Planning Commission Minutes 04-30-2008MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, April 30th, 2008
6:00 PM
Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and
Barry Voight
Council Liaison: Susie Wojchouski
Staff: Angela Schumann, Gary Anderson, Steve Grittman - NAC
Call to order.
Chairman Dragsten called the meeting to order and declared a full quorum of the
Commission.
2. Public Hearing -Consideration to adopt a resolution supportin tg_ he approval and
adoption of the Monticello, Minnesota 2008 Comprehensive Plan
City Comprehensive Plan consultant Rusty Fifield introduced the comprehensive
plan information by stating that the City will use the comprehensive plan to define
the broad pattern of development and to set goals and policies to achieve that plan
of development. Other controls will be used to guide land use throughout the City
with a finer brush. He stated that he thinks this creates more flexibility when
dealing with development trends and helps accommodate changes in the style and
pace of development. Fifield indicated that it is believed that the new land use
categories in the plan allow the City to make better use of the plan. These land
use categories are also aimed at removing the stigma of previous classifications,
such as "industrial". The City will then need to use land use controls, such as
zoning ordinances, in a prominent way.
Fifield referred to the land use map, stating that while the City has the capacity to
grow in any direction in terms of supporting infrastructure, it is not in its best
interest to do so. This plan is more consciously focusing where the community
will grow in the future.
Fifield stated that the plan focuses future residential growth to the western and
southern quadrants of the City, seeking to build off existing infrastructure, taking
advantage of Camp Manitou, and growing south, so that the City can reach higher
amenity land that lies further to the south. While the City has the capacity to
grow in other directions, this plan provides more than enough capacity given the
desired growth pattern.
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Fifield noted that one of the focus pints of the comp plan is to diversify the
housing stock. Much of the existing stock is starter homes and one of the stated
goals of comp plan is for those in these homes to have the opportunity to stay in
Monticello through the provision of move up housing within the community.
This housing type will be guided toward higher amenity areas. Along with this
goal, the plan plans for also keeping track of life cycle housing.
Perhaps one of the most critical land use issues in the plan is the creation of more
places for job growth, Fifield stated. As Monticello has seen with the slowdown
in economy and rising fuel costs, the need for jobs in the community is
particularly felt in edges where there is a reliance on commuting in to the Cities.
This plan's on-going focus is head-of-household jobs to provide the ability to live
and work in Monticello. This goal takes advantage of amenities such as fiber
optics. In order to meet this goal, the City has to provide adequate places for job
creation. As such, Places to Work was the first land use area addressed in
developing the land use plan.
The land use plan sets two primary areas for Places to Work; an expansion of the
existing area in the west, and the creation of an area lying to the south along
Highway 25. Fifield indicated that one of the other possible areas for Places to
Work development that has been discussed is further to the west, along another
possible interchange location. However, the City does not know enough details of
how it will be configured and when it will be built for the purposes of guiding
land use. The Interchange Planning Area identified in that location then holds the
land and recognizes that additional planning is needed once more details about
future interchange are known.
Fifield reported that the new land use category called Places to Shop is essentially
all commercial areas. Those areas provide a balance of goods and services, and
provide a market for a successful downtown area. The land use plan shows future
places to shop based on building on existing areas. The plan does not seek to
expand a strip of commercial south along Highway 25, as that area is preserved
for future places to work.
One of the key areas of interest to the community related to how Monticello can
make the downtown more successful than it is. Fifield commented that this is
difficult to resolve until the traffic issues are addressed. The congestion on
Highway 25 causes people to have difficulty navigating in and through the
downtown. The comprehensive plan reinforces the additional planning that was
done in 1997, but recognized that additional planning is needed downtown after
thetransportationplan is completed. The downtown is still a distinct land use, and
the plan defines a set of boundaries and notes that it will continue to be a mixed
use area.
Referring to east Broadway, Fifield stated that the plan creates a new mixed use
district immediately adjacent to the downtown commercial area. This mixed use
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area recognizes that there maybe demand for commercial and office service
development given the stress created by a busy roadway. However, this
designation also balances new commercial with the commercial in downtown. He
cautioned that the City will need to be careful allowing downtown to migrate into
this area, as it may weaken the core downtown. Commercial uses in this area
should also be reviewed in terms of maintaining the integrity of the adjacent
residential properties to ensure compatibility.
Fifield went on to discuss the idea of a community greenway, which is included in
the plan. He noted the natural amenities to the west and south of the City, and
stated that there is an opportunity to create a connected system through the
greenway. The plan provides an idea of where the natural features exist, and
wherever development occurs in these locations, the plan calls for putting those
pieces of the puzzle together.
