City Council Agenda Packet 01-23-2006
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AGENDA
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday January 23, 2006 - 7 p.m.
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Mayor: Clint Herbst
Council Members: Glen Posusta, Wayne Mayer, Tom Perrault and Brian Stumpf.
1. Call to Order and Pledge of Allegiance.
2A. Approve minutes ofJanuary 9, 2006 regular Council meeting.
2B. Summary of closed meeting of January 17,2006
3. Consideration of adding items to the agenda.
4. Citizen comments, petitions, requests and complaints.
5. Consent agenda:
A.
B.
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D.
Consideration of approving hires and departures.
Consideration of renewal of charitable gambling license - lP.s
Consideration of setting date for Board of Review on April 25, 2006 at 7 p.m.
Consideration of calling for public hearing on extension of utilities for Hidden Forest
development.
E. Consideration of authorization to complete update to feasibility study for Cedar Street
from Chelsea Road to Dundas Road.
F Consideration of a request for rezoning from PZM (Peformance Zone Mixed) to B-3 or
B-4. Applicant: MMC Land Company.
G Consideration of a request for rezoning from PZM (Performance Zone Mixed) to B-3
(Highway Business). Applicant: Kean of Monticello.
6. Consideration of items removed from the consent agenda for discussion.
7. Public Hearing - Consideration of certifying delinquent utility accounts for 3rd quarter 2005.
8. Public Hearing on appeal of denial of variance for maximum size of accessory building.
Applicant: Wallboard, Inc.
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Agenda
Monticello City Council
January 23, 2006
Page Two
9. Consideration of zoning text amendment to increase the amount of allowable square footage
for detached accessory structures in the 1-2 (Heavy Industrial) and I-I (Light Industrial)
districts.
10. Consideration of acceptance of scope of services and cost estimate from NAC for
Comprehensive Plan update or direction to staff to initiate RFP process.
11. Consideration of designating a site and terms for land trade with Kevin Tracy.
12. Consideration of designating council representative to Wright County Planning Task Force.
13. Consideration of approving bills for January..
14. Adjourn
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MINUTES
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday January 9, 2006 -7 p.m.
Members Present:
Clint Herbst, Wayne Mayer, Tom Perrault, Glen Posusta and Brian Stumpf
Members Absent:
None
1. Call to Order and Pled~e of Alle~iance.
Mayor Herbst called the meeting to order at 7 p.m. and declared a quorum present. The Pledge
of Allegiance was said.
2A. Approve minutes of December 12. 2005 re~ular Council meetin~.
Wayne Mayer noted in the motion to allow the USe of the MCC facilities it should have been
MEADA not Families 911. It was also noted a sentence was missing in the summary of the
closed meeting held on November 28,2005.
WAYNE MAYER MOVED TO APPROVE THE MINUTES OF DECEMBER 12, 2005
WITH CORRECTIONS. TOM PERRAULT SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY.
. 2B. Approve minutes of December 29. 2005 special meetin~.
Torn Perrault stated that he had voted in opposition to sending three city representatives to tour
the Yucca Mountain site and also noted some typing errors.
BRIAN STUMPF MOVED TO APPROVE THE MINUTES OF THE DECEMBER 29, 2005
SPECIAL MEETING WITH CORRECTIONS. TOM PERRAULT SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY.
3. Consideration of addiDl! items to the a!!enda.
Added to the agenda were: 1) Update on development guide book; 2) Poplar Hills development;
3) Letter from property owner in Sunset Ponds; 4) Update on roundabout at CSAH 18;
5) House numbers in town house development; 6) Snowmobiles; 7) Sign for high school and
8) Signage on Sandy Lane/River Street for parking restrictions.
4. Citizen comments, petitions, requests and complaints.
A. Recognition of Hoglund Bus Company for their years of service: The City Council and
staff expressed appreciation of the 16 years of service provided by Hoglund Bus
Company in the operation of the Heartland Express.
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B.
Tim Anderson of Monticello Insurance Agency and Kevin Tracy were present to discuss
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Council Minutes: 1/9/06
the property located at 40~ Street West. They are proposing to construct a building
on the site and have been trymg to work with staff to comply with the ordinance
provisions. Mr. Anderson stated he had been working with Fred Patch on this but with
Mr. Patch being on administrative leave they are left hanging.
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The question is whether the City needs his lot for future expansion of the MCC site.
They are concerned about whether they will be able to proceed with their project. A
decision needs to be made before February 1, 2005 in order for them to get the facility
constructed before the lease at their present site expires. They wanted to come before
the Council to get an answer on what is going to happen. They indicated they had met
with the Design Advisory Team and had been working with them to get approval of
their plans but now the question has become whether the City would rather to a land
swap. Tim Anderson indicated he didn't care which way the Council went on his
proposal as long as a decision was made soon since his lease will be expiring. Jeff
O'Neill said if the City did swap land the site would be in the Jefferson Commons
development. He indicated if the site was along TH 25 the design of the proposed
building would have to be upgraded. Tim Anderson said the plan is to proceed with the
building as designed. If the city wants the land trade they would trade the land but they
would stick with the same building design. . Jeff O'Neill stated this a building issue
and it does not require any Planning Commission action. Because the property lies
within the CCD it does require review by the Design Advisory Team. Jeff O'Neill
stated that depending on where in the Jefferson Commons development the building is
located, the building may have to be upgraded. The proposal is for a pole structure.
Since Jefferson Commons is city owned property, the city is going to want to look at
what type of building is going on the site. There was discussion on what features could
be added to the building to make it more aesthetically appealing.
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Clint Herbst asked ifthe Council had any concerns about trading land in this situation.
The Council was in agreement on a possible land trade. Jeff O'Neill stated that he will
have a location for the proposed building identified by Tuesday.
C. Shannon Bye from Monticello Township stated that she hoped the City would not print
just summaries of the minutes in the paper but provide the full minute as many people
are not able to attend the meetings so the paper provides their source of information.
5. Consent agenda:
A. Consideration of approving hires and departures. Recommendation: Approve the hires
and departures for the Parks and Public Works Department.
B.
Consideration of adopting a resolution accepting donation from Land 0 Lakes
Choirboys. Recommendation: Accept the contribution from the Land of Lake
Choirboys of Minnesota for use by the MCC for murals in the MCC facility.
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Consideration of adopting a policy on out of state travel for city officials.
Recommendation: Adopt the policy relating to out of state travel for city officials.
D Consideration of adopting a resolution accepting a donation to allow city officials to
view biosolids treatment operations and authorizing outside travel for designated city
officials. Recommendation: Adopt a resolution accepting a donation from Kruger, Inc.
for allowing city representatives to tour a biosolids facility and authorize designated city
officials and staff to travel outside the state for the purpose of visiting biosolids
facilities.
E Consideration of appointment of Tom Moores to Street Superintendent position.
Recommendation: Approve the appointment of Tom Moores to the Street
Superintendent position effective February I, 2006.
F Consideration of approving service agreement with Larson Allen to perform annual city
audit. Recommendation: Approve entering into an engagement letter with Larson
Allen to perform the City's 2005 and 2006 audits.
G.
Consideration of a request to approve a conditional use permit for a detached accessory
structure in an R-4 (Mobile Home Park) District. Applicant: Kjellberg's Inc.
Recommendation: 1) Rescind the previous Council motion to denyl approval of a
conditional use permit for a detached accessory structure in an R-4 zoning district and;
2) Approve a conditional use permit for a detached accessory structure for Kjellberg's
Inc. based on a finding that the building should be able to meet each of the conditions of
the ordinance and will minimize outdoor storage in the mobile home park with said
approval including the condition that the applicant verify the screening ofthe storage
area from surrounding residential areas.
H. Consideration of an amendment to contract for private development - Cory Kingbay.
Recommendation: Approve the amended contract for development.
Items #5E, #5G and #5H were pulled from the agenda.
BRIAN STUMPF MOVED TO APPROVE THE CONSENT AGENDA WITH ITEMS #5E,
#5G AND #5H REMOVED FOR DISCUSSION. TOM PERRAULT SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY.
6.
Consideration of items removed from the consent aeenda for discussion.
#5E: Street Superintendent Appointment: Wayne Mayer noted his concern was not with the
appointment of Tom Moores to the Street Superintendent position but with filling the position
Tom Moores currently holds. Wayne Mayer would like the Council to consider not advertising
for this position immediately but rather wait several months and evaluate ifthere is a need to fill
the position.
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WAYNE MAYER MOVED TO CONFIRM THE RECOMMENDATION TO APPOINT TOM
MOORES AS THE STREET SUPERINTENDENT EFFECTIVE FEBRUARY 1,2006 TO
REPLACE THE RETIRING ROGER MACK BUT NOT TO ADVERTISE FOR BIDS
IMMEDlA TEL Y TO FILL THE VACANCY CREATED BY TOM MOORES ACCEPTING
THE SUPERINTENDENT POSITION. TOM PERRAULT SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY.
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#5G Detached Accessory Structure - Kjellberg's Mobile Home Park: Glen Posusta stated the
reason he pulled this item is because he doesn't understand why this business does not have to
comply with the same rules that other businesses in Monticello do. He questioned whether the
proposal included hard surfacing, curb and gutter and whether a lighting plan was submitted.
He felt since adding the building intensified the existing use, the business should be required to
come into compliance with the ordinance regulations.
Clint Herbst questioned the condition that the storage area was for the sole use of the residents
of the mobile home park and was not available for use by non-residents. He felt if this space
was going to be rented to residents of the park then the storage area should have curb and gutter.
Jeff O'Neill said if Kjellberg's want to store equipment or materials that are used in the
maintenance of the park that could be considered as being for the residents. Brian Stumpf
questioned whether the doors ofthe building are high enough to store the equipment Kjellberg
has on site. Bernie Beach who is bidding on constructing the building said the doors are 12'
wide and 13' high. However since this is a bid there is no guarantee that the door will go in. .
Clint Herbst said part of the reason the City would allow the accessory building is to get rid of
outside storage that is there. Jeff O'Neill stated that condition #3 relating to use of the facility
by residents was currently in the code. He said Kjellberg is not requiring people store their stuff
there. Glen Posusta questioned whether the lean-to type roof complied with city code. Clint
Herbst felt the building should have doors, hard surfacing and curb and gutter.
Glen Posusta asked about compliance with items that are being stored in the sales lot area. Jeff
O'Neill stated this was outside storage and would have to be covered by another conditional use
permit. He said the mobile home park has a number of violations as it relates to the R-4 district.
The city staff has taken the position that over time it will corne into compiance rather that
requiring it to corne into compliance all at once.
Clint Herbst asked if the city allows this what does the City get in return. Jeff O'Neill replied
that they would be getting material now stored outside moved inside. Glen Posusta felt the
outside storage in this location was no less of a concern than any outside storage in the industrial
park. He felt that some of the compliance issues should be addressed and then the city will
address the conditional use permit. Brian Stumpf asked if the Council needed to take any action
on this.
After furtherdiscussion it was proposed: 1) If the accessory structure is going to be used for
rental to the residents then it should be hard surfaced If it is not going to be used for rental the
City wants that information provided in writing. Glen Posusta felt the business must comply
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with the city codes since it has been annexed into the city. Jeff O'Neill stated with other
properties like Hoglunds the city require they bring the existing facility into compliance. Jeff
O'Neill suggested making an inventory of what is not in compliance and bring it back and see
what the property owner is willing to correct. Glen Posusta also suggested getting a letter of
credit to insure compliance.
BRIAN STUMPF MOVED TO TABLE ANY ACTION ON THIS ITEM. TOM PERRAULT
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
#5H Amendment to development contract - Kingbay: Wayne Mayer questioned the dates used
on the amendment noting in one place it was June 2006 and in another place it was February 12,
2007. Rick Wolfsteller indicated both dates were correct. A six month extension was give to
close on the first parcel and after that Mr. Kingbay has a certain period of time to construct
something on the property.
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Wayne Mayer stated he was under the understanding that the entire 7.5 acre parcel would be
developed at one time and not piece by piece. Rick Wolfsteller stated when the deal was set up
it was for the sale and development ofthree sites that would total 7.5 acres. Wayne Mayer said
he didn't realize the City was tying up the property for 3-4 years before any building was be
erected. The Council expressed their concern about the developer being able to sit on the
property for that length of time. Rick Wolfsteller noted that the agreement provides an option
for the city to purchase back the land if development does not take place. Clint Herbst asked if
there were any outs for the City from this agreement if another developer comes in. Rick
W 01 fsteller said that even if the City did put this on the market it is unlikely that anything would
occur before the Kingbay development deadline.
Glen Posusta stated he was not aware that they were parceling this into three pieces. Rick
W olfsteller explained that this was the agreement that was previously approved. The only
change was to extend the time frame by six months. City Attorney Torn Scott indicated the
Council could decide not to approve the amendment and then the it would revert back to the
terms of the original contract and in that case the developer would be in default. He said the
Council could stay with the original agreement and initiate default action or they could re-
negotiate the purchase agreement. Rick W olfsteller suggested a six month extension on the first
parcel only.
WAYNE MAYER MOVED NOT TO EXTEND THE AGREEMENT AND GO BACK TO
THE ORIGINAL AGREEMENT WITH THE JUNE 2006 DATE AND ALLOWING FOR THE
PURCHASE OF A PORTION OF THE PARCEL BY MULLER THEATER OR IN ESSENCE
EXTENDING THE FIRST SET OF DATES.
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The Council felt it should be all or nothing on the three parcels. The six month extension is on
the first parcel only. Wayne Mayer would like to see all three dates just extended to the one
same date. Brian Stumpf said having the same date for all three parcel would make it unlikely
that any development would happen. He suggested selling the parcels to Kingbay on an
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as-needed basis. Wayne Mayer agreed with that as it would allow the City to market any
property not sold.
WAYNE MAYER MOVED TO MOVE ALL THE PARCELS BACK TO THE JUNE 2006
DATE WITH THE SALE OF PROPERTY ON AN AS NEEDED BASIS. BRIAN STUMPF
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY
Glen Posusta asked who is paying taxes and the street assessment. Rick W olfsteller informed
him the City was.
7. Public Hearin~ on nroposed 2006 Street Reconstruction Project., Citv Project No.2006-1C
An informational meeting was held prior to the regular Council meeting to discuss with affected
property owners the area of the proposed project, assessment costs and to answer questions from
residents. Kevin Kawlewski from WSB & Associates made a formal presentation at the
Council meeting covering the proposed project.
The City is in the 4th year of the Street Reconstruction program and he reviewed the work that
had been done in previous years. Two options are proposed for consideration for 2006 which
include widening Otter Creek Road and River Street to 32 feet; widening other streets from 24
feet to 28 feet; providing storm facilities, sanitary sewer and water main repair, sidewalk, .
overlay and sealcoating. Option #1 would go from Otter Creek Road to Craig Lane. Under this
option Otter Creek Road, Sandy Lane, Riverside Circle and River Street would be reconstructed
while Kenneth Lane and Craig Lane would be sealcoated. Option 2 would go from Otter Creek
Road to where River Street intersects with Broadway. In addition to the streets included in
Option #1, Hilltop Drive and Hillcrest Road would also be reconstructed. Oakivew Circle and
Hillcrest Circle would have utility repair and be reconstructed. Matthew Circle would have mill
and overlay. Sidewalk is proposed on the east side of Otter Creek and the north side of River
Street. An option was also provided to construct River Street to 28 feet. The estimated project
cost for Options 1 is $1,151,159 if River Street is constructed to a 32' width; $1,126,659 if River
Street is constructed to a 28' width. Option #2 has a total cost of $2,650, 170 or if River Street
is constructed to a 28' width it would be $2,578,170.
Kevin Kawlewski then reviewed funding for the project and the proposed assessment. The
assessment rate for residential property would be $3,000/unit and $80/front foot for non-
residential property. It was noted that there is 2,213 feet of public land which included the
Montissippi Park, Riverside Cemetery, Hillcrest Park. In addition there is 1,291 feet of
commercial property and 128 single family lots. It was proposed that any sewer and water main
repairs would be funded from trunk funds. Sidewalk assessment would be levied against the
properties accessing River Street and is estimated at $200/unit. Streets that received mill and
overlay would be assessed at 25% of the cost and no cost would be assessed for sealcoating. It
was pointed out that under Option #2 with the proposed assessment rates there would still be a
shortfall of$1,316,005. .
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Mayor Herbst opened the public hearing.
Correy Peters, 124 Hillcrest Road submitted a petition from residents stating they were in
opposition to the project. They did not feel the area needed curb and gutter nor the other
proposed improvements such as sidewalk and stonn sewer but indicated they would consider a
mill and overlay. They also expressed concern that widening the street would bring more traffic
in and the traffic would be traveling faster. Clint Herbst felt since this portion of town is pretty
much built up they shouldn't be seeing an increase in traffic but he did agree the traffic could be
moving faster. Brian Stumpf felt that 32' street width was not needed and 28' was adequate.
Clint Herbst noted his concern about foot traffic in the area by the cemetery. He felt if you keep
the road narrow you need to have some place to put the pedestrian traffic. Sidewalk is being
proposed just along Otter Creek Road and River Street. Brian Stumpf noted the City does pick
up 75% of the sidewalk cost.
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Another resident expressed concern about sidewalk on the east side of Otter Creek Road. He
noted that there are several large cottonwood trees in the area and he wondered if they would
have to be removed. He also asked about the culvert underneath the road that drains down
through his yard and ifthat would that be eliminated. Bret Weiss responded that they couldn't
say for sure until they are in the design process but he felt if water flowed through a culvert it
would be directed to the storm sewer. The resident thought it was a 12" culvert. Kevin
Kawlewski suggested the resident complete a comment card noting this particular concern and
then it can be addressed specifically at a later point.
Daryl Tindle 1707 West River Street stated they are opposed to the project and read a prepared
statement. He did not feel the area needed curb and gutter, storm sewer or street widening. He
added he didn't believe the compost facility and the city's storage site should be located in a
residential area.
Larry Spivak, 1607 West River stated he was opposed to the sidewalk since he would have to
maintain it. He didn't feel the sidewalk was necessary and felt there were better things the City
could spend their money on.
Carrie McDougall, 101 Hillcrest Circle asked who would be responsible for repair of the
sidewalk. ] ohn Simola indicated this segment of sidewalk would be considered part of the grid
system and the City would replace up to two panels per year and the two panels per year would
be free. If the sidewalk needs to be totally replaced there would be no new assessment. Clint
Herbst asked about who would be cleaning the sidewalk in the winter. If the sidewalk is on the
grid system, the City would be responsible for maintaining the sidewalk.
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Lee McDougall, 101 Hillcrest Circle questioned the comment about replacing the sewer and
water line and whether they would be assessed for the line. Bret Weiss responded it would
depend on whether the repair was to a service line or the main. If it is the main it would be paid
for from trunk funds. The $3,000 assessment rate is for the reconstruction. Bret Weiss said
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the curb and gutter will not be replaced unless it is in need of repair. Kevin Kawlewski will
confirm what sewer repair will be necessary. Lee McDougall said he felt taxes should be
paying for this type of improvement. The Council explained that if the City bonds for a proj ect
at least 20% of the cost must be assessed. Lee McDougall question why the improvement
wasn't financed 100% by property taxes. Bret Weiss indicated that he was aware of only one
city that did that which was Minnetonka.
Bret Weiss noted that some of the comment cards requested a safe crossing for CSAH 75. Bret
Weiss indicated he will summarize the comments and forward the information to the Council.
Tiffany Zalansky, 1704 West River Street stated they are opposed to the project and also
questioned why curb and gutter had to go in. She also wondered why they weren't notify of the
problem with the sanitary sewer. Bret Weiss stated that these were not catastrophic failures of
the sewer system. These are problems that might become greater in the future and they did not
want to have to dig a newly reconstructed street to repair a utility line at a later date. She also
asked why the Hillcrest Park rink was no longer being flooded. Clint Herbst replied that this
year the weather was not suitable and with the new ice arena and other outdoor rinks, the need
to flood this rink was questionable.
Tracy Revring, 1802 River Street West felt widening the street would only make traffic move
faster. She also wanted to know about getting a "slow children" sign. Bret Weiss stated having
curb and gutter on the street actually slows traffic somewhat as it confines the area the vehicle .
travels in. John Simola indicated that there are "children at play" signs but the City cannot
make the speed limit less than 30 mph unless there is school present. John Simola suggested
she call him and he would look at the site and see what could be done.
