3.3] o Refinement, focus and key questions (engagement integration) [3.3] • Framework development [4.1] o Initial concept development and discussion [4.1] First Last Affiliation Position Email Kyle May Planning NEXT Project Consultant kvle(�plannin�-next.com Anne Carroll Carroll, Franck & Assoc Process consultant carrfran(��mail.com, 651-690-9162 Marc Schneider Sherburne County Liaison Team lead Marc.Schneider(�co.sherburne.mn.us 763-442-1285 Framework 2030 Project Update Page 3 of 3 .. • . _ L `�� �. � s �... . .F �� ; »� . .. . � �� . , i, � � '�,.. � � , _ � � � �. r �. : :,�.. �`��. �►�,," . � �.i�� #`� y` '{'�; '� � � �'�' . �" \ � , y� � �- � �: �' � . .�. ��.� - �, f -,` � �� � � . ; .'�►. .� s».., ,, � � �+1�" " �,' f �► � , ��� � � �� �`" � � � •� ' ,t � =�l ,� i A �y {'7 }�i - 1 � � I � L � L L ('6 � � � � � N � � � L � m o � o � }, v � � o Q � � o � � •� � � � _ c� o � c� � � v c� � � � °1 o a�o � � °1 � L _ � o > +� \ � � a--+ � � N � � 0 N L �j � U � / � � p � � � p � � � N � � p � � a--+ � • L a--' � Q � � �t�p 0 p � � � ?� v � � � L � O � L � L O � �.L � •� � � � N ��j L C�A •Q � � O L > 0 � � �--� � � �l � L �--i � � � � � � � � �'`� — c6 � � � � � � � � U � � U N � N 4�i0 � > � � U � U � � � +�-' � c.� �= cn w 41 t�0 �� �� a--' cn � � +-+ � 41 O � a ca � L O p � � � o a� � +� � � � — o `� � � � � a,o � +, Y .a,o Q c� � � � o � � }' 0 � L in O � � +.+ � � U � c�i� � Y 4A i��� 41 0.O � 0 41 L . 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