Planning Commission Agenda - 09/06/2022AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, September 6, 2022 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen and Teri Lehner
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman (NAC), Hayden Stensgard, and
Ron Hackenmueller
1. General Business
A. Call to Order
B. Consideration of Accepting the Resignation of Commissioner Alison Zimpfer
C. Consideration of approving minutes
a. Regular Meeting Minutes —August 2, 2022
D. Citizen Comments
E. Consideration of adding items to the agenda
F. Consideration to approve agenda
2. Public Hearings
A. Consideration of an Amendment to the Spaeth Industrial Park Planned Unit
Development as Related to Building Design
Applicant: Ken Spaeth
B. Consideration of a Conditional Use Permit for Detached Accessory Structure —
Major in an R-1, Single Family Residence District
Applicant: Wes Olson
C. Consideration of a Conditional Use Permit for Home Occupation for a proposed
dog daycare as an Accessory Use in the R-1, Single Family Residence District
Applicant: Tim & Jessi Ingle - APPLICATION WITHDRAWN
3. Regular Agenda
A. Consideration of Community Development Director's Report
4. Added Items
5. Adjournment
MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, August 2, 2022 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners Present: Andrew Tapper, Alison Zimpfer, Eric Hagen
Commissioners Absent: Paul Konsor, Teri Lehner
Council Liaison Present: Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller
1. General Business
A. Call to Order
B. Consideration of approving minutes
a. Regular Meeting Minutes —July 5, 2022
ERIC HAGEN MOVED TO APPROVE THE REGULAR MEETING MINUTES FROM JULY
5, 2022. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 3-0.
C. Citizen Comments
None
D. Consideration of addine items to the agenda
None
E. Consideration to approve agenda
ANDREW TAPPER MOVED TO APPROVE THE REGULAR MEETING AGENDA. ERIC
HAGEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0.
2. Public Hearings
A. Consideration of an Amendment to Planned Unit Development for the Addition
of a Paint Booth as an Accessory Structure in the Camping World Planned Unit
Development
Applicant: Camping World
City Planner Steve Grittman provided an overview of the agenda item to the
Planning Commission and the public. The paint booth is proposed to be installed
on the west side of the principal building on site. Mr. Grittman noted that as part
of the conditions of approval in Exhibit Z are comments to address the exterior
material of the proposed structure as well as the screening capabilities of the
rooftop equipment. The staff recommendation was to table action on this item
until further clarification on those items are received.
Mr. Tapper asked for clarification on how the building is to be installed and
connected. Mr. Grittman clarified that the building will be set in place, and then
subsequently connected to the principal building by an entry way or vestibule.
Councilmember Gabler asked for clarification on the screening requirements. Mr.
Grittman mentioned the required screening would be limited to the rooftop
equipment and not the structure itself. It was noted that the stack is expected to
exceed the building height by 10 feet.
Mr. Tapper opened the public hearing portion of the item.
Jeff Syvrud, of Platinum Equipment, manufacturer of the proposed paint booth,
addressed the Planning Commission and the public. Mr. Syvrud emphasized that
all conditions for compliance will be met before the booth is operational and is
willing to work with City staff to further clarify questions.
Ron Baker, of the Camping World Monticello location, addressed the Planning
Commission and the public. Mr. Baker clarified that the material of the proposed
booth will look very similar to the two other principal buildings on site.
Mr. Syvrud noted that the screening material for the rooftop equipment will be
compliant with the City's Zoning Code.
Community Development Director Angela Schumann noted that if the Planning
Commission moves forward with the condition that screening the rooftop
equipment is a requirement to proceed, staff can work with the applicant's
architect on resolving questions such as materials.
Mr. Tapper closed the public hearing portion of the agenda item.
ALISON ZIMPFER MOVED TO ADOPT RESOLUTION NO. PC-2022-43,
RECOMMENDING APPROVAL OF THE PUD AMENDMENT FOR A PAINT FACILITY
FOR CAMPING WORLD, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED
ON THE FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 3-0.
B. Consideration of an Amendment to a Conditional Use Permit for Planned Unit
Development for a Clinic/Medical Services Use (Commercial Occupational
Therapy Establishment) in the B-4, Regional Business District, Including Cross
Access for Parking
Applicant: M&M Home Contractors obo Sunny Days Therapy
Mr. Grittman provided an overview of the agenda item to the Planning
Commission and the public. The subject -property is a part of a previously
approved Conditional Use Permit for Planned Unit Development. The Planned
Unit Development approved was related to conceptual site use, requiring the
need for an amendment to the Conditional Use Permit application at time of
development. The applicants requested to develop the site for an Occupational
Therapy practice.