Walt Musty, 3 Riverside Circle stated they are opposed to full reconstruction with curb and
gutter and sidewalk. They are not in opposition to widening River Street to 28' but did not feel
any other streets needed to be widened.
Mayor Herbst then closed the public hearing.
The Council discussed the scope of the project. The general consensus of the Council was to go
with Option #1 but what the exact boundaries of Option #1 should be was debated. Wayne
Mayer asked what the ramifications would of changing the boundary so that Option #1 would
stop just west of the trailer park. The original Option #1 boundary was set up to go 600 ' east of
Kenneth Lane since that corresponded to the boundary of the drainage district. Brian Stumpf
asked if they could bid the sidewalk as an alternate and leave the road a rural section without
curb and gutter. Kevin Kawlewski said they looked at that but putting a sidewalk or trail within
a rural section may cause problems because the sidewalk or trail may obstruct water from
draining. If you leave the road as rural section you would want to leave the ditches for drainage
and then you would have the difficulty of placing a pathway in the ditch area. Clint Herbst
suggested bidding the sidewalk as an alternate and the curb and gutter as an alternate. Bret
Weiss stated that it would more difficult to bid the curb and gutter as an alternate as it would
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require two designs. Glen Posusta felt you could not place sidewalk in rural section of street.
Tom Perrault suggested changing the boundary of Option #1 to include Oakview Circle because
ofthe waterrnain situation that exists there. Tom Perrault asked if Hillcrest Circle could wait a
year or so. Brian Stumpf noted that the Ritze property has both commercial and residential uses
and suggested that they be assessed based on Y2 for the commercial use and Y2 for the residential
use.
Glen Posusta stated he didn't feel the Council should put in anything but urban design street.
As far as the storm sewer he did not know why the City would consider doing this project
without storm sewer. Kevin Kawlewski stated that since traffic counts showed Otter Creek to
carry the most volume it would be considered the main entrance into the area. For that reason it
was proposed to widen it to 32'. Option #1, plus Oakview Circle and the sealcoating of
Kenneth Lane and Craig Lane should be the project scope according to Tom Perrault. John
Simola felt the 32' width should be continued to the Ritze property since that is commercial. He
noted part ofthe 32' standard was to allow for parking on both sides ofthe roadway.
Clint Herbst stated that two letters have been received from residents on Hillcrest Road relating
to the project.
Glen Posusta suggested Option #1 but stop at the end of the Ritze property with the road
widened to 28' with curb and gutter, parking allowed on one side and with the reconstruction of
Oakview Circle and sidewalk bid as an alternative.
There was additional discussion on whether the road width should be 32' or 2S'. Wayne Mayer
favored widening the street because it is so narrow as to make passage difficult. It was noted
that $25,000 was the difference in the cost for widening the street.
WAYNE MAYER MOVED TO APPROVE OPTION #1 TO INCLUDE OAKVIEW CIRCLE,
THE STREET BEING WIDENED TO 32' AND SIDEWALK BID AS AN ALTERNATE.
There was some discussion on the boundary of the project area.
WAYNE MAYER AMENDED HIS MOTION TO MAKE BOUNDARY OF THE PROJECT
FROM OTTER CREEK ROAD TO CRAIG LANE. TOM PERRAULT SECONDED THE
MOTION. MOTION CARRIED WITH GbEN POSUSTA VOTING IN OPPOSITION.
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Bret Weiss asked for clarification if the motion atomized the preparation ofp1ans and
specifications and if they City was going with the proposed assessment rate. Clint Herbst
indicated the authorization was there for plans and specs and the assessment figures will be as
presented until the bids are back.
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8.
Public Hearin~ on appeal of denial of variance for lot fronta~es for Pine View
Development.
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The applicant requested a variance for lot frontages for a preliminary plat consisting of five
residential lots with four of the lots be developed initially and the 5th lot would be developed
when the intersection of Otter Creek Road and CSAH 75 is realigned. The Planning
Commission voted 2-2 on the variance request and the matter came before the Council. The
variance requested was for a reduction of 80' of frontage to approximately 74'. The applicant
stated that a variance is appropriate because of extenuating circumstances. This site is difficult
to redevelop. The applicant will be coming back with a preliminary plat on 123/06.
Jeff O'Neill discussed the design issues related to the development. Clint Herbst asked if the site
was in the same part of town where 66' was allowed because it was in the old part of town.
Brian Stumpf noted that this is less density than what was previously proposed and would
provide a way for the property to be redeveloped.
Mayor Herbst opened the public hearing.
Tom Holthaus stated that at this time he didn't have any building design in place because he
didn't think it made any sense to design it without knowing ifthe variance would be granted.
Glen Posusta indicated that comments from the adjacent residents at the Planning & Zoning .
meet were positive and another plus was that this development was single family detached
housing. Glen Posusta questioned where the driveway would be on Outlot A.
No one else present spoke for or against the variance. Mayor Herbst closed the public hearing.
Wayne Mayer stated his concern is about where the driveway comes up onto CSAH 75 and
Otter Creek Road. He wondered how soon after you turn off CSAH75 onto Otter Creek road
does the driveway for the 5th lot come up. He would like the driveway for the fifth lot pushed
back as far as possible. Tom Holthaus indicated he is agreeable to holding the driveway to the
far side of the lot. Bret Weiss suggested that the wording of the condition be that the driveway
location be approved by the City Engineer.
Tom Holthaus said the only comment he had with concern to Exhibit Z related to the right turn
lane and the sidewalk. He felt complying with these would push the yard back and he would
like to compromise on this.
Clint Herbst asked about the findings for hardship. Possible findings could include the difficulty
in redeveloping the property and its location in the old part of town could be extenuating
circumstances. Tom Scott said the Council has the discretion to grant a variance even though
there may not be a real hardship.
Tom Perrault stated in looking at the area and with the constraints ofturn lane and CSAH75, he
felt the development should contain 4 lots not 5. Wayne Mayer stated his was that the
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development across the street had a number of demands placed on it the City seem to be
relaxing the demands for the property on the south.
GLEN POSUST A MOVED TO APPROVE A V ARlANCE FOR LOTS WIDTHS OF LESS
THAN 80 FEET FOR THE PINE VIEW DEVELOPMENT WITH A FINDING THAT THE
APPLICANT HAS SHOWN A HARDSHIP BASED ON A FINDING TO BE DETERMINED
BY THE BOARD OF APPEALS. BRIAN STUMPF SECONDED THE MOTION. MOTION
CARRIED WITH TOM PERRAULT VOTING IN OPPOSITION.
9.
Public Hearin~ - Continued hearin~ on anneal of a variance for a secondarv drivewav in
an R-l zonin~ district. - Richard Bastien
Jeff O'Neill submitted a survey drawing and provided background information on this item.
The variance request was to allow for a second driveway. The applicant was also requesting a
conditional use permit for an accessory building. The Planning Commission had recommended
a building setback of20 feet. Jeff O'Neill reviewed options that were available. The property
owner could just get access to his building from River Street. This option was not feasible
according to the property owner. The accessory building could have a 10 foot setback from
Sandy Lane and a 20 foot setback from the curb to the garage. The survey document showed a
22' setback from curb to the front of the garage with the accessory building being 26'.
However these dimensions would still encroach in the public right of way. A building 22' in
size would get it offthe right of way but may not be the right size for truck/equipment being
stored in the building. If you make the accessory building bigger it will encroach into the area
of the retaining wall. The 16' driveway width would make it difficult to turn into the building.
The hardship is self-imposed because the applicant put up the retaining wall before the setback
was determined. Clint Herbst felt the garage had to be 28' for the truck which would mean
moving the retaining wall. Wayne Mayer noted on the survey one side shows a dimension of
20' and in another place it is 22'. The original building was to be 26' x 38' and there is 58' to the
retaining wall.
Mayor Herbst opened the public hearing. There was no one present who spoke for or against
this matter. Mayor Herbst then closed the public hearing. Clint Herbst felt if the property
moved the retaining wall they would be able to meet the setback requirements.
BRIAN STUMPF MOVED TO APPROVE THE VARIANCE ALLOWING A SECOND
DRIVEW A Y BUT WITH A 16' CURB CUT CONSISTENT WITH COUNCIL DISCUSSION
ON THE ITEM AND WITH THE CONDITION THAT THE BUILDING LOCATION WILL
NOT RESULT IN VEHICLES BEING PARKED ON PUBLIC RIGHT OF WAY. GLEN
POSUST A SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
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Council Minutes: 1/9/06
.
10.
Consideration of approvin~ a conditional use permit for 896 sq. ft. detached accessory
structure in an R-l ZoniD!! District. Applicant: Richard Bastien Central Masonry and
Concrete.
GLEN POSUST A MOVED TO APPROVED THE CONDITIONAL USE PERMIT FOR A 896
SQUARE FOOT DETACHED ACCESSORY STRUCTURE IN AN R-l ZONING DISTRICT
FOR RICHARD BASTIEN WITH THE CONDITION THAT A BUILDING SETBACK 25'
FROM THE PROPERTY LINE BE PRESERVED, THAT THE BUILDING IS
CONSTRUCTED WITH MATERIALS AND COLORS SIMILAR TO THAT OF THE
PRINCIPAL BUILDING AND THAT THE BUILDING IS CONSTRUCTED TO FACE RIVER
STREET WITHOUT THE NEED FOR A SEPARATE DRIVEWAY. BRIAN STUMPF
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
11. Consideration of annual appointments for 2006.
Clint Herbst informed the Council that Dick Fried had decided to not to serve another term as
Planning Commission chair. The Council took the opportunity to thank Mr. Frie for his years of
service on the Planning Commission.
Glen Posusta stated he would like to continue to serve as Council liaison to the Planning
Commission but asked if someone else could take the second meeting which occurs every other .
month. Wayne Mayer indicated he would be willing to do that.
TOM PERRAULT MOVED TO APPROVE THE ANNUAL APPOINTMENTS AS
PRESENTED BUT WOULD LIKE SOME CONSIDERATION GIVEN TO OTHER
DEPOSITORIES BESIDES WELLS FARGO. WAYNE MAYER SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY.
12. Consideration of license renewal for Walt's Pawn Shot>.
City Administrator, Rick Wolfsteller noted the concerns from the Sheriffs Department about
problems with transactions reporting.
BRIAN STUMPF MOVED TO RENEW THE LICENSE FOR WALT'S PAWN SHOP AT
1219 TH 25 ON A MONTH TO MONTH BASIS PROVIDED THE PROPER LICENSE BOND
AND ANNUAL PERMIT FEE OF $25 IS PAID. WAYNE MAYER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY.
Glen Posusta questioned the $25 annual fee. Rick Wolfsteller explained that the City also
receives $.50 from each billable transaction. Glen Posusta pointed out that there are zoning
violations on the site and asked when these violations would be address by the Planning
Commission. City Attorney, Tom Scott indicated they had sent the applicant a letter informing
them their application was deficient. The applicant has not submitted anything to correct the .
deficiencies of their application. The applicant was informed of the violations and the need to
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Council Minutes: 1/9/06
send in a complete and correct application. Tom Scott said the City could proceed with going to
court on the zoning violations but staff is hopeful these issues will be resolved.
Randel Thompson owner of Walt's Pawn Shop stated he has tried to work with the City on these
items. He said the problems with recording of transactions was a computer glitch and he is
working with Dave Clemons from the Wright County Sheriffs Department and the software
people to get the problem resolved. Randel Thompson discussed the outside sales and storage
issues. He stated there was a previous conditional use permit issued to the site for outside
storage and sales. He noted other properties in the area were in violation ofthe code andt when
he attempted to register a complaint about another business's violation he was treated in a rude
and offensive manner by the zoning official.
Clint Herbst stated he was more concern that the computer problems are resolved. If there
continues to be problems with reporting transactions, the Council discussed what options could
be taken. Rick Wolfsteller indicated that if violations continue to occur the City can notify the
license holder that a public hearing will be conducted to consider suspension or revocation of the
license. He added that this option is available whether the license is approved for a full year or
on a month to month basis.
Consideration of fee increases for 2006.
GLEN POSUSTA MOVED TO ADOPT THE 2006 FEE SCHEDULE AS PRESENTED.
BRIAN STUMPF SECONDED THE MOTION. MOTION CARRIED WITH TOM
PERRAULT VOTING IN OPPOSITION.
Tom Perrault stated his opposition was because of the amount established for park dedication
fees.
14. Consideration of approvine RFP and authorizin2 process for Comp Plan update.
Jeff O'Neill stated that nothing had been done on preparing an RFP for the Comprehensive Plan
update because of how busy he has been and he cited some ofthe development issues he has
been dealing with. He did not see that the delay on this item had done any harm. Now that
things are slowing down there is an opportunity to start moving on getting the update completed.
He asked the Council to consider selecting Northwest Associated Consultants to do the
Comprehensive Plan update. He stated that sending out RFP's would extend the time frame to
complete the update. Wayne Mayer stated that it was a Council directive that RFP's be prepared
for the Comprehensive Plan update but itt had not been done.
WAYNE MAYER MOVED TO REQUEST NORTHWEST ASSOCIATED CONSULT ANTS
TO PROVIDE A SCOPE OF SERVICES AND A COST ESTIMATE FOR COMPLETING
THE COMPREHENSIVE PLAN UPDATE WITH THE COUNCIL HAVING THE OPTION
TO REVERT BACK TO THE RFP PROCESS. THIS INFORMATION WILL BROUGHT
BACK AT THE JANUARY 23, 2006 MEETING. TOM PERRAULT SECONDED THE
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Council Minutes: 1/9106
MOTION. MOTION CARRIED WITH CLINT HERBST AND BRIAN STUMPF VOTING IN
OPPOSITION.
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15. Finance Department Activitv Reoort
City Administrator, Rick Wolfsteller explained that periodically staff will be presenting to the
Council department activity reports. He provided a verbal report on the activities in the Finance
Department. The Finance Department is in the process of closing out the books for year end and
is beginning preparations for the annual audit. Rick Wolfsteller reported that the City received a
$27,000 insurance dividend from LMCIT. This is the 19th year that the City has received a
dividend.
Lastly he noted that when the Council approved the 2006 budget and tax levy, a comparison was
made between the taxes in Monticello and the taxes in Buffalo with the implication that
Monticello is a more costly place to live than Buffalo. Historically Monticello has relied on
property taxes as their primary revenue source and has chosen to keep fees and charges for
services low. In comparing the revenue sources for the two communities it was pointed out that
unlike Buffalo, the City of Monticello does not receive LGA (Local Government Aid). Buffalo
has an electric utility whose revenues are used to offset expenditures in the general fund while
Monticello does not nor does Monticello charge for recycling and garbage services. lfthe City
of Monticello wanted to reduce the amount of their tax levy, they could do so by increasing the .
sewer and water rates to comparable amounts in other communities like Buffalo. They could
charge residents for recycling and garbage collection. The City could establish a franchise fee
that their electric service customers would have to pay. At the present time Monticello charges
20% in assessments for reconstruction projects whereas Buffalo charges 40%-50%. When you
compare charges for services and other sources of revenue as well as tax levy, the two
communities are fairly close.
Added Items:
Development Guide Handbook: Jeff O'Neill presented draft copies of the development guide
handbook to the Council and reported that a meeting has been scheduled with builders and
developers on January 24,2006 at 2:30 to review the process outlined in the guide.
Poplar Hills Parking: Wayne Mayer asked about the parking issues and if anything had
happened on that. Jeff O'Neill said they will be meeting again with the developer in the next
couple of weeks.
Roundabout at CSAH 18: The City met with county officials regarding the roundabout. Two
options were presented; a roundabout with a connection to the elementary school and one
without a connection to the elementary school. Wright County does not favor use of the
roundabout and turned down both options. The City could bring this matter before the Wright
County Transportation Committee. The estimated cost for roundabout with no connection to the
school is $275,000-$375,000. With a connection to the school the cost is approximately
.
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Council Minutes: 1/9/06
$375,000 to $425,000. Bret Weiss stated they have not talked to developer to see what interest
he has in pushing this forward. Wayne Mayer stated the roundabout would not be necessary if
the County would allow a left turn off Meadow Oak Lane.
Letter from Resident in Sunset Ponds: The issues raised in a letter received from a resident in
the Sunset Ponds development was discussed at site review. Many of the concerns noted in the
letter were issues between the property owner and builder but it was unclear whether any written
notification had been given to the property owner regarding his concerns. Rick W olfsteller will
check into this and make sure that a response is sent.
House Numbers: Tom Perrault asked ifthere was a size requirement for house numbers. He
stated that he had received a complaint that the numbers in the Timber Ridge development were
not very legible. Jeff O'Neill will check with the building department on this.
Snowmobiles: Tom Perrault asked if some kind of information relating to snowmobile use and
regulations could be placed on Channel 12.
Parks: Tom Perrault reported that the Parks Commission had expressed deep regrets about the
resignation of the Parks Department Superintendent.
Sign age: Tom Perrault noted that directional sign for the high school is located at the
intersection of CSAH 18/CR 39 and that street is closed. He was wondering what could be done
about it. City Engineer Bruce Westby indicated that the contractor was suppose to bag the sign.
He will check with the contractor. Tom Perrault also asked when the parking on one side of the
street only signs would be placed in the recently completed portion ofthe Core Street
Reconstruction project. John Simola will check into this.
16.
Consideration of approvine bills for Januarv.
BRIAN STUMPF MOVED TO APPROVE PAYMENT OF THE BILLS. TOM PERRAULT
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
17. Adiourn
BRIAN STUMPF MOVED TO ADJOURN AT 11 :25 P.M. TOM PERRAULT SECONDED
THE MOTION. MOTION CARRIED UNANIMOUSLY.
Notice of a closed meeting to take place after the regular meeting had been given. Because of
additional information that had been received, the Council determined to continue the meeting.
BRIAN STUMPF MOVED TO CONTINUE THE MEETING TO JANUARY 17,2006 AT 6:30
P.M. TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
Recording Secretary
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Council Agenda - 1/23106
. 5A. Consideration of aporovine new hires and departures for Parks. (RW)
A. REFERENCE AND BACKGROUND:
The Council is asked to ratify the hiring and departures of employees that have occurred
recently in the Parks Department. As you recall, it is recommended that the Council
officially ratify the hiring of all new employees including part-time and seasonal workers.
B. ALTERNATIVE ACTIONS:
1. Ratify the hiring/departures of the employees as identified on the attached list.
C. SUPPORTING DATA:
Lists of new employees.
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. NEW EMPLOYEES
Name Title Department Hire Date Class
Witschen, Nathan Winter Park Assist Parks 12/22/2005 Temp
Farnick, Derek Winter Park Assist Parks 12/21/2005 Temp
Neese, Christopher Winter Park Assist Parks 12/21/2005 Temp
Hook, Katherine Winter Park Assist Parks 12/20/2005 Temp
Binette, Yvonne Winter Park Assist Parks 12/20/2005 Temp
TERMINATING EMPLOYEES
Name
Class
Reason
Department
Last Day
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employee councillist.xls: 1/10/2006
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5B.
Council Agenda - 1/23/06
Consideration of resolution approvin~ renewal of eamblin!! license for Land of Lakes
Choirboys to conduct charitable !!amblin!! at JP's. (RW)
A. REFERENCE AND BACKGROUND:
The Land of Lakes Choirboys is requesting renewal of their permit to conduct charitable
gambling operations at .IP's (Jalapeno's).
Prior to the State Gambling Control Board issuing a license, the City Council must pass a
resolution approving or denying the application. The staff is not aware of any reason why the
Council would not allow the state to issue this license.
B. ALTERNATIVE ACTIONS:
c.
1. Adopt a resolution authorizing the State Gambling Control Board to renew the
charitable gambling license to the Land of Lakes Choirboys [or charitable gambling
activities at JP's.
2. Do not approve the resolution.
STAFF RECOMMENDATION:
The City Administrator recommends the resolution being adopted authorizing the issuance of
the license. The City is not aware of any reason why the license should be denied.
