Planning Commission Minutes 09-19-1995 (Special Meeting)
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MINUTES
SPECIAL MEETING - PLANNING COMMISSION
Tuesday, September 19, 1995 - 7 p.m.
Members Present:
Dick Frie, Richard Carlson, Jon Bogart, Richard Martie,
Rod Dragsten
Staff Present:
Jeff O'Neill, Gary Anderson, Steve Grittman,
Wanda Kraemer
1. Call to order.
Chairman Dick Frie called the meeting to order at 7:00 p.m. Frie commented
that Assistant Administrator Jeff O'Neill would be delayed.
2.
Comprehensive plan update--review material from the City Planner
outlinin~ potential policies and strategies for inclusion in the comprehensive
plan.
Steve Grittman, City Planner, stated that the main emphasis of this meeting
will be on the goal and policy statements in the comprehensive plan material.
A statement will be developed for each category and discussion on how the
goals will influence the decision making process. Grittman also asked the
Commission to be aware of the language used and make suggestions or ask
questions as the items are discussed.
Chairman Frie inquired if an annual review to update the Comp Plan should
be scheduled?
Grittman replied that updating should be a continual process with each
application that is applied for. An annual review could be done as well but it
is important to use the plan as a guide each week.
Chairman Frie then asked when is the correct time to do the changes if
needed.
Grittman said they should be done as part of the motion. (Example - As part
of this project we will need to change our comprehensive plan to read ~ ect.)
It also should be done via a public hearing process.
Housing:
Grittman reviewed the housing goals and the importance of future housing
project to not only look at lots, streets, and house sizes but is the project
designed to create quality neighborhoods and commercial markets that will
help build a stronger community.
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Chairman Frie asked Grittman to explain the last paragraph in relationship
with the lower priced homes. Should existing homes in the older sections of
town be required to pay for new development costs? And also, is there an
over abundance oflower priced homes?
Commissioner Carlson commented that he has heard that statement
regarding too many lower priced homes but there was a market for this price
range of homes and this was a step for first time home buyers. This is also
the group that will look for the next step up in housing in the future.
Commissioner Dragsten replied that the older sections of town cannot be
compared to the new developments. These residents have paid for the streets
and utilities over the years.
Grittman added that as the home matures it will amortize its portion of the
infrastructure but we are paying attention to this issue. We will need to be
aware of this and compensate in other ways through commercial, industrial
or higher market home developments. A strong labor force is an important
factor for industrial companies when looking for a location.
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Commissioner Bogart commented that developers pay for local improvements
and the cost of the services but the maintenance issues of snow removal,
garbage, and city services do add to the budget.
The next issue discussed was the policy statements on housing.
1. Housing is a support system for the primary City functions.
2. The City should monitor housing development in an effort to
provide in full range of housing choices.
3. Monticello will actively utilize its zoning power to accomplish its
goals.
Grittman explained that if Monticello wants to be viewed as a free standing
city not a bedroom community there needs to be a balance between housing,
commercial, and industrial areas.
Chairman Frie wondered why there is such a high demand for twinhomes.
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Grittman replied that a City cannot dictate how many twinhomes are being
built if the area is zoned for twinhomes and city codes are followed. The
market usually handles this issue. There could be a number of developers
proposing twinhomes this year but that might be the total built for ten years.
It will depend on the market and how many sell. We do need to monitor and
create an effect land use area for twinhomes to be located. An example
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would be a buffer zone between single family homes and the commercial
industrial areas. The Commission needs to look at development for the next
30 years not just one year at a time.
Chairman Frie asked if the Planning Commission can dictate the dollar
amount that is being built?
Grittman said that the value cannot be regulated only the zoning and city
code can be addressed by the Commission.
Commissioner Carlson replied that the Comprehensive Plan is an on going
process and should be thought of as a "living" document.
Grittman agreed and stressed that the Comprehensive Plan needs to be
referred to on each issue and updated each time there is a need.
J eft' Q'N eill, Assistant Administrator arrived.
The Commission questioned when the importance of the Comprehensive Plan
would be be stressed to the City Council and the other commissions.