A separate chapter on Parks has been included as part of the plan, Fifield
explained. The key factor in the parks system is the idea of a major regional park.
Not only would that regional park meet City park needs, but also preserves critical
open space, and acts as a major catalyst for the stated housing goals. Fifield noted
that this regional park requires a large commitment of park dedication revenue,
and will require that the City balance park dedication there and elsewhere in the
community.
• Fifield reported that the Comp Plan also contains a new chapter on Economic
Development. Although this chapter does duplicate information from other parts
of the plan, it focuses in a key way that the plan should be used to further
Monticello's economic goals. Fifield iterated those goals, which include the
creation ofhead-of-household jobs, diversification of tax base, and the
redevelopment of downtown.
Transportation is obviously critical to the success of the plan. Fifield stated that it
is expected that the City's Transportation Plan will be completed in 2008. When
complete, the Comp Plan calls for its incorporation into the comp plan. The
Planning Commission should understand that the Transportation Plan may lead to
changes in other elements of the comprehensive plan.
Fifield concluded by noting that the plan has been through a lot of review by staff,
and a public open house was held in January. At that time, the City received
limited feedback and made minor adjustments to existing land use designations.
Spartz stated that the City stated working on the draft transportation plan back in
October. He inquired whether the plan will result in nuts and bolts changes to the
comp plan, or whether they would be more text changes. Fifield responded that
he couldn't point to any fundamental changes at this time. .
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• Gabler asked if the City is being boxed in by using the term "biotech" to describe
the focus of job growth. Fifield stated that the City is not; the City would clearly
envision that there will be a combination of the extension of the office park
development strategy that City has been pursuing, but that the City would not
look past the more traditional light industrial users that have been the backbone of
the City to date. He stated that the terminology is not intended to be exclusive,
but rather is meant to send a strong message that this area is a focus. Fifield noted
that the area along Highway 25 to the south is in fact intended for general
industrial development.
Gabler inquired what would happen if a developer didn't want to pay the fees or
dedicate the land for park dedication. Fifield noted that cities are statutorily
allowed to require park dedication, and it is at the City's option to choose land or
cash in lieu of land at a reasonable amount. That determination is made during
the process of review of subdivision. He explained that Monticello would also
have the opportunity to use other park dedication funds to purchase land within
that development area.
Fifield stated that it is the intention of staff to proceed with updating of zoning
regulations on the heels of this effort. That process will be to not only review and
update, but also to make sure that the zoning ordinance supports the comp plan.
Under state law, it is the zoning ordinance that ultimately governs land use
• outside of the 7-county metro. To make sure that land use is properly
implemented, cities need to make sure the ordinance and comp plan are aligned.
Dragsten sought clarification on items within the plan. He asked if the City is
required to follow underlying zoning in existing areas. Fifield stated that the
comprehensive plan only provides broad land use designations, such as "Places to
Shop".
Dragsten noted that the plan calls for development west and south of current
growth edge. Dragsten asked about how the City will consider development east
of that - is the City not going to allow development to the east?
Fifield responded that when the City began the comp plan process, it was literally
growing in all directions. One of the things that came out of the process was that
the City needed to focus where development is going to grow and that the City
needed to grow in directions that best serve the plan. While the plan doesn't
prohibit growth to the east, the impetus of the plan is to encourage it to go west
and south. The question for the City will be how hard a line in the sand will be
drawn. While there may be rationale to feed into the new easterly interchange,
looking at all other goals of the plan, growth should be channeled west and south.
Dragsten stated that he understands that, but given the dramatic slowdown in
residential growth, he wouldn't want to discourage anyone from reading the plan
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and not developing in this area. Fifield stated that whether growth can occur to
the east depends on how strong the language in the plan.
Fifield stated that it maybe helpful to the Commission to view the plan as not set
in stone. In the implementation strategies of the plan, it is recommended that the
comp plan be annually updated.
Dragsten asked about marking the Camp Manitou area as Park. He inquired if
that limits the property owner, and perhaps the land use should be something else.
Fifield stated that consistently throughout the comp plan, it refers to this area as
park. Doing so reflects accurately the input that has been given throughout the
process. If those things change, then the City can call for an amendment for the
designation to be something different. However, given the direction to-date, the
objective for the YMCA land to be designated as park is still valid.