D. SUPPORTING DATA:
· Copy of resolution
· Financial Statement - Gambling Operations
d.O
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CITY OF MONTICELLO
RESOLUTION NO. 2006-4
RESOLUTION AUTHORIZING THE ISSUANCE
OF A GAMBLING LICENSE
WHEREAS, Land of Lakes Choirboys has submitted an application to the City Council of
Monticello for the renewal of a charitable gambling license to conduct charitable gambling
activities at Jalpeno's in Monticello, Minnesota;
WHEREAS, the Council is not opposed to the gambling license being issued by the State
Gambling Control Board.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL that the application by
the Land of Lakes Choirboys for a charitable gambling license at Jalapeno's, Monticello,
Minnesota is hereby approved and the State Gambling Control Board is authorized to process
the application.
Adopted by the City Council this 23rd day of January, 2006.
Clint Herbst, Mayor
ATTEST:
Rick Wolfsteller, City Administrator
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LAND OF LAKES CHOIRBOYS
GAMBLING OPERATIONS
FOR THE YEARS ENDED DECEMBER 31,2004 AND 2005
Year Ended Year Ended
Dec. 31, 2004 Dec. 31, 2005 Totals
Gross Profit:
Gross receipts - pull tabs $ 2,090,562.00 $ 1,681,317.00 $ 3,771,879.00
Gross receipts. meat raffle 360.00 360.00
Prizes paid - pull tabs (1,720,635.00) (1,362,512.00) (3,083,147.00)
Prizes paid - meat raffle (240.00) (240.00)
Gross Profit $ 369,927.00 $ 318,925.00 $ 688,852.00
State Taxes:
Net receipts tax $ $ (10.20) $ (10.20)
Combined receipts tax (70,918.66) (52,838.96) (123,757.62)
Gambling Control Board fee (2,090.56) (1,681.69) (3,772.25)
Gambling tax (54,627.15) (46,687.39) (101,314.54)
Total State Taxes $ (127,636.37) $ (101,218.24) $ (228,854.61 )
Gross Profit After State Taxes $ 242,290.63 $ 217,706.76 $ 459,997.39
. Allowable expenses (151,255.53) (144,914.15) (296,169.68)
Net Profit After State Taxes $ 91,035.10 $ 72,792.61 $ 163,827.71
Lawful Purpose Expenditures:
Land of Lakes Choirboys $ 81,700.00 $ 49,000.00 $ 130,700.00
Monticello organizations (see attaChed) 25.220.00 40,300.00 65,520.00
Allowable portion of annual audit costs 2,100.00 2,300.00 4,400.00
License fees 600.00 600.00 1,200.00
Total Lawful Purpose Expenditures $ 109,620.00 $ 92,200.00 $ 201,820.00
less: 2% tax credit/refund (13,252.78) (17,719.00) (30,971.78)
Net lawful Purpose Expenditures $ 96,367.22 $ 74,481.00 $ 170,848.22
Excess of Revenues Over (Under)
Expenditures $ (5,332.12) $ (1,688.39) $ (7,020.51)
Profit Carryover. January 1 28,432.36 23,100.24 28,432.26
Profit Carryover - December 31 $ 23,100.24 $ 21,411.85 $ 21,411.75
.
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LAND OF LAKES CHOIRBOYS
DONATIONS MADE FROM GAMBLING OPERATIONS
FOR THE YEARS ENDED DECEMBER 31, 2004 AND 2005
.
Organization Purpose Amount Total %
Donations:
Land of Lakes Choirboys:
Total donations Programming costs $ 130,700
Less: allowances approved by City
management for financial hardship:
For fiscal year 09/0112003 to 08/3112004 $ (5,000)
For fiscal year 09/01/2004 to 08/31/2005 (3,000)
For fiscal year 09/0112005 to 08/3112006 (5,000) (13,000)
Total Land of Lakes Choirboys, net of approved allowances S 117,700 60.0%
Monticello Organizations:
City of Monticello Riverfest $ 5,000
Monticello Community Center Murals in pool area 14,000
Monticello Community Center Mural by climbing wall 1,500
Monticello High School Scholarships for the arts 4,000
Monticello High School Crossroads & other teen programs 4,750
Monticello High School Close Up Program - Washington D.C. 3,000
Monticello High School Baseball program 1,620 .
Monticello Science for Youth (SciFY) Robotics Project 1,200
Monticello SciFY Rocketry Program 3,900
Monticello SciFY Space Science Shuttle Project 8,600
Monticello Community Toys for Tots Donation 1,000
Monticello Community Choir Music books 300
Monticello Arts Council Events expenses 800
Little Mountain Elementary School Music program 1,550
Little Mountain Elementary School T-shirts for "T.EAM." theme 2,100
Little Mountain Elementary School Books for monarch butterfly science unit 150
Pinewood Elementary School Music program 6,000
Monticello-Big Lake Nursing Home Patient care equipment 3,800
Monticello Polecats Donation 2,000
Rivers of Hope Donation 250
Subtotal - Monticello Organizations S 65,520
Add: approved allowances to Land of Lakes Choirboys for financial hardship (see above) 13,000
Total Monticello Organizations, after approved allowances S 78,520 40.0%
Total Donations S 196,220 100.0%
--
other Lawful PUll108e Expenditures:
Cost of annual audit 4,400
License fees 1,200
Total Lawful Purpose Expenditures S 201,820 .
s ~- d-?->
City Council Agenda - 1/23/06
. 5C. Consideration of approvinl! the date for annual Board of Review. (RW)
A. REFERENCE AND BACKGROUND:
The Wright County Assessor's office has scheduled Tuesday, April 25, 2006 at 7 p.m. as
the date for the Monticello annual Board of Review. Ifthis date is not acceptable to the
Council, we need to let the County Assessor know as soon as possible.
B. ALTERNATIVE ACTIONS:
1. Approve setting Tuesday, April 25, 2006 at 7 p.m. as the date for the 2006 Board
of Review.
2. If this date is not acceptable, the Council should suggest an alternate date or
starting times.
C. SUPPORTING DATA:
Letter from Wright County Assessor
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Gregory A. Kramber
Wright County Assessor
Wright County Government Center
10 2nd Street NW, Room 240
Buffalo, MN 55313-1183
Phone: (763) 682-7367/(763) 682-7368
1 (800) 362-3667
FAX: (763) 684-4553
www.co.wright.mn.us
To: Monticello City
From: Randy DesMarais, Wright County
Date: January 4, 2006
Re: 2006 Local Board of Appeal and Equalization Dates
Tuesday
Day of the Week
April 25, 2006
Date
Minnesota Law requires that the County Assessor set the date for your Local Board of Appeal and Equalization
Meeting. The 2006 Monticello City Local Board of Review and Equalization Meeting has been tentatively set for
April 25, 2006 at 7:00pm. If this date is agreeable or must be changed please contact Randy at 763-682.7366 or 1-
800-362-3667 ext. 7366 prior to February 8, 2006.
Minnesota Statues require that in order to hold a Local Board of Appeal and Equalization meeting in 2006 there
must be a quorum and at least one of the voting members must have attended the approved training. If your board
has any questions or needs any information please contact Randy.
Currently some of the Cities and Townships in Wright County held their meetings with a starting time of 9:00AM,
1 :OOPM & 3:00PM. lfyour members are interested in starting the meeting earlier than your tentatively scheduled
time please contact Randy. As there must be a quorum please notifY your board members with a request that they
mark their calendars. More information, including a summary ofthe duties and responsibilities ofthe Local Board
of Appeal and Equalization will be provided at a later date.
Your early completion and return ofthe attached tear off slip will be appreciated and we will send your official
notice for posting as required by law. Please return to Randy DesMarais, Wright County Assessor Office, at the
above address or fax to our office at 763-684-4553.
~~___~~___.rr_______~~~____rr___~~.________~~~__________~~__r___~_~___"______~_____r____~.________~~_______~~______~~__r___
CONFIRMA TlON
Municipality:
Date:
Time:
Place:
For selecting meeting dates in future years, the following information will be helpfuL
!;c..-~s
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5D. Set the Public Hearine Date for the Extension of Utilities to the Hidden Forest and
Niaeara Falls Developments (Citv of Monticello Proiect No. 2005.03C) (WSB)
A.
REFERENCE AND BACKGROUND:
The proposed Hidden Forest and Niagara Falls (Brad Paumen and Mark Woolston)
developments are two individually owned and connected plats consisting of 173 acres
located just outside ofthe east City boundary, adjacent to the recently constructed Sunset
Ponds development. These projects propose to develop 249 unattached units (single-
family homes). The City Council has previously approved the preliminary plat for the
first phase of the Hidden Forest development, and the second phase of Hidden Forest as
well as the Niagara Falls development is scheduled for preliminary plat consideration in
March 2006. Since this development is located beyond the utility system limits, a
feasibility report was prepared and approved to extend sanitary sewer and water systems
to serve the site, as well as evaluation of a storm water outlet for the area as it is
associated with providing a new outlet to Ditch 33. Preparation of final plans and
specifications has been authorized and is nearly complete. In order to proceed with the
project, a public hearing will need to be held prior to approving the plans and
specifications and authorizing the advertisement of bids. The project will be funded by
the developers with some trunk system credits provided. City staff is currently working
with the developers to finalize the Developer's Agreement. A public hearing is
recommended to be held to allow the City to bond for the project.
A summary of the project improvements is outlined below:
The proposed improvements include construction of a lift station in the northwest comer
of the site, adjacent to CSAH 39, to serve the Hidden Forest development. A secondary
lift station to serve the Niagara Falls development and adjacent developable area may be
constructed in conjunction with this project as the developer has indicated that he is
interested in constructing the development this year. This southwest (Niagara Falls) lift
station would pump temporarily into the Sunset Ponds lift station until the forcemain is
extended to the Hidden Forest lift station scheduled for 2007.
Approximately 4,800 feet of 8-inch forcemain is proposed to extend from the Hidden
Forest lift station along the south side ofCSAH 39 and connect to the existing 12~inch
sanitary sewer system at River Mill Drive. The 8-inch forcemain is designed to serve the
proposed developments as well as future developable areas to the east, within the
annexation boundary.
Approximately 3,900 feet of 12-inch watermain is proposed to extend from the
development along CSAH 39 to Gillard Avenue. The watermain will eventually extend
through the Niagara Falls development to the Sunset Ponds development to provide a
looped system. It is anticipated that frequent flushing of the watermain will need to occur
to prevent stagnant water prior to the loop being constructed.
There is limited space to construct the forcemain and watermain along the south side of
CSAH 39 due to several private utilities, existing properties, and the existing right-of-
way. We have met with the private utility companies to discuss impacts to their facilities
and it would be difficult and costly to open cut one or both of the watermain and
forcemain pipes. Therefore, the project will be bid with two alternates as follows:
C;\DocumeIllS tmd Settingslda'W1l.grossingerILocal SeuingslTemporary Intenlet Files\OLKJIAGN ITM-HitldenForestNiagtInIFallsSetPuhHrg-OI1306,tloc
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. Alternate 1: Directional bore the watermain and forcemain using HDPE (high
density polyethylene pipe) along the south side of CSAH 39.
. Alternate 2: Open cut the watermain along the north side ofCSAH 39 using DIP .
(ductile iron pipe) and directional bore the sanitary sewer forcemain using HDPE
(high density polyethylene pipe) along the south side of CSAH 39.
An option analyzed in the feasibility report was to directional bore DIP (ductile iron
pipe); however, we have not found a contractor yet who can directional bore DIP.
Therefore, this was not included as an alternate.
An analysis of the costs for each alternate will be completed after the bids are received.
A 48-inch diameter storm sewer pipe is proposed to extend across CSAH 39 and outlet to
the Mississippi River. This will provide a storm water outlet for the area as it is
associated with providing a new outlet to Ditch 33. A 40-foot easement is in place to
construct the stonn sewer.
We are recommending the Council set the public hearing date for February 13, 2006, at
which time the public hearing would be held and the Council can also consider approving
the plans. and specifications and authorize the advertisement for bids. The project is
anticipated to bid in midhMarch with a March 27,2006, award date contingent on an
approved Developer's Agreement. Construction of the project is anticipated to start in
May 2006.
B.
ALTERNATIVE ACTIONS:
.
1. Set the Public Hearing date for February 13, 2006, for extending utilities to the
Hidden Forest and Niagara Falls developments.
2. Do not set the public hearing date at this time.
C. STAFF RECOMMENDATION:
It is the recommendation of the City Administrator to select Alternative No. 1. City staff
is working with the developers to finalize the Developer's Agreement.
D. SUPPORTING DATA:
None
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C:\Documents mu/ Senings\dll'Ml,grossingerlLocal SelfingslTe11/pomry Internel Files \OLK3 \.A GN ITM-Hidde"ForestNiagaraFallsSetPuhHrg-OI]306.doc
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Council Agenda: 1/23/06
5E. Authorization to Accept Petition for improvements and Update the Feasibility Report for
the Reconstruction of Cedar Street from Chelsea Road to Dundas Road (City of
Monticello Proiect No. 2006-02C) (WSB/JO)
A.
REFERENCE AND BACKGROUND:
City staff has recently received interest from developers to develop the properties along Cedar
Street south of Chelsea Road. The proposed sites include redeveloping the existing Checker
Auto Parts/Purple Pride site at the southwest corner of Chelsea Road and Cedar Street and
developing the Lamont property (old Home Depot site) located at the southeast corner of
Chelsea Road and Cedar Street. An application for preliminary plat and a conditional use
permit allowing drive thru pharmacy and convenience food has been submitted for the Checker
Auto Parts/Purple Pride site and is scheduled for the February Planning Commission agenda. A
preliminary plat application for the Lamont site is under development and the developer has
verbally expressed an interest in seeing Cedar Street reconstructed next summer. Ifthese
developments move forward, Cedar Street will need to be reconstructed to accommodate these
developments. The roadway will need to be widened and access locations evaluated. Sanitary
sewer and watermain exists along Cedar Street. Storm sewer will need to be evaluated to serve
the roadway and adjacent property. A feasibility report was prepared in 2001 to reconstruct
Cedar Street from Oakwood Drive to Dundas Road. It is recommended that Cedar Street be
reconstructed from Chelsea Road to Dundas Road to complete the connection to the already
reconstructed north and south ends of Cedar Street. This includes re-aligning Cedar Street
through the City property located along the east side of Cedar Street, north of Dundas Road. In
anticipation of these developments, it is recommended that the feasibility report be updated to
address the proposed improvements, anticipated costs, and assessments to the proposed
developments. The estimated cost to complete the feasibility report is $5,000, which will be
provided by the developer.
B.
ALTERNATIVE ACTIONS:
I. Motion accepting petition and authorizing updating the feasibility report for the
reconstruction of Cedar Street from Chelsea Road to Dundas Road, provided that the
developer deposits funds to complete the report.
2. Do not authorize any work at this time.
C. STAFF RECOMMENDATION:
It is the recommendation of the City Administrator that the Council select Alternative No. I.
D. SUPPORTING DATA:
Site map showing potential development area.
Petition available at meeting,
(;)3
C: lDocufflenfs alJd SellillKsltimm.gro.tsin/:e:,.\Lac.ll1 Setli"gslTemporary InlemeJ Filcs\OLK3\AGN ITM-C.edllrSlmdAulh Fea.iRpl-O/2306.d/x.
.
SF. Consideration to deny a request for a rezonin{:l from PZM (Performance
Zone Mixed) to B-3 (Hi{:lhway Business) or B-4 (General Business).
Applicant: MMC land Company. (NAC/JO)
A. REFERENCE AND BACKGROUND
The Planning Commission considered the request for rezoning for the three
parcels directly adjacent to Highway 75, owned by MMC land Company.
MMC revised their rezoning request from the previous application, leaving
the parcel directly adjacent to residential property out of the rezoning
request.
.
The Planning Commission reviewed the location of the parcels in
relationship to the proximity of residential, and also discussed the types of
uses allowable within either a B-3 or B~4 district. The Commission came to
a 2-2 vote on the rezoning. Two of the Commissioners had remaining
concerns regarding the compatibility of more intense commercial districts
located to residential areas, noting the purpose of the PZM as a buffering
district. The other two Commissioners indicated that due to the growth and
changing nature of uses within the area of the MMC parcels, a commercial
zoning designation was appropriate, especially if residential uses were
buffered by the remaining parcel.
The applicant is seeking approval of a rezoning from PZM to B-3 or B-4 of the
property north of County Highway 75. The property currently includes the
O'Ryans gas/convenience store facility, and two other parcels. The applicant had
previously requested the rezoning of a larger area, including land along County
Highway 39 which abuts a residential zone. The Planning Commission did not
recommend the larger area due to concerns over compatibility between the
commercial zoning designation and the residential zone. The applicant has
amended its request to retain the PZM zoning along the northern boundary with
the residential district (Glorious Church boundary).
The primary concern with the original request related to issues raised by the
potential for auto-related uses adjacent to the residential properties. As now
configured, the proposed commercial zoning would only abut other commercial
districts, and the PZM buffer along the north side of Hart Boulevard would remain.
It would appear the intent of the PZM as a transition district would be retained
with this arrangement. Moreover, the exposure of the commercial districts along
the easterly extension of County Highway 75 would suggest that commercial
zoning would be appropriate, as it is to the east (Hawk's Bar), and to the west
(Liberty Bank).
.
There are a number of auto-related uses that are allowed in the B-3 District, but
not in the PZM District. The most likely to be requested in the subject area would
be Motel/Hotel and Fast Food. The B-4 District provides for a broader range of
1
30
commercial uses, and would reflect the 8-4 District designated for the
TargeUHome Depot project south of County Highway 75.
B. ALTERNATIVE ACTIONS
Decision 1: Rezoning from PZM to B-3 or 8-4
1. Motion to recommend approval ofthe rezoning to B-3, based on a finding that the
most appropriate zoning for the area (due to highway proximity and traffic
volumes) is the B-3 District.
2. Motion to recommend approval ofthe rezoning to BA, based on a finding that the
most appropriate zoning for the area (due to highway proximity and traffic
volumes) is the B-4 District.
3. Motion to recommend denial of the rezoning, based on a finding that the most
appropriate zoning for the area (due to proximity of extensive residential uses) is
the PZM District.
C. ST AFF RECOMMENDATION
.
Staff recommends approval of the rezoning to B-4. The area was zoned PZM due to the
extensive boundary with residential. The original rezoning request was rejected due to .
this concern. lIowever, the revised request changes the dividing line to retain the PZM
transition to the residential zoning. As a result, planning staff believes that a rezoning of
the property along County Highway 75 to B-4 would be consistent with the policies of the
Comprehensive Plan.
D. SUPPORTING DATA
1. Aerial Image
2. Staff Report for Planning Commission 10/04/05
3. Minutes of Planning Commission 10/04/05
4. PZM Zoning District Regulations
5. B-3 District Regulations
6. B-4 District Regulations
2
.
31
MMC Land Company Rezone Request
.
5~-~d.
Planning Commission Agenda - 10/04/05
10.
Public Hearinl!: Consideration of a request for a rezonine from PZM
(Performance Zone Mixed) to B-3 (Hig:hwav Business). Applicant: MMC Land
Company. (NAC)
.
REFERENCE AND BACKGROUND
The applicant is seeking approval of a rezoning from PZM to B-3 of property
between County Highway 75 and County Highway 39. The property currently
includes the O'Ryans gas/convenience store facility, and three other parcels. The
purpose of each district is listed below:
"PZ-MIXED USE ZONING DISTRICT": The purpose of the "PZ-Mixed Use
Zoning District" is to provide a land use transition between high density
residential land uses and low intensity business land uses, as well as the
intermixing of each such land use.
PURPOSE: The purpose of the "B-3," highway business, district is to provide for and
limit the establishment of motor vehicle oriented or dependent commercial and
service activities.
In the following table, we have listed the potential land uses and compared each
district to highlight how the rezoning might change the development of the area:
Type of Use PZM B-3
Barber/Beauty Permitted Permitted
Governmental Buildings CUP CUP
Multiple Family Buildings CUP CUP
Commercial Offices Permitted Permitted
Convenience Grocery Permitted Permitted
Laundromat CUP CUP
Art/School Supplies CUP Permitted
Bakery/Grocery/Ice CUP Permitted
Banks CUP Permitted
Candy/Ice Cream CUP Permitted
Camera/Electronics CUP Permitted
Dry Cleaning CUP Permitted
Drug Store CUP Permitted
Florist CUP Permitted
Gift/Novelty/Hobby CUP Permitted
Hard ware/Paint CUP Permitted
Professional Offices CUP Permitted
Bill CUP NA
Locksmith/Glass Service CUP Permitted
Plumbing/Electrical Sales CUP Permitted
.