Mr.Tapper opened the public hearing portion of the agenda item.
Kristi Fritz of M&M Home Contractors addressed the Planning Commission and
the public, noting that she would be able to answer questions regarding the
proposal.
Miranda Johnson of Sunny Days Therapy addressed the Planning Commission
and the public. Ms. Johnson provided a brief overview of Sunny Days Therapy.
Mr. Tapper asked how many facilities are in operation for Sunny Days. Ms.
Johnson clarified that there are currently four facilities.
Mr. Tapper closed the public hearing portion of the agenda item.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2022-44,
RECOMMENDING APPROVAL OF AN AMENDMENT TO A CUP FOR PUD FOR A
CLINIC BUILDING AT UNION CROSSINGS, SUBJECT TO THE CONDITIONS IN
EXHIBIT Z AND BASED ON THE FINDINGS IN SAID RESOLUTION. ALISON ZIMPFER
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-0.
C. Consideration of a Request for an Amendment to the Zoning Ordinance to
Allow Temporary Storage Boxes as an Accessory Use in the Affordable Storage
and StorageLink Monticello PUD Districts.
Applicant: City of Monticello
Ms. Schumann provided an overview of the agenda item to the Planning
Commission and the public. It was noted that the Council had directed staff to
prepare an ordinance amendment allowing storage boxes specifically within the
two subject PUDs. Staff originally presented the agenda item with a proposed
ordinance at the regular meeting on June 7, 2022. The Planning Commission
tabled action on the item, looking for more clarification on how other
communities have responded to the inclusion of these storage boxes in their
respective communities.
Comments and responses from the City of St. Michael and the City of Burnsville
are included in the agenda packet. Ms. Schumann indicated that within those
two communities, self -storage is allowed in industrial districts. Both also
consider the storage boxes as outdoor storage and require any location of these
on the sites requires approval through the CUP or PUD process. Given this
information, staff does not recommend approval of the ordinance amendment,
though the ordinance amendment is included in the agenda, should the
Commission wish to recommend the ordinance amendment to City Council.
Mr. Hagen mentioned that the intention of the use in Monticello originally, does
not reflect how these storage boxes are being used in St. Michael. Mr. Hagen
inferred that he would be interested in approving the use of these storage boxes
as more of a marketing tool for the proposed sites.
Ms. Gabler asked if the outdoor storage portion of this item was denied, how
would the PUD's affected handle the display abilities of these boxes on their
sites. Ms. Schumann clarified that Planning Commission has ability to direct staff
to amend the ordinance to allow the use as display.
Mr. Tapper asked for clarification on the options related to denying the outdoor
storage use of the boxes on the PUDs but allowing them to have one on site for
display and advertisement. Ms. Schumann clarified that Planning Commission
can recommend approval of the ordinance amendment with that updated
language related to the one box for display on site. They can also table action on
the item for new language to be brought back for the Planning Commission to
review at a later meeting.
Mr. Tapper opened the public hearing portion of the agenda item.
Hearing no public comment, Mr. Tapper closed the public hearing portion of the
agenda item.
ANDREW TAPPER MOVED TO RECOMMEND DENIAL OF THE OUTDOOR STORAGE
COMPONENT OF THE AMENDMENT TO THE PUDs AND TO RECOMMEND
APPROVAL OF AN AMENDMENT WITH LANGUAGE RELATED TO THE USE OF A
PROPOSED STORAGE BOX AS A MARKETING DISPLAY UNIT FOR THE PUDs.
ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 3-
0.
3. Regular Agenda
A. Consideration of Community Development Director's Report
Ms. Schumann provided an overview of the Director's report to the Planning
Commission and the public.
4. Added Items
None
5. Adjournment
ALISON ZIMPFER MOVED TO ADJOURN THE REGULAR MEETING OF THE MONTICELLO
PLANNING COMMISSION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY, 3-0. MEETING ADJOURNED AT 7:14 P.M.
Planning Commission Agenda — 09/06/2022
2A. Public Hearing - Consideration of a Request for an Amendment to the Spaeth
Industrial Park Planned Unit Development as Related to Building Design
Applicant: Ken Spaeth
Prepared by: Northwest Associated
Meeting Date:
Council Date (pending
Consultants (NAC)
Commission action):
09/06/2022
09/26/2022
Additional Analysis by: Community Development Director, Chief Building Official/Zoning
Administrator, Community & Economic Development Coordinator
ALTERNATIVE ACTIONS
Decision 1: Consideration of an Amendment to the Spaeth Industrial PUD District to amend
the approved building materials on the buildings in the district by modifying the awnings,
reducing window placements, and adding masonry building materials to all front building
exposures.