Spartz stated that he comfortable leaving it. Gabler stated that she is comfortable
with that as well, as it is an initiative proposed at this time. Fifield noted that it is
still aquasi-public camp. By designating it as park, if the City finds it can't
achieve it park goals, it will need to consider how best to use that property
anyway. Now, this plan clearly recognizes a goal that the City has to make this a
park. How Monticello would guide the area for a combination of uses will
warrant future consideration. Dragsten stated he would like to see at as park, he is
• just concerned that by designating it as such, it can only be sold for park purposes.
Fifield agreed that the plan does that.
Hilgart asked if there is criteria for the wage per hour listings for major
employers, as more recent major retail employers aren't listed. Fifield indicated
that the information came from the Department of Employment and Economic
Development website and as of the last review, those were current. Spartz
suggested that perhaps those listed are full time employers. Fifield stated that he
would confirm that listing.
Spartz commented on the mixed use designation on Broadway. He stated that
there has been quite a bit of talk about this area. He noted that he doesn't think
the City will see the mixed use change overnight, but believes that designating
this as mixed use is appropriate so that people are aware of the possible change.
Voight commented that all throughout the plan, it was noted that the goal is to try
to move Monticello toward achieving the vision, which is stated on page 1-1.
However, Voight stated that the statement on page 1-1 doesn't feel like a vision.
He stated that he doesn't know that he has the solution for that. Fifield stated that
if there is something the Commission thinks is not relevant, we could take some
time to develop what is. Fifield stated that vision is one of the things that the task
force dealt with. The statement is intended to be things that Monticello aspires to
be, but also includes holding on to positive qualities that it wants to preserve.
Planning Commission Minutes - 04/30/08
• Fifield stated that if there are statements that are more applicable, now is the time
to address them.
Chairman Dragsten opened the public hearing.
Jeff Young, Monticello Township, addressed the Commission. He stated that
page 3-4 of land use plan shows future industrial park in locations where the
current landowners are concerned about that type of use as they are not sure what
is going to go on and how it will affect their taxes.
Dragsten stated that the City has looked at these areas in the past, and the City
believes that they are appropriate locations for industrial property. He noted that
nothing will happen in those areas until they are annexed to City and utilities are
brought to the property. So taxes would stay the same. Young stated that these
landowners haven't been notified about this land use change and they are
concerned that this is going on. Young commented that this is agricultural land
and the property owners would like to keep it that way. Dragsten explained that
at some point in time, when landowners want to sell or be annexed, this is what
the City believes the land use should be. Until then, it is still zoned agricultural
through the County and taxed that way.
Young referred to a comment made by the City Engineer in the Monticello Times
• about the "old downtown". Young stated that he would like to get a feeling from
Commission about what that means. Dragsten asked what Young meant. Young
responded that it seems as though the City intends to disregard the downtown as
old in favor of new retail development. Dragsten stated that he didn't see article
and doesn't want to comment on someone else's comments.
Young stated being a township resident, he encourages the Commission not to
recommend approval, as the township wants their property to remain agricultural.
Hilary Hoglund, Big Lake, addressed the Commission and asked for clarification
on some items. Hoglund asked for the definition of "Places to Shop"; is there a
classification for type of shop. Hoglund commented that if land use is all
governed by zoning, and the property on Broadway that her family owns is
currently zoned PZM, then most of what can go in would need a CUP. Dragsten
stated that was correct. Hoglund asked if someone wanted to look for a medical
clinic, they would need commercial? Dragsten confirmed. Schumann clarified
that the Hoglund property is designated in this plan as "Places to Shop". Under
that designation, commercial uses can be considered. The property can also be
rezoned to a commercial district.
Hoglund stated that she is fine with the land use designation, but wanted the
Commission be able to tell her that will be allowed to locate there. Dragsten.
Dragsten clarified that comes down to zoning, which is currently PZM.
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• Shannon Bye, Monticello Township, spoke to the Commission. Bye noted that
2/3 of people in attendance are the same people who have attended the comp plan
sessions throughout. Bye stated that it would have been nice to see a little more
community participation. She stated that it is a shame that there is not a more
diverse representation.
Bye explained that this effort is supposed to be long term planning. If there are
some concerns with the language, perhaps it is because there is too wiggle room.
She questioned the City's conviction and belief in this document.
Bye stated that this process presented the opportunity to resolve a number of
issues in anon-partisan fashion. She noted that the City could have had lot of
positive dialogues. However, the meetings were encumbering by personal issues.
She stated that it would have been nice to see that overcome and see something
that was a 21St century plan. Bye noted that this plan uses the 2000 Census, when
things were very different. She stated that she is apprehensive adopting a plan
using that information, and a plan that uses weak language.
