City Council Minutes 12-12-07 Special (Comp Plan)Jt CounciUPlanning Minutes: 12/12/0'
MINUTES
SPECIAL MEETING - MONTICELLO CITY COUNCIL
COMPREI3ENSIVE PLAN UPDATE
Wednesday, December 12, 2007 - 6 p.m.
Members Present: Council: Brian Stumpf, Wayne Mayer and Tom Perrault.
Planning Commission: Rod Dragsten, Chazlotte Gabler, William Spartz and
Barry Voight.
Members Absent: Council: Clint Herbst and Susie Wojchauski
Planning Commission: Llayd Hilgart
Acting Mayor Brian Stumpf called the meeting to order at 6 p.m. and turned the meeting over to
Rusty Fifield from Hoisingtan Koegler.
Rusty Fifield reviewed the changes to the comprehensive plan that were discussed at the last meeting
which included: 1) Moving the Economic Development chapter after the Land Use chapter; 2) Put a
place holder for the Transportation Plan; 3) Provide additional direction on how the City should
utilize the land use plan; 4) Change the language relating to the Fallon Avenue bridge to reflect that
the bridge does not have to be constructed before utilities can be put in and 5) The location of the
western interchange.
Growth projections were discussed. Tt was noted that the growth will likely be considerably slower
than the 300 units per year that were projected at one time. Accurate projections aze an important
factor in planning for infrastructure growth. Also discussed was the land use far the northwestern
area. Until the location of the western interchange is determined it was felt it maybe difficult to
identify land uses or as an option the City could specify land uses and revisit the comprehensive plan
when the interchange is actually constructed. Jeff O'Neill stated that the Silver Springs Golf Course
had changed hands sa it is not known how long that might continue as a golf course. Rusty Fifield
felt when growth takes places, it should be coming aff the developed areas and not happening away
from the developed areas. Otherwise it can put a strain on the City to provide infrastructure that has
to go through undeveloped area to serve a pocket of development.
The area of East Broadway from the Monticello Hospital to Highway 25 was discussed. Brian
Stumpf had concerns about Broadway and transportation issues relating to it. He stated it was
difficult to talk about planning when it is not known what MnDOT has planned for the road. Rusty
Fifield felt that the City goes with what they feel is the appropriate land use and if the transportation
issues develop that require changes then at that time the City should revisit the comprehensive plan.
Consulting engineer, Bret Weiss stated that the transportation plan is driven by the land use plan. He
stated that MnDOT does not have funds to do much of anything but added they would be responsive
to city initiated projects. As an example, the current discussions between Monticello, Big Lake and
Big Lake Township could result in some kind of recommendations for improvements to the TH 25
corridor and bridge crossing. It was felt if these communities along with Sherburne County came up
with a proposal for improvements it would be likely that MnDOT would participate.
One concern with East Broadway is the residential area located between the hospital and downtown
area. With the continued expansion of the hospital, there will be significant impacts to this azea. The
question is where you would put commercial development along Broadway. Some felt a special
district should be set up for this area. Proposals that have come in for redevelopment generally have
not fit any of the commercial zoning districts. Some felt that with the hospital there would be
7t CounciUPlanning Minutes: 12/12/07
expansion of related uses such as clinics. The Council and Planning Commission were evenly split
on whether to the leave the area as is or change the designation to something else. Brian Stumpf felt
the commercial should be allowed to go from the hospital to Cedar Street. It was felt it would be
difficult to get more curb cuts along Broadway which would have an impact on how any commercial
development would be laid out.
The map in the draft comprehensive plan showed a road running through the golf course area. There
was lengthy discussion on whether the road should be shown. It is the City's intent that eventually
School Boulevard will be extended through this area but the alignment of the road has not been
determined. Bret Weiss said this road will be taking traffic through the area to the western
interchange when that goes in. Where an interchange would be located and whether there would be
a river crossing with the construction of the interchange are unknowns. Is it better to show these on a
map or just address them in the text of the comprehensive plan? A road was shown as going
through the YMCA property and a number questioned why the City would want a collector street
going through a major recreational area. Bret Weiss stated that if the City goes to MnDOT with any
proposals to help fund transportation improvements it is beneficial for the City to be able to show that
these transportation needs had been part of the City's long term planning. Bret Weiss noted that the
draft comprehensive plan said there is no interchange in MnDOT's planning for the area. Bret Weiss
said that MnDOT has recognized the western area as a possible interchange location. Rusty Fifield
stated that information was not in any plan that he had seen and asked Bret Weiss to provide him with
a copy of that plan. Some felt the interchange and road locations were too speculative and that
showing them might just get property owners in the area worked up if they see a road running
through their property even though the alignment has not been finalized. Others felt it was important
that property owners and developers know that the City plans include a collector street in that area.
Tom Perrault said the plan talks about embracing the river and he questioned how that could be done
since the area along the river is developed. Jeff O'Neill asked how the city should address in the
plan the issue of growth across the river. William Spartz brought up the North Star line coming
through and the impacts that will have on traffic along TH 2S. He felt the City needed to address
Walnut Street north of Broadway and consider opening up Walnut Street all the way to the river.
Rusty Fifield responded that the plan does call for Walnut Street to be brought to the river but
cautioned that Walnut Street should not be allowed to become a TH 25 shortcut.
Rusty Fifield noted that much of the discussion related to transportation issues and not land use. He
explained that after changes have been made to the draft plan, the revised plan will be sent to the
various boards and commission far their review. It is proposed to hold a public workshop on the
revised plan in late January or early February. It is hoped that the Planning Commission can begin
the formal adoption process in March or April. Once the comprehensive plan is completed there are
still are other items that should be done which include the transportation plan, update of the zoning
ordinance, natural resources inventory and downtown plan update.
The workshop closed at 7:30 p.m.
Recording Secretary