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Grittman stated that there will be a workshop with the Planning
Commission and the City Council to go over the goals and policies that will
be stated.
Commissioner Bogart stated that in the third policy statement the word
monitor should be changed to "encourage" so the statement reads: The City
should "encourage" housing development in an effort to provide a full range
of housing choices.
Grittman reported that the next housing policy is more than the application
of the zoning code. It is rare that a planned unit development (PUD) will
meet all the criteria. The City needs to be confident in its zoning standards.
When reviewing a PUD the City must not allow variances without gaining
valuable concessions from the developer.
O'Neill added that in the past we have mainly used hardships as our
justification. A pun can allow "trading" of zoning requirements if the city
gains by have a superior project.
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Economic Development
Grittman explained that in the past the city has been able to take advantage
of its access to the highway system, the quality labor supply, solid
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infrastructure, and affordable land without the negatives of metro-like
congestion and costs. As the community grows, the successful continuation of
these programs will depend on the City's ability to avoid these negatives, and
continue capitalizing on the positives. This will be a primary goal to
continue the emphasis on economic development programs.
O'N eill commented that the Planning Commission should strongly encourage
the HRA and IDC to take an active roll in developing the Comprehensive
Plan and reviewing the zoning ordinance. We need to develop a unified
statement that the commissions are working together, through the
Comprehensive Plan, towards a common goal.
The Commissioners discussed the following policy statements:
1. The purpose of the City's economic development activities is to broaden
the city's tax base.
2. Monticello will target high quality businesses for its economic
development programs.
3. Investment in the traditional downtown should focus on facilitating a
transition to the recreation and entertainment based center.
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The Commissioners discussed the intent and uses of tax increment financing.
It was decided to compare the HRA criteria with the policy statements in this
policy.
In policy statement No.2 the question of what type of business the City will
try to attract was discussed. Grittman stressed that the Comprehensive Plan
will be used to set up the criteria for the industries that come in the City.
The next issue was the downtown area. It was agreed that the statement
reading "and successful redevelopment of the downtown area is a real
possibility" should be changed to " and successful redevelopment of the
downtown area is a real necessity". The City should take an active roll in
cleaning up the downtown and enhancing the river front area.
Growth Management
Grittman explained that growth management can take both active and a
passive forms. The Commissioners agreed that Monticello should take an
active roll in making sure the land pattern areas are appropriate.
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The following policy statements were given:
1. Monticello will direct the pattern of growth through land use planning
and infrastructure development.
2. The City will monitor, but not pace, growth and development.
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Special Planning Commission Minutes - 09/19/95
O'Neill reported that Orin Thompson is on the perimeter of the City limits.
There was a sanitary sewer study completed that did show a huge trunk
system would need to be put in before this development could be built. Also,
we need to be cautious not to extend expensive trunk lines before they are
needed or before funds are available.
Community Facilities
A City exists to provide a defined range of governmental services to its
residents and property owners. The City needs to understand the demands
of its citizens in order to provide the services effectively. Monticello's goal in
the area of commnnity facilities will be to address the communities's demand
for services in an efficient manner, balancing these demands with the
community's demand to keep property taxes under control.
Policy discussion point:
1. The City of Monticello will develop community facilities which serve to
enhance and achieve the communities's other goals and objectives.
The Commissioners discussed what the City's infrastructure system should
include? Often, infrastructure is thought of as sewer pipe and streets.
However, infrastructure includes park lands and improvements, pathways,
and community buildings. The latter facilities are as important to the City's
quality of life as are the former, yet may be relegated to an inferior status as
non-essential. The need for a park or community building should be
evaluated, however, as to whether it efficiently furthers the community's
goals, and provides valuable benefits commensurate with its costs.
A meeting will be scheduled with the HRA to also review the plan before the
workshop with the City Council. This meeting date will be decided at a later
date.
RICHARD CARLSON MADE A MOTION TO ADJOURN THE MEETING.
SECONDED BY JON BOGART.
Respectfully submitted,
~dv f/l(ll11ieA-
Wanda Kraemer
Development Services Technician
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