Dragsten referenced the 1997 comp plan and stated that the City started from
there and worked forward. He responded that he believes that the City is looking
into the future. As far as land use and wiggle room, the intention of this plan is to
guide growth. It does not provide specific zoning for each area. He noted that the
• City will use this plan to develop ordinances that reflect the goals of this plan in
stronger terms.
Bye stated that this plan development process was an opportunity to be more
unique. However, it seems that this plan uses the same old brush strokes. She
stated that she wanted to be a part of the process because she doesn't feel the
community is the same old and she wanted to be a part of creating an identity that
is unique. Bye explained that she believes the City missed the opportunity to do
something inventive.
Spartz stated that he was involved in the whole experience and that he
understands Bye's points. He inquired if she saw any plans presented that worked
better. Bye commented that the transportation issues play such a crucial role,
time should have been spend to address those issues. These issues should be fixed
in a measure that would not necessarily be bogged down in an economic
downfall. She suggested that Monticello is now in an economic hostage situation
as it has done what everyone else has done.
Spartz asked if Bye sees anything in this plan that is better than previous. Bye
responded that it is a stepping off point. It is familiar but perhaps better.
Hearing no further comments, Chairman Dragsten closed the public hearing.
•
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• Voight commented that he was trying to go back over vision and reword it, but he
couldn't come up with anything better at this point. He stated that he think it's
important to understand that the zoning ordinance will influence land use greatly.
He stated that he likes the comp plan as presented specifically because it is
flexible. Overall, it lays out a good plan that the City can work with within the
zoning ordinance.
Dragsten agreed. He stated that as the City reviews all ordinances to make sure
they are aligned correctly, he think it will make the plan even stronger.
Hilgart stated that he agreed with the way the future land use map is laid out. He
suggested that much will also be determined by who wants to come to town.
Spartz stated that the City doesn't have a lot of control over what comes in. His
question is do we do more of a disservice by laying out a plan that is too loose.
He indicated that he thinks the plan is consistent with the input that was provided
and that it reflects much more vision than the past. He said that he also believes
that the transportation issue is a very big part of the plan. Spartz stated that there
is an alternative to require the completion of transportation as an additional
chapter as part of the resolution of adoption.
Gabler stated that she thinks it is a fair plan and that she believes everyone had
• input into this process.
Dragsten indicated that he would like to see the land uses in the northwest portion
of the community verified, and that he would like to discuss the limitations of
growth for the east portion of the plan. He stated that he would also like a
determination on how to address the transportation plan.
Dragsten suggested that the plan be revised to remove the sentence "Under
current conditions, there is not sufficient housing demand to support further
expansion to the east."
Spartz stated that his preference is that the transportation plan be completed
before adoption, although he is not sure whole Commission would agree.
Dragsten noted that completion of the transportation plan will not occur for a
number of months. He stated that unless the Commission adopts the comp plan
now, the City will be that much further behind.
MOTION BY COMMISSIONER VOIGHT TO ADOPT A RESOLUTION
SUPPORTING THE APPROVAL AND ADOPTION OF THE MONTICELLO,
MINNESOTA 2008 COMPREHENSIVE PLAN SUBJECT TO THE
NOTATIONS OF THE PLANNING COMMISSION AS IDENTIFIED BELOW:
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Planning Commission Minutes - 04/30/08
• Completion and incorporation of the Transportation Plan Chapter
as a critical component of the Plan.
• Elimination of wording on page 3-22 stating "Under current
conditions, there is not sufficient housing demand to support
further expansion to the east."
MOTION SECONDED BY COMMISSIONER GABLER.
During discussion, the Commissioners inquired whether the motion should
include any change to the northwest area land use designations.
MOTION BY COMMISSIONER VOIGHT TO AMEND THE MOTION TO
INCLUDE VERIFICATION OF NORTHWEST AREA EXISTING LAND
USES ON FIGURES 2-2 AND 3-2.
AMENDED MOTION SECONDED BY COMMISSIONER GABLER.
MOTION CARRIED 5-0.
3. Consideration to set dates for sign ordinance amendment workshops.
Schumann indicated that she would set a sign workshop for the 3`d Tuesday of the
• months of May, June and September.
4. Adjourn.
MOTION TO ADJOURN BY COMMISSIONER SPARTZ.
MOTION SECONDED BY COMMISSIONER VOIGHT. MOTION
CARRIED, 5-0.
•
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