1. Motion to adopt Resolution No. PC-2022-45 recommending approval of an amendment
to the Spaeth Industrial PUD for a modification to the approved buildings materials,
subject to conditions in said resolution subject to the conditions in Exhibit Z and based
on findings in said resolution.
2. Motion to deny the adoption of Resolution No. PC-2022-45 recommending denial of an
amendment to the Spaeth Industrial PUD for a modification to the approved buildings
materials based on findings to be made by the Planning Commission.
3. Motion to table action on Resolution No. PC-2022-45.
REFERENCE AND BACKGROUND
Property: Legal Description: Block 1, Spaeth Industrial Park
PID #: Various
Planning Case Number: 2022-030
Request(s): Amendment to PUD, requesting alternative materials and
supports for doorway awnings, reduction of window placements,
and addition of masonry wainscot coverings on all front building
exposures.
Planning Commission Agenda — 09/06/2022
Deadline for Decision: October 7, 2022
December 6, 2022
Land Use Designation: General Industrial
Zoning Designation:
1-2, Heavy Industrial
Overlays/Environmental
Regulations Applicable:
NA
Current Site Uses:
Industrial Planned Unit Development
Surrounding Land Uses:
North: Industrial
East: Industrial
South: Industrial
West: Industrial
Project Description:
The applicant seeks to amend the building materials and design of
the buildings in the industrial storage PUD district by making the
following changes:
1. Replace the previously approved shake design for the
doorway awnings with standing seam metal materials.
2. Eliminate the approved posts supporting those awnings,
replacing them with supports bracketed back to the building
wall, rather than the ground.
3. Eliminate the end -wall window from each building, retaining
the overall metal exterior siding throughout.
4. Add masonry wainscot to the front entrance wall of all
buildings, rather than only the street front and rear building
walls as originally approved.
The Spaeth Industrial Park PUD was approved to accommodate
individually used or purchased business spaces for a variety of
light industrial uses, and occasionally, privately occupied spaces
for use as shops or similar quasi -industrial activities. The project
has undergone a series of amendments as the applicants continue
to customize the needs of the site and buildings to various
occupants and buyers. This proposed amendment makes some
relatively minor changes to the exterior building construction and
2
Planning Commission Agenda — 09/06/2022
design, most of which impact only the occupants or visitors to the
site.
ANALYSIS:
The project was originally approved in 2017 and required a PUD to allow for common
ownership of the lot, circulation, and parking areas in the Industrial Park project. The concept
was designed to allow individual ownership of units within the Park, with common access and
shared responsibility for land and building exteriors. The buildings and site design were
established at the outset. Some modifications (most notably, the underlying land platting) have
occurred since the original approval.
The overall use and development pattern is not affected by the proposed amendment —
presuming the appropriate cross -use agreements are retained and/or established, there should
be no new impacts on either the PUD nor the industrial area as a whole.
As noted when the amendment to the PUD was approved last year, "Assuming the legal ownership
interests are satisfactorily addressed, the look, use, and operation of the Spaeth Industrial Park
should not change from its original intent."
In reviewing the buildings constructed on site to date, it appears from the submitted photos
that the addition of cultured stone wainscot is already in place on the four existing buildings. In
addition, no side -wall window and shake siding have been installed on the existing four
buildings. The modified awning supports have also been implemented on the four existing
buildings.
Staff believes that the enhancements to the building materials are positive overall. The loss of
the side windows is primarily an impact on the internal users and had limited visibility— if any —
to the passing public. The awning changes are consistent with the current materials, and do
not appear to have any negative impacts on building aesthetics or use. It is acknowledged that
full posts can be a long-term issue for maintenance, and a short-term issue for access in some
cases. The addition of cultured stone to the building facades is an appropriate addition to
balance the other elevation changes.
Notwithstanding the current construction and ownership status, each of those owners should
remain subject to the physical and operational conditions of the PUD. The City Engineer,
Building Official and Fire Department staff will also need to address any necessary changes to
building structure and utility access within the overall PUD and plat area.
Planning Commission Agenda — 09/06/2022
STAFF RECOMMENDED ACTION
City staff recommends Alternative 1 for approval of the modifications to the building materials
and design of the PUD buildings, subject to conditions in Exhibit Z.
SUPPORTING DATA
A.
Resolution PC-2022-45
B.
Aerial Site Image
C.
Applicant Narrative
D.
Building Elevations
Z.