.
5~ - ~"3
Planning Commission Agenda - 10/04/05
.
ALTERNATIVE ACTIONS
Decision 1: Rezoning from PZM to B-3
1. Motion to recommend approval of the rezoning, based on a finding that the
most appropriate zoning for the area (due to highway proximity and traffic
volumes) is the B-3 District.
2. Motion to recommend denial of the rezoning, based on a finding that the most
appropriate zoning for the area (due to proximity of extensive residential
uses) is the PZM District.
STAFF RECOMMENDATION
Staff recommends denial of the rezoning. If there are specific uses that the applicant
is seeking, a potential amendment to the PZM District might be more appropriate.
The area was zoned PZM due to the extensive boundary with residential. There are a
number of B-3 District uses that could conflict with the residential neighborhoods
facing the area. An amendment incorporating specific uses into the PZM district
could be designed to address specific issues raised by those uses without opening the
area to objectionable land use conflicts.
.
Staff also believe that if Commission is inclined to consider recommending rezoning
on this site, it could consider rezoning only those parcels not directly adjacent to
residential neighborhoods.
SUPPORTING DATA
A. Site Plan
B. Arial Image
C. PZM Zoning District Standards
E. B-3 Zoning District Standards
D. CSAH-18/I-94 Interchange Map
.
"'I
.)
S\=-,3L1
Planning Commission Agenda lO/04/05
THAT ALL LOTS IN THE PLAT WILL CONTINUE TO MEET THE CITY'S ZONING
REQUIREMENTS.
MOTION SECONDED BY COMMISSIONER SPARTZ.
.
MOTION CARRIED, 5-0.
10. Public Hearing ~ Consideration of a request to rezone from PZM (Performance Zone-Mixed)
to B-3 (Highwav Business). Applicant: MMC Land Company. LLC
Grittman reviewed the staff report, noting the location of the request. Grittman explained that
the PZM district, which is the current zoning for the property, provides for and limits
commercial service activities. Grittman referred to the chart in the staff report, wh ich
compares and contrasts the allowable uses and regulations in both districts. Grittman stated
that because the site is adjacent to single family uses, staff would suggest instead amending
the ordinance to determine each proposed use's compatibility on its own merits. Grittman
stated that staffs recommendation is to deny the request.
John Ryan, property owner, stated to the Commission that they would specifically seek to
allow fast food and auto accessories. They do not necessarily need rezoning. Ryan noted
there is no allowance in the PZM for auto service. Grittman stated that there is a clause for
motor service within the code, that could be added by amendment to the PZM district as
permitted by CUP. Ryan also noted that hotel/motel is not allowed in a PZM. Ryan stated
that 1110st of the adjoining properties are commercial and most residential uses do not directly
abut their property. Ryan stated that he does not think we need to rezone, if may they have
the opportunity to seek the CUP under an amendment. Ryan referred to their assessment for
interchange.
.
Frie asked if Ryan got the table outlined in the staff report. Ryan stated that he did. Frie
reviewed CUP uses within the B-3. Grittman stated that none of the uses Frie stated are
allowed in the PZM. Frie stated that may be why the applicant is seeking the B-3. Grittman
stated that the amendment may be acceptable as well.
Frie asked if that option was made available to the applicant. Patch stated that he didn't
bel ieve so.
Chairman Frie opened the public hearing.
Dan Gassier addressed the Commission, representing A Glorius Church. Gassier stated that
he noticed that the church wasn't considered in potential rezoning impacts. Gassier stated
that the church owns the parcel with the largest amount of lineal footage directly abutting this
property. Gassier clarified that he doesn't want anyone to think of the church as a buffering
area between commercial and residcntialuses. Gassier stated that he drove through town
looking at B-3 districts, which includes uses such as General Rental and McDonald's.
Gassier stated that he doesn't th ink that is really the type of use we want to see next to the
church. Gassier also noted the clause allowing adult uses within the B-3 district. Gassier
stated that it was interesting to him that adult uses are permitted without even the need for
conditional use permit. Gassier stated that they want to protect the quality of their property.
Additionally, he stated that the types of uses allowed in a B-3 are not compatible next to R-l
areas. He indicated that when the church searched for property, they were discouraged from
siting in a location that was incompatible with their use. Gassier stated that the church is
against this rezoning.
.
11
5t:~3S
Planning Commission Agenda 10104/05
Frie asked what Gassier's attitude is towards the PZM district. Gassier stated that with
limited knowledge, he is satisfied with what is there now.
.
Albert Blasovich, also a property owner, addressed the Commission, asking Gassier to
provide them with information on what types of uses might be acceptable, as it would help
them in who they would invite in and determine what is acceptable. Frie stated that is really a
separate issue from the rezoning. Blasovich stated that he would like to go on record that they
would at least like to see the portion adjacent to Hart Boulevard rezoned. Posusta agreed that
might be more acceptable.
Gassier stated that seems more favorable, athough it seems as though the applicants are still
moving toward other uses.
David Gassier, resident of the Mill Run development, stated that he shares his father's
concerns. He added that he represent the residents of Mill Run area. He noted that he did not
receive a mailing because he is outside the 350' area. Gassier stated that he was also made
aware ofthe adult uses allowed in the B-3, and as a nearby resident that concerns him. He
mentioned his children and stated that it is a concern, even ifonly allowed on paper. Gassier
stated the residents are also concerned about noise. He stated that the compromise in zoning
only a portion ofthe property may be a favorable option. Gassier indicated that in his
opinion, all are residents should have been notified, noting the nearby child care facility.
Grittman stated that while the zoning district does allow adult uses as permitted uses, there is
a spacing requirement between the adult use and residential areas, parks and churches. None
of this area would be eligible for adult use because of its proximity to those areas.
.
Frie asked about whether adult uses are permitted uses in a B-3. Grittman stated as long as
they meet code requirements, they are permitted uses.
Posusta clarified that the City is only required to notify property owners within 350 feet and
also posts notices on the website, as well as newspaper.
A citizen asked whether the Commission could address the issue of AST Sports being
allowed to park a mobile home on their property. Frie asked him to address his concern at the
Council meeting. Grittman also recommended a call to staff during the day. If there is a
violation, they can follow up on it.
Hearing no fwiher comment, Chairman Frie closed the public hearing.
Hilgart stated that he agrees with keeping the lot next to church PZM and possibly rezoning
the others. Dragsten, Spartz and Suchy agreed.
MOTION BY COMMISSIONER DRAGSTEN TO RECOMMEND DENIAL OF THE
REZONING, BASED ON A FINDING THAT THE MOST APPROPRIATE ZONING FOR
THE AREA (DUE TO PROXIMITY OF EXTENSIVE RESIDENTIAL USES) [S THE
PZM DISTRICT.
MOT[ON SECONDED BY COMM[SSIONER HILGART.
MOTION CARR[ED, 5-0.
.
12
'S ~ - 3(0
until such time as the applicant or City staff has
prepared the necessary studies.
3.
Surrounding Property Owners:
.
Surrounding property owners shall be notified in writing of any
proposed developments. Applicants shall be encouraged to meet with
property owners prior to public hearings or whenever such a meeting
will allow better involvement of neighbors in the review process.
While complete consent of adjacent property owners shall not be
mandatory for approval ofprojects developed under the PZ-Residential
zoning, involvement with adjacent owners shall be encouraged through
all steps within the approval process.
4. Submission Requirements, Amendments, and Special Requirements:
(a) All applicants shall submit final building plans to the City prior
to the granting of permits. No changes to the plans shall be
permitted without consent from the City Council. All
requirements as a condition of approval shall be addressed in
the final developers agreement and indicated on all appropriate
plans. City staff shall inspect the work during construction to
assure that such plans are followed.
(b)
The City Council may at its discretion place special
requirements that will ensure the complete construction of all
requirements. Such conditions may include performance
bonds, time limitations for commencement of the work, and
limitations on the hours of construction.
.
(c) When areas are to be preserved by the developer, the City may
require that such areas be fenced during construction to assure
that equipment will not damage preservation areas.
10-6: PERFORMANCE ZONE-MIXED (PZM) PERMITTED USES: Only the following
uses are permitted uses within a PZM district:
"PZ-MIXED ZONING DISTRICT"
[A] Those uses listed as permitted uses within the R-3 zoning district subject to the
standards contained therein.
[B)
Club or lodge without the serving of food or beverages.
(#226, 6/8/92)
[C] A permitted use shall be regulated and controlled by the terms, conditions, and
provisions of this ordinance as they pertain to an R-3 district.
.
10-7:
PZM: PERMITTED ACCESSORY USES: Only the following uses are permitted
MONTICELLO ZONING ORDINANCE
10/7
~~~31
accessory uses within a PZM district.
[A] Those uses listed as pennitted accessory uses in the R-3 zoning district.
.....
.,
[B]
A permitted accessory use shall be regulated and controlled by the terms,
conditions, and provisions of this ordinance as they pertain to an R-3 district.
10-8: PZM: CONDITIONAL USES: Only the following uses are conditional uses in a
PZM district.
[A] Those uses listed as conditional uses in the R-3 zoning district and as
regulated therein except as modified in this chapter.
[B] Hospitals, medical offices and clinics, dental offices and clinics, professional
offices and commercial (leased) offices (limited to appraisers, architects,
attorneys, certified public accountants, clergymen, dentists, engineers,
manufacturers representatives, physicians, real estate agents, and other similar
uses which have no storage of merchandise and are service oriented with no
retail sale of goods on the premises), and fimeral homes and mortuaries
provided that:
1. When abutting R-l, R-2, R-3, or PZR district, a buffer area with
screening and landscaping in compliance with Chapter 3, Section 2
[G], shall be erected.
.At.
..,
[C]
Nursing homes and similar group housing, but not including hospitals,
sanitariums, or similar institutions, provided that:
1. Side yards are double the minimum requirements established for this
district and are screened in compliance with Chapter 3, Section 2 [G],
of this ordinance.
2. One (1) off-street loading space in compliance with Chapter 3, Section
6, of this ordinance is installed.
[D] Parking facilities for adjacent commercial or multiple dwelling establishments
provided that:
1. Screening of abutting residential uses and landscaping is provided in
compliance with Chapter 3, Section 2 [G], of this ordinance.
[E] Retail commercial activities as listed in Chapter 12, Section 2, of this
ordinance, provided that:
1. Merchandise is sold at retail only.
2.
The procedures outlined hereinafter are complied with in full.
a
.,
3.
Accessory production or processing activities provided that:
MONTICELLO ZONING ORDINANCE
10/8
Sl=-'3t
a. The production activities are accessory to a permitted retail use
in the PZM District.
b.
The building and site plan are designed to be compatible with
architecture in the adjoining neighborhood.
.
c. The production activity shall not exceed twenty-five (25)
percent of the gross floor area of the building.
d. When abutting a residential district, a buffer area with
screening and landscaping in compliance with Chapter 3,
Section 2 (G) shall be erected.
e. The site is served by a collector street with access that avoids
mixing of residential traffic with truck traffic generated by
production use.
(#415, 10/11/04)
[F] Buildings combining residential and non-residential uses allowed in this
district provided that:
1. Residential and non-residential uses shall not be contained on the same
floor.
2. The procedures outlined hereinafter are complied with in full.
[01
Senior citizen housing provided that:
.
1. Not more than ten (10) percent of the occupants may be persons sixty
(60) years of age or under (spouse of a person over sixty (60) years of
age or caretakers, etc.).
2. Except for caretaker units, occupancy shall be limited to man and wife,
blood relatives, or a single man or single woman.
3. To continue to qualify for the senior citizen housing classification, the
owner or agent shall annually file with the City Administrator or the
Building Inspector a certified copy of a monthly resume of occupants
of such a multiple dwelling, listing the number of tenants by age and
clearly identifying and setting forth the relationship of occupants sixty
(60) years of age or under to qualified tenants or to the building.
4. One (1) off-street loading space in compliance with Chapter 3, Section
6, of this ordinance is installed.
5. Elevator service is provided to each floor level.
.
MONTICELLO ZONING ORDINANCE
10/9
s ~ .,~ ~
.
.
.
6. Usable open space as defined in Chapter 2, Section 2, of this
ordinance, at a minimum, is equal to twenty (20) percent of the gross
lot area.
7.
The site of the main entrance of the principal use is served or is located
within four hundred (400) feet of regular transit service.
8. The site of the main entrance of the principal use is within four
hundred (400) feet of commercial shopping development or adequate
provision for access to such facilities is provided.
[H] Restaurants and private clubs and lodges serving food and beverages, provided
that:
1. The proposed use complies with applicable screening and buffering
standards in compliance with Chapter 3, Section 2[G], of this
ordinance.
2. Service of prepared food or alcoholic beverages shall be in compliance
with all federal, state, and municipal regulations.
3. Offices of such use shall be limited to no more than twenty (20)
percent of the gross floor area of the principal structure(;#318, 10/12/98)
[I] Bed and breakfast facilities provided that:
1.
Bed and breakfast operations shall be limited to residential structures
existing prior to the date of this ordinance.
2. When abutting R-I, R-2, R-3, or PZR district, a buffer area with
screening and landscaping shall be provided in compliance with
Chapter 3, Section 2 [G], ofthe Monticello Zoning Ordinance.
3. Adequate off-street parking and an access shall be provided in the fonn
of one parking space per rental unit plus one space for each ten rental
units and one space for each employee on each shift.
4. Food served on the premises may be served only to overnight guests of
the bed and breakfast.
5. The owner, operator, or manager ofthe bed and breakfast shall reside
on the premises.
6.
Activities shall be limited to those customary to the operation of a bed
and breakfast facility. Commercial use of the property for other
activities not normally associated with the operation of a bed and
breakfast such as wedding receptions, parties, etc., are not allowed
under this conditional use permit.
MONTICELLO ZONING ORDINANCE
I 0/1 0
S \=- L\ D
7. Material used for the parking area shall consist of dust and erosion
resistant materials that will not cling to vehicle tires and track onto
public streets. The materials used shall also be capable of supporting
vehicular traffic.
8.
Operation of the bed and breakfast facility shall comply with all state
regulations governing such facilities. (#180,8/14/89)
.
[J] Dry cleaning processing provided that:
1. Dry cleaning operation must meet all OSHA safety standards.
2. Dry cleaning operation shall be self-contained in terms of noise and
fumes with no venting to outside of building.
3. Dry cleaning facility shall have direct access to major thoroughfare via
driveway or frontage road.
4. Screening of abutting residential uses and landscaping must be in
compliance with Chapter 3, Section 2 [G], of the zoning ordinance.
5. Voice amplifiers used in conjunction with drive- through process shall
not be audible to adjoining residential areas.
[KJ Car wash activity provided that:
1.
The architectural appearance and functional plan of the building and
site shall not be so dissimilar to the existing buildings or area as to
cause impairment in property values or constitute a blighting influence
within a reasonable distance of the lot.
.
2. Magazining or stacking space is constructed to accommodate that
number of vehicles which can be washed during a maximum thirty (30)
minute period and shall be subject to the approval of the City Engineer.
3. At the boundaries of a residential district, a strip of not less than five
(5) feet shall be landscaped and screened in compliance with
Chapter 3, Section 2 [GJ, ofthis ordinance.
4. Each light standard island and all islands in the parking lot landscaped
or covered.
5. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3,
Section 2 [G], of this ordinance.
6.
The entire area other than occupied by the buildings or plantings shall
be surfaced with material which will control dust and drainage which
is subject to the approval of the City Engineer.
.
MONTICELLO ZONING ORDINANCE
10/11
5 t=- ~ 1
.
.
.
7. The entire area shall have a drainage system which is subj ect to the
approval of the City Engineer.
8.
All lighting shall be hooded and so directed that the light source is not
visible from the public right-of-way or from an abutting residence and
shall be in compliance with Chapter 3, Section 2 [H], oftrus ordinance.
9. Vehicular access points shall be limited, shall create a minimum of
conflict with through traffic movement, and shall be subj ect to the
approval of the City Engineer.
10. All signing and informational or visual communication devices shall
be in compliance with Chapter 3, Section 9, of this ordinance.
11. Provisions are made to control and reduce noise.
12. The provisions of Chapter 22 ofthis ordinance are considered and
satisfactorily met.
13. Car wash facility shall have direct access to major thoroughfare via
driveway or frontage road.
14. Intermittent sounds produced by car wash operation such as the sound
of a vacuum or warning signal shall not be audible to users of
adjoining PZM or residential properties. (#181, 9/11/89)
[L]
Radio antennas and other communication transmission devices provided they
meet the following conditions:
1. Height: A ground-mounted communication device height shall not
exceed 60 feet when fully extended.
2. Yards: The communication device shall not be located within a front
yard setback, a required side yard, or any side yard abutting a street.
Communication devices shall be located five (5) feet or more from rear
lot lines and shall not be located within a utility easement.
3. Roofs: The communication device may be placed on the roof of any
authorized structure on the premises. The height ofthe communication
device shall not exceed 20 feet above the peak of the roof or roof line.
4.
Neighboring Property Impact: The communication device shall be so
constructed and located that in the event it falls, it will not fall on
adjoining property. The conununication device may be set back from
adjoining property at a distance that is less than the height of the
communication device if a certified engineer certifies that the device as
constructed will not fall on adjoining property.
MONTICELLO ZONING ORDINANCE
1 0/ 12
5"F--4d.
5.
Building Permits: A building permit shall be required for the
installation of any communication device which requires a conditional
use permit, or for any device which has a structural surface exposure of
greater than nine (9) square feet. Building permit applications shall be
accompanied by a site plan and structural components data for the
communication device, including details of anchoring. The City
Building Official must approve the plans before installation.
.
6. Color/Content: Communication devices shall be of a neutral color and
shall not be painted with scenes or contain letters or messages which
qualify as a sign.
7. Lightning Protection: Each communication device shall be grounded
to protect against natural lightning strikes in conformance with the
applicable state and local codes.
8. Electrical Code: Communication device electrical equipment and
connection shall be designed and installed in conformance with the
applicable state and local codes.
9. Use or the physical presence of the communication transmission device
shall not interfere with the operation of electronic equipment, including
televisions, radios, computers, etc. (#224, 4/13/92)
[M] Governmental and public utility buildings and structures necessary for the .
health, safety, and general welfare of the community provided that:
1. Conformity with the surrounding neighborhood is maintained, and
required setbacks and side yard requirements are met.
2. Adequate screening from neighboring uses and landscaping is provided
in accordance with Chapter 3, Section 2, of this ordinance.
3. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
4. The facility must have direct access to county or city state aid highway.
(#225, 6/8/92)
1 0-9: APARTMENT DENSITY BONUS: When multiple family structures often (10) units or
more are approved, a maximum often (10) percent reduction in the lot area per unit as
regulated in Chapter 3, Section 4, may be allowed. The reduction in lot area shall be
determined based upon the following table:
Condition to Earn Bonus
Lot Area
Reduction
(per unit)
.
MONTICELLO ZONING ORDINANCE
10/13
S~-'-\3
.
.
.
1.
Type two (2) construction.
100 sf.
2.
Elevator serving each floor.
50 sf.
3.
Transit service available within
three hundred (300) feet of entrance.
50 sf.
4.
Two-thirds (2/3) of the required fee, free parking
underground or within principal structure (not
including attached or detached garages).
150 sf.
5.
Indoor recreation and social rooms equal to twenty-five
(25) square feet per unit or seven hundred fifty (750)
square feet total, whichever is greater.
50 sf.
6.
Major outdoor recreation facilities such as
swimming pools, tennis courts, or similar facilities
requiring a substantial investment equaling at
minimum five (5) percent of the construction cost
of the principal structure.
20 sf.
10-10: FINDINGS OF FACT: Prior to granting of a conditional use permit, the City Planning
Commission and City Council shall make the following findings of fact. In the event that the
applicant shall submit insufficient materials for the City to make informed findings of fact,
the City staff and Planning Commission shall request additional information pursuant to
Chapter 22 of this ordinance.
1.
The proposed project is consistent with the spirit and intent of the
Monticello Comprehensive Plan goals and policies and in keeping with
the intent of the Monticello Zoning Ordinance.