Conditions of Approval
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Planning Commission Agenda — 09/06/2022
EXHIBIT Z
Preliminary and Final Plat for Spaeth Industrial Park PUD
The applicant identifies how changes to the PUD will impact existing structures in the
Spaeth Industrial Park PUD, and any departures are noted for the record.
The amendment to the building materials are noted and recorded against all lots in the
PUD and Spaeth Industrial Park, and appended to the approved plan set for the PUD.
3. No other changes under this amendment or plat are made as a part of this amendment.
4. Review and Approval by City Engineer, Building Official, and Fire Officials.
5. Other conditions of City staff and officials.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-45
RECOMMENDING APPROVAL OF AN AMENDMENT
TO A PLANNED UNIT DEVELOPMENT
FOR SPAETH INDUSTRIAL PARK
WHEREAS, the applicant owns property along Dundas Road, PID No. 15525500-1010,
1020, 1030, 1040, 1050, 1060, 1070, and 1080; and
WHEREAS, the applicant proposes to amendment the PUD District approvals to which these
lots are subject by modifying the allowed and required building design and materials; and
WHEREAS, the applicant proposes to continue the development of the property for
industrial uses, and no other changes to development design or common operations would
occur; and
WHEREAS, the site is guided for industrial uses under the label "General Industrial" in the
City's Comprehensive Plan; and
WHEREAS, the proposed PUD amendments, are consistent with the long-term use and
development of the property for industrial uses; and
WHEREAS, the Planning Commission held a public hearing on September 6t', 2022 on the
application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the staff
report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
1. The PUD Amendment provides an appropriate means of furthering the intent
of the Comprehensive Plan for the site by putting the existing and proposed
buildings to industrial use.
2. The proposed improvements on the site under the PUD Amendment are
consistent with the needs of the development in this location as an industrial
area.
3. The improvements are not expected to impact public services, including
sewer, water, stormwater treatment, and traffic which have been planned to
serve the property for the development as proposed.
4. The modifications to the building designs as proposed with this amendment
are consistent with those of the already constructed buildings and will provide
for a higher level of building aesthetics and other benefits.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-45
The PUD flexibility for the project, including parcels without public street
frontage, are consistent with the intent of the City's economic development
objectives, as well as with the intent of the PUD zoning regulations.
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 amendment to the PUD for Spaeth Industrial Park,
subject to the conditions listed in Exhibit Z of the staff report as follows:
1. The applicant identifies how changes to the PUD will impact existing
structures in the Spaeth Industrial Park PUD, and any departures are noted for
the record.
2. The amendment to the building materials are noted and recorded against all
lots in the PUD and Spaeth Industrial Park, and appended to the approved
plant set for the PUD.
3. No other changes under this amendment or plat are made as a part of this
amendment.
4. Review and Approval by City Engineer, Building Official, and Fire Officials.
5. Other conditions of City staff and officials.
ADOPTED this 6th day of September, 2022, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
I:
ATTEST:
Paul Konsor, Chair
Angela Schumann, Community Development Director
2
COLE GROUP 216 St.CAvenue NS Suite
A R C H 1 T E C T S 320-654-fs70 • Fax 230-6570 A
•
ADDENDUM
■
PROJECT: ADDENDA #6
Spaeth Office Condos Date: July 22nd, 2022
Monticello, MN
Project No. 17019..d21001
Please make the following changes to the Plans previously Issued 08-14-19, project
17019. These changes apply to ALL Buildings.
■ 1. Awning over entry doors to have pre -finished metal wall panels to match building in lieu of
shakes. See AttachmentA
2. Omit posts at entry canopies and replace with metal support brackets. See Attachment A
3. Omit window at end wall and replace with pre -finished metal wall panels. See Attachment A
4. Provide stone wainscot at ALL building fronts in lieu of just north and south street facing
buildings. See AttachmentA
END OF ADDENDA
l No tw E. Cote.
■
Noonan E. Cole, MN Reg. # 22288
S:\Addmda Lettem\2017\17019-ADD6 Spaeth Office Condos - Monticello, MN
1,
N2622, 19:00 AM Gmail - City of Monticello, Amendments to PUD
M Gmail
City of Monticello, Amendments to PUD
1 message
Ken Spaeth
To: Ken Spaeth
Reasons for changes:
The metal shakes that were available were cheap looking so we
installed matching tin. As you can see by the photo it looks great.
2 has already been addressed
I was under the impression that the window on the end of the building
had been omitted in the original pud. The buildings look great without
it.
The original pud calls for wainscot of stone on the south end of the 2
south buildings and the north end of the 2 north buildings. It looks
great.