2. The proposed project is consistent with the purpose of the performance
zoning ordinance as outlined in Section 1 of this chapter.
3. The proposed project will not have any adverse impacts as outlined in
Chapter 22 ofthis ordinance.
4. The proposed project shall meet minimum screening and landscaping
requirements as outlined in Chapter 3, Section 2 [G].
5. The proposed project shall provide adequate parking pursuant to
Chapter 1, Section 5, ofthis ordinance and off-street loading pursuant
to Chapter 3, Section 6, of this ordinance.
6. The proposed project shall provide a wider range of housing types,
price ranges, and styles within the community.
MONTICELLO ZONING ORDINANCE
1O/14
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7. The proposed project will provide amenities and facilities and open
spaces greater than the minimum requirements under alternative
zonmg.
8.
The proposed project shall in no way be detrimental to the
environment. Scenic aspects and natural features such as streams,
trees, topography, and geological features shall be protected and
preserved to the greatest extent possible.
.
9. The proposed project shall not impose any undue burden upon the
public services and facilities such as fire, police, schools, streets,
water, sanitary sewer, and storm sewer.
10. The proposed project is designed in such a manner to form a desirable
and unified environment within its own boundaries, and also which
will not be detrimental to future land uses in the surrounding areas.
Architecture and site treatments shall be compatible with adjacent
structures and site plans and shall respect the privacy of neighboring
homes and/or businesses.
11. Findings of fact submitted by the Planning Commission to the City
Council shall address additional requirements necessary to make the
project in compliance with this chapter in all areas where the Planning
Commission feels the proposed project is lacking.
10-11 : STANDARDS: Except as specifically provided herein, there shall be no fixed standards for
conditional uses within the mixed performance zoning district. In their review, the City shall .
take into account standards that are contained in other sections of this ordinance that most
closely resemble those that would apply to a similar use if it were proposed in a district other
than the performance zone.
10-12: PROJECT REVIEW PROCESS: The following are guidelines for reviewing projects within
the PZ-Mixed zoning district. Procedures for the review of such proposals shall be as
outlined in the PUD section ofthe Monticello Zoning Ordinance. The City staff and
Planning Commission shall review the project and give recommendations so as to permit the
City Council to make informed findings of fact as outlined above. Variance from these
guidelines may be permitted when site specific conditions and specific proposal elements
show that a strict interpretation of the guidelines will either place undue hardship on the
developer or will be detrimental to adjacent properties. In no case shall standards be reduced
so that the findings of fact outlined above cannot be achieved, AND in no case shall the
guidelines prevent the City from requiring greater standards when specific conditions
outlined in above must be satisfied.
1. Setback Guidelines
(a)
Setback requirements shall be based upon the zoning requirements of
the district for which the project would be zoned if conventional
zoning was applied as described in Chapter 3, Section 3, of this
ordinance.
.
MONTICELLO ZONING ORDINANCE
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SECTION:
CHAPTER 13
tOD
"8-3" ~IIGJ-IW^ Y BUSINESS DISTRICT
13~ 1: Purpose
13-2: Permitted Uses
13-3: Permitted Accessory lJses
13-4: Conditional Uses
I3~5: Interim Uses
13-1: PURPOSE: The purpose of the "B-3." highway business, district is to provide for and limit
the establishment of motor vehicle oriented or dependent commercial and service activities.
13-2: PERMITTED USES: The following are permitted uses in a "B-3" district:
[AI
[B]
Ie]
. ID]
lEJ
All permitted uses as allowed in a B-1 and B-2 district.
Auto accessory store.
Commercial recreational uses.
Motels. motor motcls. and hotels provideclthat the lot area contains not less than
five hundred (500) square feet of lot arca per unit.
Restaurants. cafes. tca rooms. taverns. and off-sale liquor. provided that the use is
not located within 300 n of a residential zone.
(#258.09/26/94)
[F] Private clubs or lodges serving food and beverages with use being restricted to
members and their guests. Adequate dining rool11. kitchen, and bar space must be
provided accorcling to standards imposed upon similar unrestricted customer
operations. The serving of alcoholic beverages to members and their guests shall
be allowed, providing that such service is in compliance with applicable federaL
state. and municipal regulations. Oflices of such use shall be limited to no more
than twenty (20) percent of the gross tloor area of the building.
[0] Taxi terminals. stand. and offices.
[H] Small printing or publishing business employing six (6) or less persons.
.
~WNTICELLO ZONING ORDINANCE
13/1
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13-3: PERMITTED ACCL~SS()R Y USES: Th~ following are permitted accessory uses in a
"8-3" district:
fA]
P3]
All permitted accessory uses as allow'cd in a "8-2." limited business. district.
.
Adult Use/Accessory
(#217.01/13/92)
13-4: CONDITIONAL USES: The following are conditional uses in a "8-3" district: (Requires
a conditional use permit based upon procedures set forth in and regub.tcd by Chapter:?2
of this ordinance.)
[A] Drive-in and convenience food establishments provided that:
1.
The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting innuence within a
reasonable distance of lot.
2.
At the boundaries of a residential district. a strip of not less than five (5)
feel shall11c landscaped and screened in compliance with Chapter 3,
Scction::: [ei]. of this ordinance.
..,
J.
E:1Ch light standard island and all islands in the parking lot landscaped or
cu\'ercd.
Pmking areas shall he screened from view of abutting residential districts.
cumpliancL' \\ith Chapter 3. Section 2 [Gj. of this ordinance.
4.
5.
Parking arClIs and dri\'eways shall be curbed with continuous curb not less
than si:-: (h) incllL's high above the parking lot or dri\t~\\ay grade.
6.
Vehicular access points shall be limited, shall create a minimum of conflict
\\ith through traflic movements, shall comply with Chapter 3, Section 5, of
this ordinance, and shall be subject to the approval of the City Engineer.
7.
All lighting shall be hooded and so directed that the light source is not
visible rrOI11 the public right-of-way or ft'om an abutting residence and shall
be in compliance \vith Chapter 3. Section 2 [I-II, or this ordinance.
8.
The l'ntire area shall have a drainage system 'vvhich is subject to the
appnwul of the City Engineer.
9.
Thl' entire area other than that occupied by buildings or structure or
plantings shall be surLlced with a material which will control dust and
drainagl;' and \vhich is subject to the approval ofthc City Engineer.
.
f'vIONTICELLO ZONING ORDIN.-\NCE
13/2
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.
.
10. All signing and informational or visual communication devices shall be in
compliance with Chapter 3. Section 9. of this ordinance.
11.
The provisions of'Chapter 22 of this ordinance are considered and
satisfactorily met.
IBI CARWASHES (DRIVE THROUGH, MECHANICAL. AND SELF-
SERVICE) PROVIDED THAT:
1. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
2. Magazini ng or stacking space is constructed to accommodate that number
of vehicles which can be washed during a maximum thirty (30) minute
period and shall be subject to the approval of the City Engineer.
3. At the boundaries ofa residential district a strip of not less than five (5)
feet shall be landscaped and screened in compliance with Chapter 3.
Section :2 [Gj, of this ordinance.
4. Each light stambrd island and all islands in the parking lot landscaped or
eo\t:rcd.
5.
Parking or car magazine storage space shall be screened from view of
abutting n:silkntial districts in compliance with Chapter 3. Section 2 [G].
of this ordinance.
6. The entire area othcr than occupied by the buildings or plantings shall be
surbccd with material which will control dust and drainage w'hich is subject
to the approval orthe City Engineer.
7. The entire area shall have a drainage system vvhich is subject to the
approval of the City Engineer.
8. All lighting shall be hooded and so directed that the light source is not
\'isible from the public right~of..\vay or from an abutting residence and shall
be in compliance with Chapter 3, Section :2 [H]. of this ordinance.
9. Vehicular access points shall be limited, shall create a minimum of conflict
\\ith through traffic 1110\'('111ent and shall be subject to the approval of the
City Engineer.
10.
All signing and informational or visual communication devices shall be in
compliance with Chapter 3. Section 9. of this ordinance.
MONTICI~LL() ZONING ORDIN:\0.!CE
13/3
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[CJ
9.
11. Provisions are made to control and reduce noise.
12. The provisions of Chapter 22 of this ordinance arc considered and
satisfactorily met.
.
MOTOR FUEL STATION. MOTOR FUEL STATION/CONVENIENCE
STORE, AUTO REPAIR-MINOR. AND TIRE AND BATTERY STORES
AND SERVICE PROVIDED THAT:
1.
Regardless of whether the dispensing, sale, or offering for sale of motor
fuels and/or oil incidental to the conduct of the use or business. the
standards and requirements imposed by this ordinance for motor fuel
stations shall apply. These standards and requirements are, however. in
addition to other requirements which are imposed for other uses of the
property.
2.
The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in propeliy values or constitute a blighting intluence \vithin a
reasonable distance of the lot.
3.
The entire site other than that taken up by a building. structure. or plantings
shall be surfaced with a material to control dust and drainage which is
subject to the approval of the City Engineer.
A minimum lot area oftwenty-t\vO thousand live hundred (22.500) square.
feet and minimum lot dimensions of one hundred fifty (150) fed by one
hundred thirty (130) feet.
4.
5.
^ drainage system subject to the approval of the City F:ngineer shall be
installed.
6.
A curb not less than six (6) inches above grade shall separate the public
sidewalk from motor vehicle service areas.
7.
The lighting shall be accomplished in such a way as to have no direct
source of light visible from adjacent land in residential use or from the
public right-or-way and shall be in compliance \vith Chapter 3. Section
2 [H]. of this ordinance.
8.
Wherever fuel pumps are to be installed. pump islands shall be installed.
At the boundaries of a residential district. a strip of not less than five (5)
feet shall be landscaped and screened in compliance \vith Chapter 3.
Section 7 [0]. of this ordinance.
.
i\IONTICELLO ZONING ORDINANCE
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.
.
10. Each light standard landscaped.
II.
Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3, Section 2 [G].
or this urJimlllcc.
12. Vehicular access points shall create a minimum of conflict with through
traffic movement shall comply with Chapter 3, Section 5, of this
ordinance. and shall be subject to the approval of the City Engineer.
13. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Chapter 3, Section 9, of this
ordinance.
14. Provisions are made to control and reduce noise.
15. No outside storage except as allowed in compliance with Chapter 13,
Section 4, of this ordinance.
16. Sale of products other than those specifically mentioned in Chapter 13,
Section 4. be subject to a conditional use permit and be in compliance with
Chapter 13. Section 4 [FI, of this ordinance.
17.
All conditions pL:rtaining to a specif~c site are subject to change: when the
Council. upon investigation in relation to a furmal request. finds that the
general well~tre und public betterment can be served as well or better by
modifying the conditions.
18. The provisions of Chapter 22 of this ordinance are considered and
satisbctori I y met.
[OJ Nevv and used automobile/light truck sales and display provided that:
1. The minimum building size for any auto sales use shall comply with the
following standards:
P.lrccl Size Lot Coverage Percent* Minimum Building Sizc*
Up to 2 acres 5% 2.500 square feet
More than 2 acres to 4 acres 10% 10.000 square feet
More than 4 acres ]5% 40.000 square feet
*Whichewr requires the larger building.
(#351, 8/14/00)
MONTICELLO ZONING ORDINANCE
13/5
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2.
Outside saks and display areas are fenced or screened from vic\v of
neighboring residential uses or an abutting "R" district in compliance with
Chapter 3, Section 2 [GJ. of this ordinance.
.J.
1\11 lighting shall be huudeu unu so directed that the light SllUru.: shall not.
be visible from the public right-of-way or from neighboring residences, an
shall be in compliance with Chapter 3, Section 2 [H]. of this ordinance.
4.
The outside sales and display area shall be hard surfaced.
5.
The outside sales and display area does not utilize parking spaces which
arc required 1'01' conformance with this ordinance.
6.
Vehicular access points shall create a minimum of conflict with through
traffic movement. shall comply with Chapter 3, Section 5, of this
ordinance, and shall be subject to the approval of the City Engineer.
7.
There is a minimum lot area of twenty-two thousand five hundred (22,500)
square feet and minimum lot dimensions of one hundred fifty (150) feet by
one hundred thirty (130) feet.
x.
A drainage system subject to the approval of the City Engineer shall be
installed.
9.
All signing shall be in compliance 'vvith Chapter 3. Section 9. of this
ordinance.
.
10. The pro\isil1l1s of Chapter 22 of this ordinance are considered and
satist:lCtnril\ met.
[E] Open and outdlll1r stl1rage as a principal or accessory USl;' provided that:
1.
The an::l is fenced and screened from view of nl;'ighboring residential uses
or if ahutting an "R" district in compliance \\ith Chapter 3. Section 2 [G].
of this ordinance.
)
Stl1rage is screened from view from the public right-of-\\ay in compliance
\\ith Ch:lpt-.'r ~. S-.'ction 2 [G]. of this ordinanc-.'.
.,
.J.
Storage area is grassed or surfaced to control dust.
4
All lighting shall he hooded and so directed that the light source shall not
be \"isibk from the right-of-way or from neighboring residences and shall
be in compliance with Chapter 3, Section 2 [H]. of this ordinance.
.
MONTICELLO ZONING ORDIN...\?\:CE
13/6
5)= - S \
.
5. Does not take up parking sraee as required for eonfomlity to this
ordinance.
6.
The provisions of Charter 22 of this ordinance are considered and
;;<llisj~lLturi]y Il1d.
I F] Open or outduor service. sale, and rental as a principal or accessory use and
incluuing sales in or from motorized vehicles, trailers, or wagons provided that:
4.
. ).
6.
I. Outside services, sales and equipment rental connected with the principal
uses is limited to thirty (30) percent of the gross floor area of the principal
use. This pen.:cntage may he increased as a condition of the conditional
use permit.
2. Outside sales areas are fenced or screened from view of neighboring
residential uses or abutting "R" district in compliance with Chapter 3,
Section 2 [G], of this ordinance.
3. AI! lighting shall he hooded and so directed that the light source shall not
be visible from the public righh){:'way or from neighboring residences and
shall he in compliance with Chapter], Section 2 [HI. of this ordinance.
Sales area is grassed or surl'aeed to control dust.
Docs not take up raIling sracc as rcquiredl~)r c()nt~1rmity to this
ordinance_
The provisions ol'ChaptLT 22 ol'this ordinance arc considered and
satisl'actorily met.
Ie; I Accessory. enclosed retail. rental. or service activity other than that allowed as a
permitted use or conditional use within this section provided that:
.
I.
Such use is allowed as a permitted uSe in a "B-1" or "B-2" district.
...,
Such use docs not constitute more than thirty (30) percent of the lot area
and not more than fitly (50) percent orthe gross floor area of the principal
use.
3. Adequate off-street parking and nn:'streetloading in compliance with the
requirements or Chapter J. Sections 5 and 6, of this ordinance is provided.
-1-. All signing and informational or visual communication devices shall be in
compliance "vith Chapter 3. Section 9. of this ordinance.
I\IONTICELLO lONI\iG ORDINANCE
13/7
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5. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[H] Shopping Center.
[I]
Animal Pet Clinics.
.
I. Annual inspection by City's health officer at owner's expense.
2. All pets must be leashed.
3. Treatment to be limited to household pets.
[1] Pet hospitals with the following condition:
I. No outside pens or kennels.
2. Annual inspection by City Health Officer at owner's expense.
3. All animals must he leashed.
4. Treatment would be limited to small domesticated animals.
5.
No outside storage of carcasses.
(#364.9/]()!Ol)
.
[K] Commercial storage contained entirely within a building.
[L] Commercial planned unit development as regulated by Chapter 20 of this
ordinance.
[MJ Consignment auction sales and/or auction sales.
I. The architectural appearance and function plan of the huilding and site shall
not be so dissimilar to the existing buildings or area as to cause impairment
in property values or constitute a blighting intluence within a reasonable
distance of the lot.
') At the boundaries ot'residential districts. a strip of not less than 5 feet shall
be landscaped and screened in compliance with Chaptc;r 3. Section 2 [G].
of this ordinance.
3. Any light standard islands and all islands in the parking lot shall be
landscaped or covered.
.
MONTICELLO ZONING ORDINANCE
13/8
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.
.
4. Parking areas shall be screened from view of abutting residential districts
in compliance with Chapter 3. Section 5 [G]. of this ordinance.
5. Parking areas and driveways shall comply with Chapter 3, Section 5 [0].
6.
Vehicular access points shall be limited, shall create a minimum of conflict
through traffic movements. shall comply with Chapter 3. Section 5, of this
ordinance, and shall be subject to the approval of the City Engineer.
7. All lighting shall be hooded and so directed that the light source is not
visible from the public right-of-way or from an abutting residence and
shall be in compliance with Chapter 3, Section 1 [H]. of this ordinance.
8. The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
9. All signing and information or visual communication devices shall be in
compliance with Chapter 3. Section 9.
10. The provisions or Chapter 22 or this ordinance arc considered and
satisfilCtorily met.
11.
All conditions pertaining to a specillc site are subject to change \vhen thc
Coullcil. upon investigation in relation to a formal request. finds that the
general welfare and public betterment can be served as "veil or bettcr by
ll10dirying the conditions.
11. Outside sales areas are fenced or screened from view 0 r neighboring
residential uses or abutting residcnticd districts in compliance with
Chapter 3. Section 1 [GJ. of this ordinance.
13. Outside sales connected \vith the principal use is I imited to 30% of the
gross floor area of the principal building. This percentage may be
increased as a condition of the conditional use permit.
14. Outside sales may not take up parking space as required for conformity to
the ordinance requirement.
IS. No pets or livt'swck may be sold at this auction sales facility.
16. Provisions must be made to control and reduce noise when adjacent to a
residential zoning district.
17.
All outside storage shall be effectively screened from publ ic view in
accordance \\ith Chapter J. Scction 2 [G]. and limited to 10% (\f the
gross floor ~\rea \)!' the principal use building.
i\IONTICELLO ZONING ORDINANCE
13/9
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[NJ Outdoor go-kart tracks provided that:
I. The proposed use Illust meet all conditions of Chapter 3. Section 4 [I\J.
2. TIl..: cundiLiulla! LIS!.: p..:rmiL \\-ill b..: rc\i!.:\\ed y-:arly Lo ddenninc \\hCLh-.:r.
not it is compatible with neighboring properties and in conformance with
conditions of the conditional use.
3. ^ solid wood. six-foot high fence must be part of the screening required
when the adjacent property is residential.
4. For Just and noise (7008 at residential property line) must be controlled
at all times to the satisfaction of the City.
5. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[0] Day-care centers provided that:
I. No overnight beiliLics arc provided for children served and that said
children are delivered and removed daily.
2. ^n outdoor recreationall~lCility shall be appropriately separated from the
parking lot and driving areas hy a \-vood fence not less than 4 feet in height
or Council approved substitute. and shall be located continuous to the .
day-care bcility. and shall not he located in any yard ahutting a major
thorought~lre. and shall not have an impervious surface f()r Illore than one-
hal1'o1'the playground area. and shall extend at least 60 feet 1'1'0111 the wall
of the huilding or to an adjacent property' line. vvhichever is less. or shall be
bOLlnd on not more than two sides by parking and driving areas. A
minimum size of the outside recreational facility shall be 2.000 sq. fL or in
the alternative 75 sq. ft. per child at licensed capacity. whichever is the
greater ligurc.
3. l~hc regulations and conditions of the Minnesota Departnlent ofHulnan
Services and Department of Health, Public Welfare Manual 11-31-30 as
adopted. amended, and/or changed, are satisfactorily met.
4. A written indication of preliminary, pending. or final license approval from
the regulatory agencies is suppl ied to the City of Monticello.
(#152.9/22/86)
[P] Auto body shop repair provided that:
1.
Door opening to service area garage must not face street li"ontage.
.
rVIONTIC"ELLO ZONING ORDINANCE
13/1 0
5):-55
')
.;...
Vehicle storage area limited to 50% of noor space of the structure housing
the auto body shop.
..,
.J.
All vehicles being serviced ancl all vehicle parts must be stored inside or in
vehicle sturage ur-:a.
~
,.,
4. Vehicle storage area shall be enclosed by enclosure intended to screen the
view of vehicles in storage from the outside. Enclosure shall consist of a
six-foot high. 100% opaque fence designed to blend with the auto body
shop structure and consisting of materials treated to resist discoloration.
5. The tloor of the vehicle storage area shall consist of asphalt or concrete
pavll1g.
6. No work on vehicles or vehicle parts shall be conducted outside the
confines of the auto body shop.
7. The advertising wall facing the public right-of-way shall consist of no more
than 50% mdal material.
8. The secondary or non-advertising wall facing a public right-of-way shall
utilize a combination of colors or materials that serve to break up the
monotony of a singk color l1at sLlrl~lce.
~
-
~
9.
The development shall conform to minimum parking and landscaping
requirements of the zoning ordinance.
10. Nu conditional use permit shall be granted lor an auto body shop within
600 leel of a residential or rIM zone existing at the time the conditional
use permit is granted. (#J 75.4/24/89)
[Q] Restaurants. cafcs. tea rooms. taverns. and off-sale liquor located within 300 ft of
a residential zone provided that:
J. Primary access must not he through residential street(s).
(#258,91:26/94)
[R] Governmental and public utility buildings and structures necessary for the health.
safety. and general welfare of the community provided that:
1. Conformity with the surrounding neighborhood is maintained and required
setbacks and side yard requirements are met.
2.
Adequate screening from neighboring uses and landscaping is provided in
accordance \vith Chapter 3. Section 2. of this ordinance.
a
.,
rVIONTICELLO ZONING ORDINANCE
13/11
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.
.
Council Agenda: 1/23/06
.
5G. Consideration to deny a reauest for Rezoninq from PZM (Performance Zone-
Mixed) to B-3 (Hiqhwav Business). Applicant: Kean of Monticello. (NAC/JO)
A. REFERENCE AND BACKGROUND
The Planning Commission considered this request on December 6th, in a
continued public hearing. The Commission was made aware during the meeting
that the applicants do not wish to seek an amendment to the PZM district to allow
a tire sales and service use. The item for consideration by both the Commission
and Council is only the rezoning of the requested parcels to B-3.
The Commission heard a significant amount of testimony from residents of the
town homes along Riverview Drive, as well as property owners in the River Mill
area. The residents expressed concern regarding a number of issues. The
primary concerns relayed to the Commission included the potential noise, traffic,
safety and environmental impacts associated with the types of uses allowed
within a B-3 district.
.
The Planning Commission recommended denial of the B-3 zoning request in a 3-1
vote, based on the finding that the PZM district is acting as defined by its
purposes statement in this case, which is to provide a transitional zone between
high intensity and low intensity uses.
The applicants had previously requested a rezoning for property along the north side of
County Highway 75, west of the MacCarlund Plaza retail center. The Planning
Commission tabled action on the rezoning due to concerns over the appropriateness of
the B-3 District on this site, and based on input from the adjoining residential
neighborhood.
The applicant has included an alternative request that would add tire and battery auto
service ("Minor Auto Repair") to the list of potential PZM uses. With this alternative, the
PZM district would remain in place on the subject site, but the auto service use would
become a potential use of the properties in this district.
.
Community Development staff was not supportive of the original rezoning request due to
the impact on the adjoining residential area. As noted in our original staff report for the
Planning Commission's November 2005 meeting, the PZM purpose statement identifies
the purpose of the district as being for transitional purposes between residential and
low-intensity business uses. The rationale of the PZM district acting as buffer between
the higher intensity use of the Ryan site to the south and the residential uses to the
north makes these particular parcels an important transition area. The PZM district
would appear to be the proper zone for this site, based on the district's purpose and the
existing land use pattern.
1
51
Council Agenda: 1/23/06
Amending the PZM District would result in the same issues raised by the rezoning. .
By allowing an auto service use in this district, even by CUP, the objectionable
impacts of such uses would be permissible in this location, defeating the intent of the
zoning district's design to establish a land use transition. Perhaps most importantly,
this allowance would then be applicable to other locations in the City where PZM
zoning is in place. Many of the residential areas surrounding the CCD are zoned
PZM, locations where auto service and the potential impacts of the use would also
not be appropriate.
B. ALTERNATIVE ACTIONS
Decision 1: Rezoning from PZM to B-3
1. Motion approve the rezoning for the requested parcels of MacCarlund Plaza, based on a
finding that the proposed B-3, Highway Business District is the most suitable zoning
district for the site.
2. Motion to deny the rezoning for the requested parcels of MacCarlund Plaza, based on a
finding that due to the boundary with residential uses and the conflicts that could be
created by B~3 uses, PZM is the most suitable zoning district for the site.
C. STAFF RECOMMENDATION
.
Staff recommends denial of the rezoning. The issue is whether B-3 uses, geared by definition
to automobile types of uses, would be compatible uses when located adjacent to residential
properties. Community Development staff believes that the noise and activity levels of such a
use would not be compatible with the residential neighborhood.
D. SUPPORTING DATA
1. Aerial Image
2. Site Location Map
3. DRAFT Minutes of 12/06/05
4. 11/01/05 Planning Commission Report
5. Public Comment Letter
.
2
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Planning Commission Minutes 12/06/05
building. lfthe building is similar to the existing and helps promote their business and not
drive them somewhere else, Posusta stated that he doesn't know why the Commission
wouldn't allow that, other than that we are not following the letter of City law.
Frie noted that the applicant's two other options accomplish the same thing, and stated that the
Commission still needs to abide by the ordinance in their recommendation. Frie explained
that the Commission can't base their decision on looks or economics. Posusta stated that by
the same token, the Commission is looking again at a potential outdoor storage issue.
Grittman responded that staffs position is that the variance ordinance has required findings
that come out of our ordinance and also state statutes. While staff and Commission may think
what the applicant is proposing is a good idea, they have to follow the ordinance. Grittman
stated that ifthey were coming in with the expansion first, the variance request would be
unnecessary. The request is a timing issue.
Sand stated that open and outdoor storage is a big issue for them. He noted that all of their
storage would no longer be outdoors, it would now be inside. Sand indicated that his realtor
had told him there were no restrictions for accessory structures. If we had learned this
restriction earl ier, they wouldn't be here.
Patch stated that if the ordinance doesn't provide sufficient area via the 30%, it could certainly
be amended. Although staff and the Commission are somewhat sympathetic, the request may
require an ordinance change rather than variance.
Frie asked if perhaps the Commission should continue any action and allow time for the
applicant to meet with staff to come up with an alternative. Sand stated that he was receptive
to hat option. Frie noted that a recommendation would need to be made at the January
meeting.
MOTION BY COMMISSIONER DRAGSTEN TO CONTINUE THE PUBLIC HEARING
FOR THE WALLBOARD VARIANCE REQUEST, TO PROVIDE THE APPLI CANT TI-IE
OPPORTUNITY TO EXPLORE OPTIONS OTHER THAN THE TWO PRESENTED.
MOTION SECONDED BY COMMISSIONER SUCHY.
Spartz asked what Sand would be looking for in January. Sand stated that they would be
looking to bring the principal building expansion plan forward so that Commission knew there
was something firm. Patch stated that ifthey were to pull the permit for both, it would be
good for a year. Patch suggested that by pulling the permit for both, Wallboard could move
on the proposed accessory structure without the variance.
MOTION CARRIED, 4-0.
7.
Public Hearing - Consideration of a request for Rezoningfrom PZM (Performance Zone
Mixed) to B-3 (Highway Business) and consideration of a request for a Zoning Text
Amendment to allow a Tire Sales and Service as a Conditional Use within a PZM district.
Applicant: Kean of Monticello
Grittman explained that in conversations with the applicants prior to the meeting, they had
requested that the only item for consideration be the rezoning. Frie restated for the record that
the alternative for action is strictly the rezoning.
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Planning Commission Minutes 12/06/05
Grittman stated that the applicants are seeking to accommodate a tire service store as part of a
retail strip center. They are requesting a rezoning to B-3 in order to accomplish this use.
Grittman noted that as explained previously, the PZM district provides a land use transition
between high and low intensity land uses. Staff had not recommended approval based on the
use statements ofthe two districts. Grittman indicated that the PZM ordinance is set up to
require some kind of slow transition between residential and commercial area. He stated that
it is staffs opinion that condition is still present at this location. Grittman said that a PZM
designation is well suited to this site, and that even a potential amendment to allow the tire
sale and service use would create the same issues. Grittman reported that staff continues with
its original recommendation, which is to deny the request.
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Frie referred to the other agenda item, also requesting a rezone in the same area. Frie asked if
the rezones would be considered spot-zoning. Grittman stated that staff had looked at
rezoning this entire area, in order to avoid spot-zoning.
Chairman Frie opened the public hearing.
Maxine Lilja addressed the Commission as a resident of the Riverview Drive townhomes,
directly behind the property requested to be rezoned. Lilja commented that it was her
understanding that according to the notices and letters received previous to the meeting, the
request is being made to allow an auto accessory store. Lilja stated that the residents would
like to know where the development would start, referring to trees and the location close to the
river. Lilja noted that the B-3 zoning district is designed to capture high traffic, and she
indicated that there are already a lot of other locations within the City suitable for this type of
development. Lilja stated that her concerns are the noise, lighting, signage, traffic, potential
environmental effects, and stacking and storage associated with this request. Lilja stated that
it seems that this space is too small and too close to a residential area for such an intense
business.
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Lilja asked about the yellow lines shown on the location map used for site location reference.
Grittman stated that the yellow lines do not indicate areas included in the rezoning request, but
rather show parcel delineations. Lilja asked about the amendment. Grittman stated that the
applicants are not requesting the amendment. Grittman stated that if rezoned, the uses Lilja
referred to are potential uses within the B-3. For many of those uses, Grittman indicated that
the applicant would have to come back for a conditional use permit, including for the
proposed tire and battery store.
Lilja inquired whether when the request is approved or disapproved, residents would be
notified what was proposed to go in. Grittman confirmed that if a use requires a conditional
use permit, they would be notified. Girtman also noted that the district ordinance language
identifies what would be allowed within a given district via permitted use or conditional use.
Li Ija asked for permission to read a letter prepared by another resident of the townhol11e
association. Frie noted that the Commission had also received another resident letter and
asked for a summary of the other letter. Lilja stated that the letter outlined many of the same
concerns Lilja had expressed earlier, which included noise, traffic and potential environmental
effects. The property owner stated that she sleeps during day and works at night. The writer
had stated that car repair less than one hundred feet away will destroy what she pays taxes for.
The writer asked what the City would do to protect residents from noise, safety issues, and
maintaining the road into MacCarlund Plaza.
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Planning Commission Minutes 12/06/05
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Lilja asked the Commission to use the zoning that is in place and help the applicants be more
creative in their thinking. Lilja stated that the residents are not in favor of this at all. Frie
asked if she speaks for the group. Lilja confirmed.
Walt Albold, resident of Riverside Drive townhomes, also addressed the Commission. Albold
stated that there should be something in writing regarding the buffer zone, ifthe rezoning is
approved. Albold stated that a fence and shrubs are not good enough. Abel asked if the
applicants had developed MacCarlund. He '. . ents had come across
was that the City was not responsible for maintenance happens ofthe st ets, which he
~ did not understand. Frie asked A 0 d if residents pay association fees. Albold
stated that they do. Frie stated that it is most likely that maintenance, including private streets,
was the initial intent of the association fees. Albold stated that residents were not aware of
that when they moved in. Frie asked staff to respond.
Grittman stated that the street that serves the townhouse development is private. The
association owns the street and is responsible for the maintenance. Frie stated that was his
understanding with associations as the responsible party. Frie suggested that the residents
visit with their association company on this issue. Frie noted that ifthe rezoning is
accompl ished, all buffer information has to be laid out before any permits are issued.
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Dan Gassier spoke to the Commission on behalf of A Glorious Church. Gassier stated that he
wanted to address both the rezoning and amendment. Gassier noted that the Commission had
held a discussion a 1110nth or two ago about the types of uses that would be allowed in
commercial districts. Gassier stated that in the City's own staff report, a recommendation for
denial was spelled out. Gassier indicated thathe shares concerns already heard here. He
stated that the church abuts PZM property that he does not want to see the PZM zoning
changed. Grittman clarified that the amendment item is not up for consideration.
Carol Albold, 149 Riverview Drive, stated that she is concerned about Hart Boulevard and the
traffic associated with these types of uses. She inquired what changes would be made to
handle additional use, as there is already quite a bit of traffic located here.
Maryann Pearson, Riverside townhome resident, stated that it was her understanding that the
City of Monticello was paid $35,000 to make sure these kinds of complications didn't come
up. Staff and the Commission stated that they were unaware of any such negotiation.
Hearing no further comments, Chairman Frie closed the public hearing.
Suchy stated that she is not in favor of rezoning this parcel. Suchy noted that the nOl1hwest
corner of the lot is within close proximity to Swan Park, which she stated is a wonderful asset
for the City of Monticello. Suchy stated that the uses allowed under a rezoning may create
more noise and potential detrimental effects to this area.
Spartz asked about the zoning designation on the other side of Highway 75. Grittman stated
that the other side is B-4.
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Frie noted that PZM is a transitional zone and asked what the difference is between BA and
B-3. Grittman explained that the B-3 zone is geared toward automobile uses. B-4 is more
retail oriented, which is why it was applied to Ryan site. Dragsten noted that by ordinance,
anything in B-3 would be allowed in B-4. Grittman noted that the B-4 district allows more
types of uses than B-3. In the future, Frie asked staffto provide all three columns of
comparable uses when the potential rezoning is to commercial.
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Planning Commission Minutes 12/06105
Dragsten stated that even if the zoning doesn't change, the area will change. Dragsten noted
that by ordinance, the property owners are allowed to put in a stripmaIl currently. He stated
that there are many commercial uses that would be allowed in PZM. Dragsten stated that
across the street, the City has already rezoned to B-4. He commented that the City had also
just rezoned an area next to a senior housing facility to B-4. Dragsten stated that this area
would fit with B-3 in his opinion. His stated concern is the permitted uses in the B-3 and B-4.
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Frie asked Dragsten if this rezoning was approved, wouldn't this put other PZM areas in
jeopardy. Dragsten stated that it could, but he didn't know that there are a lot of PZM areas
surrounded on three sides by commercial or industrial zones.
MOTION BY COMMISSIONER SUCHY TO RECOMMEND DENIAL OF THE
REZONING, BASED ON A FINDING THAT DUE TO THE BOUNDARY WITH
RESIDENTIAL USES AND THE CONFLICTS THAT COULD BE CREATED BY B-3
USES, PZM IS THE MOST SUITABLE ZONING DISTRICT FOR THE SITE.
Frie noted there will not be two decisions.
MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED 3-1, WITH
COMMISSIONER DRAGSTEN IN DISSENT.
8. Public Hearing - Consideration of a request for Rezoning from PZM (Performance Zone Mixed) to
B-3 (Highway Business) or B-4 (Regional Business). Applicant: MMC Land Company
Grittman noted that as discussed, the purpose of the PZM district is to create a transition
between uses. Grittman commented that in this case, the bulk of residential is buffered by the
parcel that would retain the PZM designation. Staff is recommending rezoning to BA, which .
is the most common commercial zone in the area. Grittman re-stated that B-3 is focused on
automobile uses, while B-4 accommodates a more acceptable range of retail commercial uses.
Grittman reported that in this case, there remains a transition to residentially zoned properties.
For that reason, staff recommend approval of the rezoning.
Chairman Frie opened the public hearing.
Rick Williamson, MMC Land Company and property owner, made himself available to
answer questions.
Frie stated that the agenda item calls for rezoning to B-3 or B-4 and asked if Williamson is
receptive to B-4. Williamson confirmed that he was.
Dan Gassier again addressed the Commission, and stated that he prefers the entire area to stay
PZM due to the residential uses directly across from this property. He stated that adjacent
owners need to protect the value oftbeir properties.
Carl Talonen, 9796 Hart Boulevard, stated that he does not want to see the change to B-4,
especially the eastern-most parcel. Frie asked him to note his location. Talonen stated that he
owns the parcel directly across from eastern parcel.
David Gassier, 61 17 Mill Run Road, asked if the eastern parcel would be rezoned the B-4,
would other restrictions apply, especially as it is so close to residential. For example, referring
to adult uses, Gassier stated that it was noted previously that there are restrictions in terms of .
distance. Grittman responded that the primary requirement would be the buffer requirement
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Planning Commission Agenda - 11/01/05
8.
Public Hearine: Consideration of a reQuest for a rezonine from PZM
(Performance Zone Mixed) to B-3 (Hiehway Business). Applicant: Kean of
Monticello. (NAC)
REFERENCE AND BACKGROUND
The applicants are seeking a rezoning of their property from PZM to B-3. The parcel
is 3.1 acres in size, and abuts a mixed variety of land uses:
West: Monticello Waste Water Treatment Plant
North: R-l, Single Family Residential (Mississippi Drive)
East: R-2, Townhouse Residential
East: Vacant PZM zoned land
South: Broadway (CSAH 75) and the Target/Home Depot project
The applicants wish to construct a strip commercial center, a portion of which would
include an auto repair business that the buyer of the propeliy would operate. It should
be noted that if the rezoning is approved, the applicant would need to submit plans for
the approval of a Conditional Use Permit authorizing the llse.
The two zoning districts are described by their purpose statements as listed below:
"PZ-MIXED USE ZONING DISTRICT": The purpose of the "PZ-
Mixed Use Zoning District" is to provide a land use transition between
high density residential land uses and low intensity business land uses,
as well as the intermixing of each such land use.
B-3 - HIGHWAY BUSINESS: The purpose o[the "B~3," highway
business, district is to provide for and limit the establishment of motor
vehicle oriented or dependent commercial and service activities.
The PZM District is established to provide for transitions between high activity and
low activity locations. The B-3 District, on the other hand, is designed to focus on,
and capture, high volume traffic.
The parcel in question would appear to be a typical location for the PZM District. In
this area, both commercial and residential land uses abut the site. If a B-3 District
were to be considered, including the establishment of an automobile repair facility,
buffering both the activity and the noise generated by these uses could be difficult.
The retail commercial strip center could be established on the site under the PZM
zoning, however, the automobile service would not be allowed. Planning staff
believes that the PZM District does the best job of addressing the various land use
constraints for this site.
In a previous rezoning application on a nearby site, we had summarized the
differences between the PZM and B~3 Districts. That summary is repeated below:
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Planning Commission Agenda - 11/01105
T e of Use PZM B-3 .
Barber/Beaut Permitted Permitted
Governmental Buildin 's CUP CUP
Multiple Family Buildings CUP CUP
Commercial Offices Permitted Permitted
Convenience Grocer Permitted Permitted
Laundromat CUP CUP
Art/School Supplies CUP Permitted
Bakery/Grocery/Ice CUP Permitted
Banks CUP Permitted
Candy/Ice Cream CUP Permitted
Camera/Electronics CUP Permitted
Dry Cleaning CUP Permitted
Drug Store CUP Permitted
Florist CUP Permitted
Gift/Novelt /Hobby CUP Permitted
Hardware/Paint CUP Pennitted
Professional Offices CUP Permitted
CUP NA
Locksmith/Glass Service CUP Permitted
Plumbing/Electrical Sales CUP Permitted
Shoe re air CUP Permitted .
Jewelry CUP Permitted
Gas/Convenience CUP CUP
CI ub/Lodge - no food Permitted Permitted
Restaurants CUP Permitted
Car Wash CUP CUP
NA Permitted
NA Permitted
NA Permitted
NA Permitted
NA Permitted
NA CUP
NA CUP
NA CUP
NA CUP
NA CUP
NA CUP
NA CUP
CUP CUP
NA CUP
NA IUP
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Planning Commission Agenda - 11/01/05
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This list is a summary of the uses in the two districts. Uses which are allowed in one,
but prohibited in the other have been highlighted.
ALTERNATIVE ACTIONS
Decision 1: Rezoning from PZM (Performance Zone-Mixed) to B-3 (Highway
Business
1. Motion to recommend approval of the rezoning from PZM to B-3, based on a
finding that the proposed B-3, Highway Business District is the most suitable
zoning district for the site.
2. Motion to recommend denial of the rezoning, based on a finding that due to
the boundary with residential uses and the conflicts that could be created by
B-3 uses, PZM is the most suitable zoning district for the site.