I'd like to install the stone on the front of all the buildings, in
exchange for your consideration in accepting the changes for the
shakes and the window.
By doing this I hope you realize that we strive to build a good
looking, quality budding and the changes we're asking for fulfill
that goal.
Thanks for your time, Ken Spaeth
Ken
Ken Spaeth
Tue. Jul 26, 2022 at 10:00 AM
hops://mail.goagle.c mailMORik=b7adb58b24&viewmpt&smrch=all&penthitl=thre dtl %3A 7027039M932631428%7Cmsga%3A.8M5969291... 111
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SIDE ELEVATION
SCALE: 1/8" m V-O"
SIDE ELEVATION
SCALE: 1/6" - 1'-0"
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SCALE: 1/8" - V-O"
ATTACHMENT "Afl
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I
Planning Commission Agenda—09/06/2022
2B. Public Hearing - Consideration of a Request for a Conditional Use Permit for Detached
Accessory Structure — Major in an R-1, Single Family Residence District
Applicant: Wes Olson
Prepared by: Northwest Associated Meeting Date: Council Date (pending
Consultants (NAC) 09/06/2022 Commission action):
09/26/2022
Additional Analysis by: Community Development Director, Chief Building Official/Zoning
Administrator, Community & Economic Development Coordinator
ALTERNATIVE ACTIONS
Decision 1: Consideration of a Conditional Use Permit for total Garage Space exceeding 1,200
square feet in area.
1. Motion to adopt Resolution No. PC-2022-46 recommending approval of a Conditional
Use Permit for garage space exceeding 1,200 square feet on an R-1, Single Family
Residential lot, subject to the conditions in Exhibit Z and based on findings in said
resolution.
2. Motion to deny the adoption of Resolution No. PC-2022-46 recommending denial of the
proposed Conditional Use Permit for garage space exceeding 1,200 square feet, based
on findings to be made by the Planning Commission.
3. Motion to table action on Resolution No. PC-2022-46.
REFERENCE AND BACKGROUND
Property: Legal Description: Lot 3, Block 1 River Terrace (and portion of
Lot 4)
1 : &WIIIIII91111toyt 7
Planning Case Number: 2022-032
Request(s): Conditional Use Permit for Garage area more than 1,200 square
feet
Deadline for Decision: October 7, 2022
December 6, 2022
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Planning Commission Agenda—09/06/2022
Land Use Designation: Traditional Residential
Zoning Designation: R-1, Single Family Residential
Overlays/Environmental
Regulations Applicable: Shoreland/Mississippi River Wild and Scenic Recreational River
Current Site Uses: Single Family Residential and Attached Garage
Surrounding Land Uses:
North: Mississippi River
East: Single Family Residential
South: Single Family Residential
West: Single Family Residential
Project Description: Construction of a detached garage of 900 square feet, adding to
the existing 550 square feet of attached garaged, for a total of
1,450 square feet of garage area. The zoning ordinance permits a
total of 1,200 square feet of garage area, with an additional 300
square feet allowed by Conditional Use Permit, and a maximum
overall size of 1,500 square feet.
/_VI_WI-11i
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:
Required
Proposed
Compliant
Front Yard
No closer than the
Principal Building
Continues existing
building line of principal
building
*See Note
Below
Side Yard (west)
Existing
No change
NA
Side Yard (east)
6 feet
12 feet
Yes
Rear Yard
50 feet
100 feet
Yes
*The proposed building will extend along the front building line of the existing attached garage,
slightly behind the building line of the living space of the home. Because the home is constructed
at an angle to the public street (it is oriented to the river, rather than the streets around it), the
proposed detached garage will be 38.8 feet from the Oak Lane right of way. The closest corner
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Planning Commission Agenda—09/06/2022
of the attached garage appears to be approximately 49 feet from the Oak Lane right of way. The
required front setback from the street is 30 feet. If attached, the garage would be permitted to
extend to the 30-foot line. Moreover, the adjoining property to the east (adjacent to the
proposed garage location) is approximately 37 feet from Oak Lane. In staff's judgment, the
proposed setback appears to meet the intent of the code both from a visual appearance
standpoint and accounting for the allowable setbacks in the R-1 district.
Lot Area and Width. The subject site is approximately 30,781 square feet in area and has a lot
width of 150 feet per the submitted survey. This exceeds the standards for the R-1 district.
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 roof. The proposed building appears to have a
maximum ridge line height no more than 15 feet, easily in compliance with the City's standards.