ST AFF RECOMMENDATION
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Staff recommends denial of the rezoning, based on the finding PZM zoning district is
acting as it should in this circumstance, by providing a valuable buffer between more
intense commercial uses to the south and the residential uses to the north and east.
The PZM is intended to provide a transition between those types of uses. Although
some automobile uses have become "cleaner" and therefore less detrimental to
adjoining uses, it is staff's view that this area is too small and too close to residential
uses to support these more intense uses.
Staffs recommendation is also based on the fact that as noted above, a number of
retail and commercial uses are allowed as either permitted or conditional uses in the
PZM district, allowing the applicants flexibility in the use of their property.
SUPPORTING DATA
1. Site Plan
2. PZM Zoning District Provisions
3. B~3 Zoning District Provisions
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Council Agenda: 1/23/06
7.
Public Hearin!!-Consideration of a resolution adoptin~ proposed assessment roll for
delinauent utility bills and certification of assessment roll to County Auditor. (RW)
A. REFERENCE AND BACKGROUND:
The City Council is again asked to adopt an assessment roll for utility billing accounts which are
delinquent more than 60 days and to certify the assessment roll to the County Auditor for
collection on next year's real estate taxes.
The delinquent utility accounts that are included with the agenda are accounts that are at least 60
days past due and include all new delinquents from the last time we certified them. In addition to
the delinquent amount, the Council also previously approved the establishment of an
administrative fee of $50 per account that is added to eaeh delinquent assessment. The amounts
shown on the enclosed delinquent utilities list include the additional $50 administration fee for
the preparation of the assessment roll.
It is recommended that the delinquent accounts be put on an assessment roll for certification at an
interest rate of 6% as allowed by state statute. As in the past, if any accounts are paid within 30
days after the adoption of the assessment roll, they can be paid without the additional interest.
After 30 days, payments will be charged interest.
B.
ALTERNATIVE ACTIONS:
1. Adopt the assessment roll for the delinq uent charges as presented.
2. Based on public hearing input, adjust the assessment roll as required.
C. STAFF RECOMMENDATION:
It is staff recommendation that the Council adopt the assessment roll as presented. All of the
accounts are at least 60 days past due and have been given proper notice of this assessment
hearing and ample opportunity to pay the accounts in full. All utility accounts were notified that
there would be an additional $50 administrative fee attached to each outstanding balance if the
account was not paid by 4:30 p.m. on January 4,2006.
D. SUPPORTING DATA:
· Copy of resolution adopting assessment roll
· Complete listing of delinquent accounts to be certified.
l.o~
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.
CITY OF MONTICELLO
RESOLUTION NO. 2006-4
RESOLUTION ADOPTING ASSESSMENT ROLL
FOR DELINQUENT UTILITY ACCOUNTS
THIRD QUARTER 2005
WHEREAS, pursuant to proper notice duly given as required by law, the Council has met and
heard and passed upon all objections to the proposed assessment for delinquent utility account
charges,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF MONTICELLO,
MINNESOTA:
1. Such proposed assessment, a copy of which is attached hereto and made a part hereof, is
hereby accepted and shall constitute the special assessments against the parcels named
herein, and each tract of land therein included is hereby found to be benefitted by the
assessment levied against it.
2.
Such assessment shall be payable in one (1) almual installment payable on or before the
first Monday in January 2007 and shall bear interest at the rate of 6 percent per aImum
from the date of the adoption of this assessment resolution. To the first installment
shall be added interest on the entire assessment from the date of this resolution until
December 31, 2007.
3. The owner of the property so assessed may, at any time prior to certification of the
assessment to the county auditor, pay the whole of the assessment on such property
with interest accrued to the date of payment, to the City Treasurer, except that no
interest shall be charged if the entire assessment is paid within 30 days from the adoption
of this resolution.
4. The City Administrator shall forthwith transmit a certified duplicate of this assessment
roll to the county auditor to be extended on the proper tax list of the county, and such
assessment shall be collected and paid over in the same manner as other municipal taxes.
Adopted by the City Council this 23rd day of JanuaI)', 2006.
ATTEST:
Clint Herbst, Mayor
Rick W olfsteller, City Administrator
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Council Agenda:
1/23/06
8. Public Hearina: Consideration of a reQuest for appeal of a denial of
variance from the Monticello Zonina Ordinance to allow an 11,760 SQuare
foot detached accessory structure in an 1-2 District. Applicant: Wallboard,
Inc. (NAC/AS)
A. REFERENCE AND BACKGROUND
At the January meeting of the Planning Commission, the request for a
variance from the maximum 30% accessory building rule was denied,
based on the finding that no hardship was present to justify the variance
request.
Wallboard, located within an 1-2 District, is seeking to construct an 11,760
square foot detached accessory structure in addition to an existing 6330
square foot accessory structure. If allowed to construct the 196' x 60'
structure, the detached accessory structure square footage for both would
total 18,090 square feet, or almost 35% of the gross principal building'S
square footage (principal building at 51,904 square feet). On the original
application, the applicant also noted that they may consider another 7280
square foot accessory structure in the future, bringing the total accessory
square footage to 25,370 square feet, or almost 49% of the principal
structure. It should be noted that the variance request and subsequent
appeal to be considered was for the 196' x 60' structure only.
The Planning Commission felt that the discussion regarding the variance
request justified further review of the 30% regulation and subsequently
called for a public hearing to consider an associated zoning amendment.
This amendment will be considered by the Planning Commission at a
special meeting immediately prior to the City Council meeting. The City
Council will then have three options to consider: 1) Variance; 2) Ordinance
amendment; and 3) Denial of both.
In the original staff report, planning staff had noted that there were no grounds
for consideration of a variance in this case. As noted in that report, both State
law and City ordinance require that approval of a variance requires a finding by
the City that there must be a unique set of conditions on the property, not
created by the applicant, and not economic in nature, that cause a hardship with
putting the applicant's property to a reasonable use according to the basic
zoning regulations.
""11o
Council Agenda:
1/23/06
In this case, no such condition is present. The applicant is able to put the
property to reasonable use under the current regulations as demonstrated by
the fact that:
.
1. The applicant is already putting the property to reasonable use;
2. The applicant can expand the principal building without need for a variance;
3. The applicant can expand the accessory building space to the 30%
threshold without a variance.
4. The expansion of the principal building would allow further accessory building
expansion, again without variance.
The sole rationale for the expansion of the accessory building space at this time is
economic: the applicant notes that accessory building expansion is less expensive that
adding on to the principal building. As a result, the request does not qualify for variance
consideration. Granting of the variance would confer a privilege on this applicant that is
commonly denied to other property owners.
The applicant met with staff to consider other possible options. One option was to
proceed with a building permit for the expansion ofthe principal building at this time,
thereby authorizing a larger accessory building without need for a variance. The
applicant indicates that company officials were not willing to expend funds on this type
of project at this time. Staff also discussed other building expansion options as well, .
however, the applicant chose to proceed through the variance process before deciding on
a building plan.
B. ALTERNATIVE ACTIONS
Decision 1: Variance to allow accessory building space beyond the maximum 30%
allowed by the zoning ordinance
5. Motion to Approve the variance, based on a finding that the applicant has made a
showing that the variance is necessary to put the property to reasonable use, and
that a hardship exists in doing so without the variance.
6. Motion to Deny the variance, based on a finding that no hardship is present, and
that the applicant can continue to put the property to reasonable use under the
hasic zoning regulations without a variance.
C. ST AFF RECOMMENDATION
Staff recommends denial of the variance. The rules for variance consideration in both
State law and City ordinance are clear, and this application is not based in any ofthe
.
II
Council Agenda:
1/23/06
.
cligib Ie categories lor variance consideration. If Council is supportive of this proposal,
then an ordinance amendment should be considered.
D. SUPPORTING DATA
A. Aerial Location Image
B. Site Plan
.
.
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.
.
.
Page 1 of 2
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City Council Agenda: 1/23/06
9.
Consideration of a reQuest for a Zonine: Text Amendment to increase the amount of allowable
SQuare footal!e for detached accessory structures in the 1-2 (Heavy Industrial) and 1-1 (Lil!ht
Industrial) districts. (AS/JO/SG)
A. REFERENCE AND BACKGROUND
This item is written both to the Planning Commission and City Council as a special meeting is
being held immediately prior to the Council meeting and separate reports could not be prepared.
The results of the special Planning Commission meeting will be provided to the Council.
As the Planning Commission may recall, Wallboard, Inc. requested a variance to the ordinance
regulation requiring that detached accessory buildings not exceed 30% ofthe gross principal floor area,
which is applicable in each of the City's three "I" zoning districts. As an alterative to granting the
variance, Council is also provided with the option of amending the ordinance regulating accessory
buildings in the 1-2 District. The ordinance amendment proposed increases the maximum square
footage of an accessory structure from 30% to 40% in the 1-2 District only
Wallboard, located within an 1-2 District, is seeking to construct an 11,760 square foot detached
accessory structure in addition to an existing 6330 square foot accessory structure. If allowed to
construct the 196' x 60' structure, the detached accessory structure square footage would total 18,090
square feet, or 34% of the gross principal building's square footage (principal building at 51,904
square feet). The Planning Commission denied the variance at its regular January meeting, based on a
finding that there was no hardship present to justify the variance.
The Planning Commission felt that the discussion regarding the variance request justified further
review of the 30% regulation and subsequently called for a public hearing to consider an associated
zoning amendment.
The current regulations regarding detached accessory structures in the "I" districts are based primarily
on the following ordinance sections:
3-2 [D] ACCESSORY BUILDINGS, USES, AND EQUIPMENT:
1. An accessory building shall be considered an integral part of the principal
building ifit is connected to the principal building either directly or by an enclosed
passageway.
2. No accessory building shall be erected or located within any required yard other than the
rear yard.
3. Detached accessory buildings shall not exceed fifteen (15) feet in height, shall be
six (6) feet or more from all side and rear lot lines, shall be ten (10) feet or more
from any other building or structure on the same lot, and shall not be located
within a utility easement. (#396, 7/28/03)
l5A-3 PERMITTED ACCESSORY USES: The following are permitted accessory uses
in a "1-1A" District: (#298,10/13/97)
[A] Commercial or business buildings and structures for a use accessory to the
principal use but such use shall not exceed thirty (30) percent of the gross
floor space of the principal use:
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City Council Agenda: 1/23/06
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1. The parking requirements of Chapter 3, Section 5, are complied with in full.
2. The off-street loading requirements of Chapter 3, Section 6, are
complied with in full. .
The above section of ordinance is included in the I-1A regulations and similarly applies in the I-I and
1-2 zoning districts.
As noted previously, this type of regulation is intended to accomplish two primary goals. First,
accessory buildings are often granted leniency in several zoning regulations, including setback
regulations, how parking standards apply to them, building materials requirements, and others.
Second, distinguishing between principal and accessory uses can be important for certain uses.
The City's purpose for providing for industrial development usually includes economic activity and
job creation. As such, there is often an interest in promoting an employment-creating principal use,
and limiting uses that do not create employment, such as cold storage. Additionally, from an economic
perspective, detached accessory structures do not have the same impact to the City's tax base as a
principal building addition. As such, the 30% threshold regulation is a common component of a City's
set of industrial zoning performance standards.
During the January meeting, the Planning Commission indicated that the review of the 30% should be
targeted at the recognition of the specific needs of individual businesses. Planning staff believes that
increasing the City's employment opportunities and tax base remain important goals. For that purpose,
planning staff would suggest no change to the ordinance within the I-1A and I-I districts. However,
recognizing that some industries have a need for larger storage facilities, and the capacity to add cost-
effective storage space for their growth, the following is a proposed amendment to the 1-2 zoning
district.
.
16-3: PERMITTED ACCESSORY USES: The following are permitted accessory uses in an "1-2"
district:
[A] Commercial or business buildings and structures for a use accessory to the principal use
but such use shall not exceed forty (40) percent of the gross floor space of the principal
use:
1. The parking requirements of Chapter 3, Section 5, are complied with in full.
2. The off-street loading requirements of Chapter 3, Section 6, are complied with
in full.
It should be noted that the proposed A VR site composition would not comply with the new standard
because the garage for ready mix trucks exceeds 40% of the plant area. In this case it is recommended
that the site plan be reviewed via the PUD process which will enable flexibility on accessory building
size in exchange for additional site enhancements.
B. ALTERNATIVE ACTIONS
Decision 1: Amendment to the Monticello Zoning Ordinance, Section 16-4.
1. Motion to recommend approval of an amendment to the Monticello Zoning Ordinance, Section
16-4, regulating accessory structures in an 1-2 (Heavy Industrial) District, based on a finding .
that the amendment will grant greater use of industrial property.
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City Council Agenda: 1/23/06
2. Motion to recommend denial of an amendment to the Monticello Zoning Ordinance, Section
16-4, regulating accessory structures in an 1-2 (Heavy Industrial) District, based on a finding to
be made by the Planning Commission.
3. Motion of other.
c. STAFF RECOMMENDATION
If Council is inclined to support additional accessory building area for Wallboard, Inc. staff
recommends alternative 1 above as opposed to the variance. It is believed that amending the ordinance
to 40% for the Heavy Industrial district allows greater flexibility in the storage of materials for
business and industries most likely to be sited within heavy industrial districts. With low area and
building size regulations, the 40% maximum also maintains the ability for principal building
expansion. In a case such as Wallboard's, the property owner would have the option to expand to
serve their economic growth, and provides adequate space for future principal building expansion.
Planning staff believe that the dual goals of economic and employment growth within the City would
support that no amendment be made to the current ordinance regulations for the I-IA and I-I areas.
D. SUPPORTING DATA
A. 1-2 Zoning District Regulations
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CHAPTER 16
"1-2" I-lEA VY INDUSTRIAL DISTRICT
SECTION:
16-1 : Purpose
16-2: Permitted Uses
16- 3: Perm itted Accessory Uses
16-4: Conditional Uses
16-5: Interim Uses
16-1: PURPOSE: The purpose of the "1-2," 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.
16-2: PERMITTED USES: The following are permitted uses in an "1-2" district:
[A] Any use permitted in the "1-1." light industrial, district.
l"Bl
The manufacturing. compounding. assembly, packaging. treatment. or storage of
products or materials including: Brewcries, cement. stone cutting, brick. glass,
batteries (wet cell), ceramic procucts, mill working. metal polishing and platting,
paint (pigmcnt mfg.). vinegar \vorks, rubber products, plastics. meat packing, tlour.
feed grain milling, milling, coal or tar asphalt distillation, rendering works, distillation
of bones. sawmill. lime, gypsum. plaster of paris, glue, size. cloth, ancl similar uses.
[C] Automobile assembly and major repair.
lO] Creamery and bottling plant.
[E]
Adult Use/Principal.
(#217,1/13/92)
[F] Foundry.
16-3: ACCESSORY USES:
[A] Permitted Accessory Uses: The following are permitted accessory uses in an
"1-2" district:
1. All permitted accessory uses allow'ed in an [-I (light Industrial) district.
MONTICELLO ZONING ORDINANCE
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16/1
[8]
Interim Accessory Uses: The following are interim accessory. uses in an 1-2
district:
I. One temporary structure as an interim accessory use. subject to the
following conditions:
.
(a) The interim accessory structure is not to exceed 700 sq ft.
(b) The property owner(s) sign a development agreement with the
City controlling site development and use, including a date upon
which the interim use is to terminate.
(c) The termination date is established at a point not longer than two
(2) years following City Council approval.
(d) The property owner supply adequate security to ensure removal of
the interim structure and use upon reaching the termination date.
(e) All other standards of the Monticello Zoning Ordinance arc met.
16-4:
(t) Any Interim Accessory Use or Structure appro\"ed under this
section will not be considered to constitute an expansion of a pre-
existing legal non~cont()rming use ,vhere applicable.
(#241. 10/11/93)
---------~'~)N[)ITIONAL USES: The following are conditional uses in an""1-2" dis:ri;t: (R_eQUir.
a conditional use permit based upon procedures set fcmh in and regulated by Chapter 22
of this ordinance).
[AI All conditional uses allowed in an "1-1." light industrial. district.
[B] The f()llowing uses provided they meet all requirements of Chapter 3. Section 2, of
this ordinance are considered and satisfactorily met.
I. Auto wrecking, junk yard, used auto parts (open storage). and similar
uses.
2. Incineration or reduction or waste material other ~han cllstomarily
incidental to a principal use.
3. Poison, fertilizer, fuel briquettes.
4. Kilns or other heat processes fired by means other than electricity.
5.
Creosote plant.
.
6. Acid manufacture.
MONTICELLO ZONING ORDINANCE
~ S 16/2
7. Storage, utilization, or manufacture of materials or products which could
decompose by detonation.
.
8.
Refuse and garbage disposal.
9. Commercial stock yards and slaughtering of animals.
10. Crude oil, gasoline, or other liquid storage tanks.
16-5: INTERIM USES: The following are interim uses in an "1-2" District (requires an interim
use permit based on the procedures set forth in and regulated by Chapter 22 of this
ordinance ):
[A] Outdoor storage of trucks and trucking equipment as an accessory use, provided
that:
1. A specified termination date is documented.
2. The applicable requirements of Chapter 3, Section 2. General Building and
Performance Requirements, are met.
..,
..J.
. 4.
5.
The permit prohibits the parking of automobiles.
The permit specifics a gravel surf~lce. suitable f(Jr the parking of trucks.
The permit specifies that the intensity of visual screening shall be related to
the location and nature of the storage and the duration of the interim use.
6. The permit spcci fics that appropriate setback of necessary fencing and/or
setback of storage shall be related to the location and nature of the storage
and the duration of the interim Llse.
(#268. 5/8/95)
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MONTICELLO ZONING ORDINANCE
"8' to 16/3
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Council Agenda: 1/23/06
10.
Consideration of Acceptine Proposal from NAC for Comprehensive Land Use Plan nine:
Services and Authorize Staff and NAC to Initiate the Process accordinelv. (.TO)
A. REFERENCE AND BACKGROUND:
At the previous meeting of the City Council, staff was authorized to obtain a proposal from NAC for
services necessary to support a major update to the Comprehensive Plan. Council is now asked to
review the proposal submitted by NAC and consider awarding the project to NAC as proposed, or
prepare a request for proposal and seek proposals from others.
The proposal is provided for your review. It outlines an ambitious plan and schedule for updating the
Comprehensive Plan. The plan proposed outlines costs and a time line that will involve not only
NAC staff but also a very large investment of city staiftime necessary to supply information and
coordinate the process. Fortunately, much of the road and utility infrastructure/planning information
the preparation of the plan demands is already available.
The process proposed by NAC appears to address the most important aspects of the comprehensive
planning process. The policy and concept planning portion of the proposal includes a somewhat
innovative concept involving gaining input from other communities that are currently in or recently
experienced a rapid growth mode. The input from these communities is intended to assist the City
Council in defining a vision for the future.
As you will note, the projected cost of the project is set at $58,950. For comparison purposes, the
cost of the downtown redevelopment study completed in 1997 by Hoisington Koegler amounted to
about $80,000.
B. ALTERNATIVE ACTIONS:
1. Motion to accept proposal from NAC for Comprehensive Land Use Planning Services and
authorize staff and NAC to initiate the process.
2. Motion to direct staff to direct staff to prepare a request for proposal document outlining
comprehensive planning needs for distribution to Planning Consultants.
C. STAFF RECOMMENDATION:
It is the view of City staff that the proposal and costs as prepared by NAC will provide the City with
the planning direction needed in an overall cost efficient manner. At $58,000 the cost of the project
appears reasonable given the magnitude and scope of the effort. In addition, staff time needed in the
planning effort will be relatively modest because notime will be needed for the selection process and
no time would be needed to educate other planning consultants on the various factors affecting
development in Monticello. Of course, cost of the project and cost of stafTtime arc two important
but not overriding factors in your decision. It is our view that based on experience, NAC will
execute the process and help develop a plan with credibility necessary for future implementation
which is really the bottom line that Council is looking for.
D.