Building Type and Design. The applicants have submitted a narrative stating that the building
will use a siding to match the existing home, subject to available materials. As a condition of
approval, the materials used to finish the garage must sufficiently match the existing home in
material type and color.
A requirement of the zoning ordinance is that detached accessory buildings be constructed of
"same or similar' materials as those of the principal building. Staff would recommend that a
matching masonry (painted as appropriate) be added to the proposed structure to meet this
requirement.
Curb Cut Access. The applicants are not proposing to make any changes to the curb cut access
or driveway areas. The materials indicated that a 4-foot-wide concrete apron will front the
building, and that it will be used primarily for seasonal personal storage, with only occasional
access needed.
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 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 subject property.
Staff Comment: The conditional use is expected to increase property values for the
applicant parcel and would not impact those of the 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.
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Planning Commission Agenda—09/06/2022
Staff 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.
Staff Comment: The surrounding area is fully developed. No access or development will
be impacted by the proposed building.
(iv) The conditional use will not pose an undue burden on public utilities or roads, and
adequate sanitary facilities are provided.
Staff Comment: The project 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.
Staff 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.
Staff Comment: The garage will not create any odors or noise. The garage will be located
along the front building line of the property on a particularly wide lot. With the materials
to match the existing structure, no visual impacts are expected.
(vii) The conditional use will not unnecessarily impact natural features such as woodlands,
wetlands, and shorelines; and all erosion will be properly controlled.
Staff Comment: No impact to natural features is expected with this project. The survey
provided demonstrates compliance with Shoreland and Mississippi Wild Scenic &
Recreational River Overlay District setbacks and impervious surface limits. The height is
also compliant with the overlay district's standards.
(viii) The conditional use will adhere to any applicable additional criteria outlined in Chapter 5
for the proposed use.
Staff Comment: In review of the remaining provisions of Chapter 5, the project will be
compliant with the City's requirements.
Accessory Building CUP Requirements. In addition to the requirements above, the zoning
ordinance also lays out the following criteria for accessory structures:
(i) Size
4
Planning Commission Agenda—09/06/2022
1. 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.
Staff Comment: As the proposed garage is greater than 1,200 square feet and exceeds the
footprint of the home, a CUP is required and 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.
Staff 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.
Staff Comment: The lot is nearly 3/4 acre in size. The additional width 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.
Staff Comment: The new garage will be 900 square feet. Staff believes that this
is not an unreasonable size given the lot area and width.
d. The accessory buildings shall be constructed to be similar to the principal building
in architectural style and building materials.
Staff Comment: The applicant has stated their intent to provide 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. This will also be a condition of approval.
5
Planning Commission Agenda—09/06/2022
STAFF RECOMMENDED ACTION
Staff recommends Alternative 1, approval of the CUP with the Conditions listed in Exhibit Z. As
discussed in this report, the lot is of sufficient size and width to easily accommodate the
proposed building, staying well within the allowable impervious surface requirements and
setback requirements listed in the code. Even though the front corner of the building extends
closer to the street that the current garage, it is still greater than the required front setback, it
maintains the same building line of the current home, and is no closer to the street than the
adjoining residence.
SUPPORTING DATA
A. Resolution PC-2022-46
B.
Aerial Site Image
C.
Applicant Narrative
D.
Certificate Survey
E.
Building Elevations
Z.
Conditions of Approval
M
Planning Commission Agenda—09/06/2022
EXHIBIT Z
Conditions of Approval
Conditions Use Permit for Garage Exceeding 1,200 square feet
1. Modification of the front building materials to verify existing design, and match
design and materials on the proposed structure.
2. Verification of the total height to comply with the 15-foot maximum size per
code definition of height measurement.
3. Comments and recommendations of other Staff and Planning Commission.
7
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-046
RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT
FOR A DETACHED GARAGE IN AN R-1
(SINGLE-FAMILY RESIDENCE) DISTRICT
1025 OAK LANE
PID 155-020-001030
WHEREAS, the applicant has submitted a request to construct an attached garage structure
in the side yard 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; 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 subject property; and
WHEREAS, the Planning Commission held a public hearing on September 6th, 2022 on the
application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the staff
report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
1. The 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, or a separate variance to exceed that total.
2. The applicant has provided plans demonstrating that the detached garage addition
is architecturally similar to the principal structure in roofline and fagade
appearance, subject to appropriate conditions of approval.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2022-046
3. The parcel is a lot which will accommodate the accessory space without crowding
the subject property or neighboring parcels.
4. The front line of the existing building, at an angle to the street, establishes a
location for the proposed detached building that is consistent with the property in
question, the adjacent neighboring property, and with the intent of the zoning
ordinance.
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 a detached garage, subject
to the conditions identified in Exhibit Z of the Staff report, as listed below:
1. Modification of the front building materials to verify existing design, and
match design and materials on the proposed structure.
2. Verification of the total height to comply with the 15 foot maximum size per
code definition of height measurement.
3. Comments and recommendations of other Staff and Planning Commission.
ADOPTED this 6t' day of September, 2022 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
By:
Paul Konsor, Chair
ATTEST:
Angela Schumann, Community Development Director
2
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City of Monticello
505 Walnut Street
Suite 1
Monticello, MN 55362
07/29/2022
Re: Conditional Use Permit for
Wesley and Debby Olson
1025 Oak Lane
Monticello, MN 55362
Checklist Information
As I understand the standing limits for garage square footage is 1,200 Sq. ft. My permit request is for a new
detached garage, which is 30' x 30' making the properties garage area square footage at 1,450. This request is
for the additional 240 of space.
I am retiring soon, which means I must liquidate my electrical equipment, which is housed in the country in a 34
x 54 building, along with my boat and 4 wheeler, and portable Ice house. The added garage is for these personal
items, none of which is related to the business that I will be liquidating. My son Eric will be taking over the
business, and I will be selling the land the shed sits on soon.
There will be a concrete skirt the length of the garage, 4' in width in the front facing Oak lane, and a 10' sidewalk
adjoining the existing concrete driveway lining up with the skirt. There are no plans to add a driveway leading
up to the new garage, as the use for garage is seasonal for the boat.
As per attached drawing, the new structure is aligned up with the current home, and siding and exterior will
match the home as much as possible, considering material available today.
Attached are the following;
Property Identification sheet from Wright County
Completed survey of property by Kramer,Leas,Deleo
Copy of estimate from friend Anthony Olsem, of AA Remodeling
Rendition drawings of proposed structure, with 12' door on south, (may change to 14')
Estimate from RP Concrete and Construction for Concrete work
Completed City of Monticello Building Permit Request
Check for 1,200.00 for Conditional use Permit fees.
I am taking out all permits, as a licensed Electrical Contractor in the State of Minnesota, and assume all
responsibility for the work performed by the above referenced companies.
If any other information is needed, let me know.
Respectfully submitted, Wesley1.Olson
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FROM ELEVATION
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LEFT ELEVATION
Scale. 1/4"=1'
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VENTED ALUMINUM SOFFIT AND FACAI
BRICK WAINSCOAT ON FRONT OF GARAGE
INSULATED ALUMINUM OVERHEAD DOORS
WHIT VYNL SLIDING WINDOW
3' 0" STEEL EXTERIOR SERVICE DOOR
D5 CLAPBOARD VYNL SIDING TO MATCH
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1/2" OSB SEE
EXTERIOR HOUSEWRAP
US VYNL SIDING TO MATCH EXISTING HOME
SILL SEALED TREATED SOLE PLATE WITH
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HURRICANE TIES ON MANUFACTURED WOOD TRUSSES
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WALL SECTION W/ THICKENED EXTERIOR FOOTING
Scale: 1/4-1' &REBAR
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Planning Commission Agenda — 09/06/2022
2C. Public Hearing - Consideration of a Conditional Use Permit for Home Occupation for a
proposed dog daycare as an Accessory Use in the R-1, Single Family Residence District
Applicant: Tim & Jessi Ingle
Prepared by: NA
Meeting Date:
Council Date (pending
Commission action):
09/06/2022
NA
Additional Analysis by: NA
ALTERNATIVE ACTIONS
None.
REFERENCE AND BACKGROUND
The applicants have withdrawn their application request. As the public hearing was formally
noticed prior to the withdrawal, the item appears on the agenda. However, the public hearing
will not be opened and no action can be taken.
STAFF RECOMMENDED ACTION
SUPPORTING DATA
None.
Planning Commission Agenda — 09/06/22
3A. Community Development Director's Report
Council Action on/related to Commission Recommendations
• Consideration of an Amendment to Planned Unit Development for the Addition of a
Paint Booth as an Accessory Structure in the Camping World Planned Unit
Development. Applicant: Camping World
Approved on the consent agenda of the Council on August 22"d 2022.
• Consideration of an Amendment to a Conditional Use Permit for Planned Unit
Development for a Clinic/Medical Services Use (Commercial Occupational Therapy
Establishment) in the B-4, Regional Business District, Including Cross Access for
Parking. Applicant: M&M Home Contractors obo Sunny Days Therapy
Approved on the consent agenda of the Council on August 22"d 2022.
• Consideration of a Request for an Amendment to the Zoning Ordinance to Allow
Temporary Storage Boxes as an Accessory Use in the Affordable Storage and
Storagel-ink Monticello PUD Districts. Applicant: City of Monticello
Approved as recommended by the Planning Commission on the August 22"d 2022
regular agenda of the City Council.
Planning Commission Vacancy
At the time of this report, no applications for the position have been received. Social
media posts, posts with Chamber of Commerce, bulletin board, emails to past applicants
have completed and are on -going. Commission members are encouraged to talk with
their resident friends and neighbors about any interest in joining the Commission.
Downtown Project Updates
• Block 52: The developer is now moving through the demolition permit and building
permit review processes. In addition, the developer obtained rights of entry to the
City and EDA-owned property on the block. They are removing hazardous materials
from the existing buildings, completing environmental studies, and working on
detour routing for the sidewalks impacted by construction activity. Construction
fencing and equipment is anticipated to be placed on the property the week of
August 29th. The developer intends to close on the property in mid -September
with demolition of the buildings shortly after.
Construction will impact the availability of the sidewalks on the block and public
parking lot on Walnut Street through the duration of construction. Maps for routing
and parking availability are posted to the City website.
0 Facade Improvement Program: The EDA still has fagade improvement grant funds
Planning Commission Agenda — 09/06/22
available to properties on Block 35, as well as the businesses that will remain on
Block 52.
• Downtown Pedestrian & Roadway Improvements (Walnut Street): In conjunction
with the private development occurring on Block 52, the City of Monticello is
planning to make improvements along Walnut and River Street. Right now, the City
is working on design concepts that focus on making these corridors inviting, safe and
functional. The project includes wider, more comfortable sidewalks, parking with
easy access to businesses, well -lit pedestrian access, better connections between
community center and riverfront, safer crossing of Broadway, clear and simple
signage. The plan also includes reconnecting Walnut Street to River Street. This
connection is included in the City's Downtown Small Area Plan (2017). The Plan calls
for incremental private and public improvements that combine to create a thriving
downtown.
The timing of the proposed project is intended to coincide with the adjacent private
development so roadways, sidewalks, and other improvements are unified.
• Communication Strategy: The first in a planned series of "coffee at the corner"
meetings was held on August 29tn. These informal meetings are intended for
property owners in the immediate vicinity of the construction activity. They are an
opportunity to ask questions and make staff aware of any issues during
construction.
The Downtown Round held in August was lightly attended. As such, we have
scheduled another Downtown Round for Tuesday, September 131n hoping for better
attendance. The event will be held at 7:30 AM at the new MontiArts space in
downtown.
Stickers with a QR code will also be placed along downtown sidewalks in the coming
weeks. These stickers are another highly visible way to connect people to
information on happenings downtown. The QR code links to the City's Downtown
webpage, where frequent updates will be posted.
Zoning Ordinance Recodification
The request to proceed with zoning ordinance recodification will be presented to Council
on September 12tn
Staff will begin review of the ordinance immediately pending approval. The staff review
will identify clerical amendments as well as sections or chapters which will be the subject
of more detailed discussion by the Planning Commission.
With that process in mind, staff would recommend that workshops prior to regular
2
Planning Commission Agenda — 09/06/22
meetings, or if needed special meeting workshops be used to review those components
of ordinance which require more study and input.
The Pointes at Cedar Project Updates
The draft Master Plan was reviewed in a joint meeting of the Planning Commission, PARC
and City Council on August 8t". There were few comments resulting in changes to the
draft plan itself. However, Council requested that information on estimated costs for the
first set of improvements be provided to assist in determining the project scope for plans
and specifications. There were also a number of questions regarding parking availability.
The next step for the Master Plan is formal review for recommendation by the PARC on
September 22nd, with Council review for adoption on September 261n
THC Sales — Statutory Changes
On August 22nd, the City Council authorized the preparation of a city ordinance which
would limit the sale of THC products as allowed by recent legislation to those businesses
within the city limits which meet the Wright County definition of "tobacco" or "smoke
shops".
The Council also adopted a moratorium on the wholesale distribution and manufacturing
of these products until land use and zoning regulations can be developed. It is staff's
intention to begin working on that item as part of other amendments to the industrial
use areas of the zoning ordinance.
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TU ES DAY, S--EPT , -) i;so Ai\,/]
Join us at MontiArts (273 West
� Broadway), for our Downtown
Rounds: a roundtable for
conversation and idea sharing for
what's new and upcoming in the
Downtown! Refreshments and
information will be provided.
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