SUPPORTING DATA:
Monticello Comprehensive Development Plan Proposal Submitted by NAC
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highvvay, Suite 202, Golden Valley, MN 55422
Telephone: 763231_2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO:
Monticello Mayor and City Council
Rick WOlfsteller, City Administrator
Jeff O'Neill, Deputy Administrator
FROM:
Stephen Grittman
DATE:
January 15, 2006
RE:
Monticello Comprehensive Development Plan
NAC FILE:
191.06
This memorandum transmits NAC's work program and estimate for preparation of a
new Comprehensive Development Plan for the City of Monticello. There are two
primary components to the attached material: 1) a Work Program and outline of the
project, and 2) a Budget and Timeline to complete the project by the middle of next
year. With the last year's annexation agreement, the City faces an extraordinary
prospect - transitioning from a smaller rural community to a much larger City in a
relatively short period of time.
The City's planning efforts for the past few years have been focused on maintaining its
high quality of life and addressing the increasing number of development proposals in
80 acre (or smaller) parcels. With periodic infrastructure plans and conceptual land use
planning, the City has been able to keep pace with development pressure, although
now, new projects are stretching the City's resources. Before development pressure
overwhelms the City's ability to plan for the demands on its finances, now is the time to
identify the long-term vision for the City of Monticello, and establish the standards that
will allow the City to implement that vision.
As noted by the City Council in goal-setting statements, it is critical to be able to plan for
an efficient infrastructure system - one that avoids duplication of service, and which
permits an assignment of costs to new development and avoids passing costs to
existing taxpayers. As such, the Comprehensive Plan integrates solid utility, parks and
road planning into the land use plan, and prepares the way for the most efficient
infrastructure plan possible.
'Irt
One of the changes that will be important for the City is the realization that Monticello .
will be a desired location, and that higher development standards can be implemented
to protect its long-standing interest in broadening its housing and commercial base -
particularly in upper bracket development. In the past, this sector of the market has
been limited, as attractive development opportunities were available closer to the Twin
Cities. As those communities have been developed, growth in the Twin Cities region is
following the transportation corridors out of the core areas, including Interstate 94, US
Highway 10, and the future Northstar rail line to Big Lake. Monticello is the beneficiary
of this condition, and several high-amenity areas in the region could absorb upper
bracket development.
That being said, Monticello will continue to be an attractive location for more modest
housing style due to its proximity to an excellent transportation system and the
increasing availability of local shopping opportunities. Ensuring that the modestly priced
developments also meet the City's expectation for excellence is yet another important
reason to undertake a complete plan update at this time.
In addition, many developers are accumulating larger and larger parcels for master-
planned development. It is not uncommon now to see several hundered acre projects
being assembled that will include a wide variety of uses, development types, and
densities. The City will need a comprehensive strategy for dealing with these projects,
not just from the design standpoint, but also with regard to the service demands such .
projects will place on the City's infrastructure.
Can the City be in a position to accommodate development of this magnitude in all
directions? How will the City be able to recapture the financial costs that these projects
place on its budget? How can the City be certain that the Monticello of 30 years from
now is a superior place to live, work, shop, and play? This plan will allow the City to set
those goals, establish those standards, and ultimately, realize its vision.
We at NAC highly value our 15 year relationship with the City of Monticello. We look
forward, in this project, to providing the material that the City will be able to use to
create a community It can continue to be proud of well into the future.
2
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Monticello Comprehensive Development Plan
. Monticello Comprehensive Development Plan
The update to the Monticello Comprehensive Plan is proposed to be developed in three
phases of work. The first phase establishes the goals and policies that the City officials
believe will identify the kind of community Monticello intends to be, and a conceptual
plan for getting to that point. In this phase, community involvement, as well as work
with other communities that Monticello believes could serve as valuable models, will
create a framework for the concept plan to be developed.
In Phase 2, engineering support studies will be completed and reviewed. This may
include new study work from the City's engineering staff and/or consultants, as well as
existing infrastructure analysis that already exists. The purpose of this phase is to
identify for the City officials what kinds of economic issues are raised by the concept
plan, how those issues can be addressed, and whether the concept plans and goals
should be adjusted.
A more extensive analysis of the concept plan and infrastructure studies would occur in
Phase 3. With consensus as to the final plan and goals, the concept plan would be
finalized and prepared for adoption. It is envisioned that public open houses would be
conducted during each phase of work to provide for an additional check on the planning
objectives from interested members of the public at large.
.
PHASE 1 - Policv and Conceot Planninfl.
1 . Growth Manaaement Vision - What do we want Monticello to look like in 30
years? This phase is perhaps the most critical phase of the work program. It
establishes the direction for all of the plans and programs to follow, including
eventual updating to ordinances and other regulations.
[Why 30 years? Infrastructure life; growth beyond a single
generation; requires true vision, rather than mere extensions of
existing conditions].
a. This work phase will begin with a brief analysis of other communities
that have grown from small, fringe communities to large
urban/suburban places in the past 20 years, both good and bad.
Possible examples may include Lakeville, Shakopee, Blaine, Cottage
Grove, Maple Grove, Brooklyn Park, and Chanhassen/Chaska.
b.
Part of the visioning process will be transitioning the community's
"mind-set" from small town with growth potential to actively growing
larger city. This phase includes two seminar sessions with staff and
officials of the case study communities to understand what they believe
worked or didn't work, and preparation of a summary report.
.
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Monticello Comprehensive Development Plan
c.
Focus group discussions with Monticello community officials, staff, and
others. We would use case study report information as material for
focus group meetings with city officials, community leaders, and other
interested community members.
.
d. The focus group discussions will be centered on the generation of a
tangible, identifiable set of development goals that must be applied to
the city's growth plan, and new development proposals. This summary
needs to be able to be implemented in a measurable way to be useful
in decision making.
The Comprehensive Plan visioning work is included here to emphasize the land use
and planning aspects of the visioning process. We expect that the visioning process will
be valuable for other City departments, and will summarize the material by department
so the City can utilize the data throughout the organization, not merely for land use
planning alone.
This chapter will be designed to tell a descriptive story, with graphics, photos, and other
materials as appropriate, about what Monticello expects to achieve in the coming phase
of rapid growth and development. It must set a threshold against which new
development proposals can be evaluated, and the City must come to expect that it will
be making decisions with the vision report as a real standard, not just a high-sounding .
statement.
2. Inventory-Issues - What do we have now?; What do we like and not like
about Monticello?
[What issues do we face in getting from the existing to the identified
VISION? What needs to change? What needs to be added? What
needs to be built?]
a. Collect information in context. How does Monticello compare to Wright
and Sherburne County totals? Why are the comparisons interesting
for planning purposes? What does the inventory information tell us
about dangers, resources, opportunities, needs?
b. The focus of this chapter will be issues that need to be addressed, not
the raw data. The report will include references to data and data
sources, but will not reprint the data itself, except where it is helpful to
the point being made.
c. Tasks:
L Collect raw data sources - demographic, physical, etc.
iL Review and summarize for issues.
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Monticello Comprehensive Development Plan
III. Prep summary report - a "SWOT" analysis (Strengths,
Weaknesses, Opportunities, and Threats).
iv. Discuss the analysis with the Comprehensive Plan Steering Group.
This chapter will present data and analysis, but not conclusions. The summary report
will be designed to organize the data so the City can evaluate various growth models,
and eventually choose one as its development plan with an understanding of the
impacts of that choice. The data in this chapter does not present debatable policy.
3. Concept Development Plan -What does our VISION look like on a map?
[Maps of area; Aerial and Ground photos; Drawings of specific
ideas; Photos of other places we wish to emulate; Text in support
of graphics]
The Concept Development Plan is actually a series of plans and graphics, beginning
with a general conceptual land use plan, then telescoping down into more specific
illustrations of development type. Examples of inclusions in this chapter are as follows:
a. Illustrate how density is to be balanced or clustered over a site with
natural resource preservation or other site factors.
b.
Illustrate favored, disfavored, required, and prohibited development
types. This information can be used to draft zoning regulations that
achieve the City's development goals.
c. Develop an analysis of public land and infrastructure needs (both park
and non-park) over the City and analyze the percentage share per acre
- develop this into an annexation fee that can be used to ensure that
new development pays for itself and avoids spreading costs to existing
tax payers.
d. Master Plan in areas of specific needs or sensitivities. Included in this
function will be a definition of development capacity for all areas.
e. Illustrate goals and objectives for existing community development -
where redevelopment is desired, what the nature of redevelopment
should be, and where revitalization is desired (maintain land use
pattern, but enhance existing conditions).
f. Create criteria and solutions for extraordinary development constraints.
These may include density trades, Transfer of Development Rights,
density credits for development meeting specific goals, etc.
g.
Examine the existing community development pattern to determine
redevelopment targets, as well as enhancements in existing
neighborhoods where necessary.
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Monticello Comprehensive Development Plan
h.
Utilize the five Orderly Annexation Agreement zones to create planning
study neighborhoods in an effort to allow more detailed planning
objectives in specific areas.
.
i. Illustrate park and trail corridors, collector street cross-sections, special
street design options, and other identified development issues that
may benefit from detailed illustration.
The Concept Development Plan establishes the land use pattern, and the development
goals for the overall community, more localized geographical areas, and specific
conditions that occur in several areas. The Plan recommendations should be
incorporated into zoning and subdivision regulations to give it the force of ordinance,
rather than the suggestion of policy.
Phase 2 -Infrastructure Plannina,
4.
Deve/oa Infrastructure Plans to sUDaort the Conceat Plan - What needs to
be built to accomplish the VISION?
[SanitaryIWaterlStorm/Roads/Parks/General Government e.g. fire,
police, public works, etc.]
.
This section is a summary of the engineering work being done on a parallel track. The
summary needs to specify the development constraints that the infrastructure plans
describe. For some areas, there will be extraordinary costs - is the city interested in
pursuing growth in those areas, and how might those cost issues be overcome? This
section will not re-state the infrastructure plans, but will identify issues raised by them.
Also addressed in this chapter are issues that may be raised as a part of any City
growth - police facilities, public works needs, and other administrative demands placed
on the city as a larger community.
a. This plan will form the basis of an "exactions" policy. We need to
understand the demand for quantities and costs of infrastructure in an
effort to assign those costs.
b. The City needs to define these exactions oriorto annexation. Once a
parcel is annexed, the City loses the ability to assign many of its costs,
and must spread those costs to the broader community.
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Monticello Comprehensive Development Plan
. Phase 3 - Analvsis and Final Plan
5. Balance Costs & Benefits - How can the costs of the Development Plan be
paid for?
[What is a fair share for existing property tax payers? How can the
City be sure that new development finances its fair share?
A part of the overall planning effort is the development of a Capital Improvements
Program that defines costs for infrastructure, stages of development, and methods of
financing. This section of the plan is intended to establish a process for assigning new
costs to newly annexed areas. If the CIP identifies the need for new roads in a specific
area, this section of the plan will create a policy for capturing those costs from new
development.
An integral part of this function is an understanding of which portions of the CIP are
properly assigned to existing development. Because infrastructure wears out, it is an
expected cost of government that maintenance is required, and replacement will be
necessary at some point in the future. Which of the costs in the CIP are attributable to
maintenance or replacement, and which are attributable to new demand?
.
6.
AnalVIe the ConceDt Plan - Does the Concept Plan achieve the VISION and
fit the Balance Sheet, or do changes need to be made?
[How is the Vision affected by changes to the Concept Plan? Are
these compromises worth it?]
Looking back, the VISION will result in some extraordinary demands on the public.
What options exist to lessen those demands, and if chosen how will they affect the
City's chances of achieving the VISION? If the demands are worth it, what steps can be
taken to minimize the negative impacts?
7. Finalize the Deve/oDment Plan - How do we blend everything we have
learned through this process?
[Draw it; Write it; Map it; Calculate it; Summarize it; and finally:
IdentifY and List the action steps to Implement it]
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Monticello Comprehensive Development Plan
Monticello Comprehensive Development Plan
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Schedule and Budget
Phase 1 - Policv and Concept Plannina
Task 1 - Visionina
Feburary - April, 2006. This task will run parallel, and be integrated with, the City's
organizational visioning process. It includes interviews and case studies, focus
group participation, and summary report.
Task 2 -Inventory and Issues
April - June, 2006. This task will run parallel with the visioning process. It includes
data collection, organization, analysis, and report preparation. One or two meetings
with the Steering Group will be required.
Task 3 - Concept Development Plan
.
June - October, 2006. This task begins with general land use planning, and will be
meeting intensive, with at least one Steering Group meeting per month.
Planning Budget, Phase 1: 370 Consultant hours;
$30,950.00
Phase 2 -Infrastructure Plannina
Task 4 -Infrastructure Plans
September - November, 2006. This task is in support of the engineering planning
and will use summaries of those plans as they become available. Planning staff will
participate in these studies as needed, and blend the results into the Concept Plan
work.
Planning Budget, Phase 2:
40 Consultant hours;
$ 3,550.00
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Monticello Comprehensive Development Plan
. Phase 3 - Analvsis and Final Plan
Task 5 - Balance Costs and Beneftts
November, 2006 - January, 2007. This task works with City finance and legal
departments to develop a plan and policy for assigning development costs to the
appropriate party. A part of this task will be the summary report and preparation of
policy drafts for adoption by the City Council.
Task 6 - Analvze the Concept Plan
December, 2006 - February, 2007 (and ongoing). This task will actually occur
throughout the process, but will include a formal analysis task at this stage to
determine the need to consider other options in light of budget or finance issues.
The budget for this task assumes that the Concept Plan development will reflect the
Final Plan, with nominal adjustments and fine-tuning. It would be expected that at
least two Steering Group meetings would be necessary during this stage.
Task 7 - Finalize the Development Plan
.
January - March 2007. Finalization will include full text writing to supplement and
illustrate elements of the Plan, as well as adjustments made during the Analysis
stage. This stage also include the formal hearings required prior to adoption.
Planning Budget, Phase 3: 290 Consultant hours;
$22,650.00
Summary Budget - Planning Consultant
Consulting hours/cost:
700 Consultant hours;
$57,150.00
$ 1,800.00
$58,950.00
Printing Expenses and other costs of production
Total Project Budget
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Council Agenda: 1/23/06
H.
Consideration of ExchaDl:!e of Land Between the City of Monticello and Kevin Tracv.
(.10)
A. REFERENCE AN]) BACKGROUND:
As you know from the discussion at the previoLls meeting, Council directed staff to work with Kevin
Tracy and his tenant Tim Anderson (Monticello Insurance Agency) in finding an alternative location
for development of office space. It was noted that the lot directly west of the current National Guard
Storage area is space that the City may need at some point in the future and if possiblc should be
protected for future City uses.
Last Tuesday staff met to discuss thc topic and developed an alternative for Tracy and Anderson to
review. Both Tracy and Anderson were supportive of the concept prepared by staff which is outlined
as follows. If Council supports this concept then the City Attorney will prepare a formal agreement
accordingly.
Terms of trade
The City will provide the land arca identified in the attached plan which is located at the Jefferson
Commons site adjacent to the watcr tower site at no cost to developer in cxchange for the land
currcntly owned by Tracy. Thc land area provided to Tracy is slightly larger than the site he is
trading away in order to accommodate the original structure in the Jefferson Commons plat.
The City will provide utility connections to the site in conjunction with a change order to a current
project or by separate process. The cost estimate for cxtending utilities is approximately $3 1,000.
The drive access to the site is already being constructed with development of the water tower site.
The Tracy parcel will benefit from this improvement without additional cost to the City. The City
will maintain this dead end drive as a public street.
Tracy will he provided the option ofheing included in an area sign program that would include
identification of his office building on a monument sign located near the intersection of School
Boulevard and the drive scrving his site. The City currently controls the area on which the proposed
sign would be located and would need to incorporate this commitment into any future transaction.
Although such a sign would he considered "off premise" it can he allowed via PUD.
Regarding building design. Tracy and Anderson have made an effort to enhance the structure given
its new location. It is now planned to apply stucco to the exterior and to break up the roof line by
adding a covered entrancc area that will extcnd perpendicular to the building. The developer also
will be adding windows to the south side of the structure which was not possible with the original
building at the first location due to proximity to adjoining residential. One design concern that has not
been discussed in detail is selection of roof material.
Final Platting: The City will be responsible for paying costs associated with platting and preparation
of the development agreement.
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Council Agenda: 1/23/06
B. AL TERNATIVE ACTIONS:
1. Motion to approve or modify and approve the proposed exchange under the general terms as .
identified above and direct the City Attorney to prepare documents accordingly. Motion to
approve contingent on final staff review and approval of roof and eaves design.
2. Motion to deny approval of the proposed exchange.
3. Motion to table for further information.
C. ST AFF RECOMMENDATION:
Staff recommends Alternative 1. This alternative appears to result in a win/win situation for both the
City and will allow construction to start on the developer's schedule.. If Council selects this
alternative, staff will be working closely with the developer's architect and engineer toward
completion of the site planning effort. It is suggested that staff provide final approval of building
design with input from one or more Councilmembers as needed.
D. SUPPORTING DATA:
Site plan/survey showing land to be received by the City.
Site plan showing proposed development site.
Architectural detail to be provided at meeting if available.
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Council Agenda: 1/24/06
12. Consideration of Desi
task force. (10)
A.
REFERENCE AND BACKGROUND:
As you may know, Wright County is also in the early stages of completion of an update to the County
Comprehensive plan. The focus of the update is in the Northeast or fastest growing portions of the
county which includes Monticello and Monticello Township.
The timing of this planning effort coincides with development of the City's Comprehensive Plan
which provides a great opportunity for placing city and county plans in sync.
You will note that the County process includes opportunities for input from both cities and counties
in the planning area. City Council is asked to review the material and consider appointing one or
more representatives from the City to serve on the County Planning task force. The letter from
Wright County requests that the "City Consider potential candidates to represent our organization on
the task force". It appears that the City can send Planning Commission, staff and or Council or any
combination thereof.
Logical choices for the task force would include Mayor Herbst or any member of the City Council
especially Council liaison (s) to the Planning Commission (Posusta, Mayer), Planning or Parks
Commission member, City Staff (J volunteer).
B. AL TERNA TIVE ACTIONS:
1.
Discuss matter and identify City representatives to serve on the task force.
C. SUPPORTING DATA:
Letter from SEll planner seeking city planning information and representation on Task Force
Memo to Wright County Jurisdictions describing scope of planning effort in the "Northeast
Quadrant"
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December 6, 2005
Rick Wolfsteller, City Administrator
City of Monticello
505 Walnut Street, Suite I
Monticello, MN 55362-8822
Dear Mr. Wolfsteller:
Last month, Wright County's Office of Planning and Zoning kicked off the Northeast Quadrant
Comprehensive Land Use Plan. The consultant team is lead by Short Elliott Hendrickson Inc. (SEH) with
assistance from Ekola & Associates, Inc. Due to the unprecedented growth in northeastern Wright County
and associated pressures at city/township borders, as well as demands placed on agricultural and natural
resources in the County, there has never been a more important time to plan for the future use of land and
systems in this part of the County. We are asking for your participation to assure the success of this
timely project.
As you know, stakeholder participation, consensus-building and intergovernmental cooperation are key
factors in the land use planning process. As part of the Project, we are assisting the County with the
assembly of a project Task Force that will meet monthly throughout the 12-month process starting after
the first of the year. This Task Force will serve in an advisory capacity to the County's Planning
Commission and Board of Commissioners and the and Project team, and will provide review and
comment on various aspects of the project as well as serving as informational conduits to their various
organizations. We arc asking you to consider potential candidates to represent your organization on the
Task Force.
Additionally, as part of the inventory and analysis of the Northeast Quadrant of Wright County, the
consultant team will review and evaluate background information, available data and existing conditions.
This analysis will include a review of land use, agriculture, open space, transportation systems,
physical/environmental conditions and new development occurring within the county. Thus we will be
requesting the following information if available, along with any other information you deem appropriate,
from each agency in northeastern Wright County:
t Comprehensive plans
. Land use studies
. · Orderly annexation agreements
· Infrastructure studies/reports
· Downtown or highway corridor plans
· Transportation plans and traffic studies
· Capital improvement programs
· Zoning ordinances and maps
· Subdivision regulations
· Mapping information
Short Elliott Hendrickson Inc., Butler Square Building, Suite 710e, 100 North 6th Street, Minneapolis, MN 55403.1515
SEH is an equal opportunity employer I www.sehin<:.com I 612.758.6700 I 866.830.3388 I 612.758.6701 fax
\0 d
Wright County Northeast Quadrant Comprehensive Land Use Plan
December 2,2005
Page 2
We would appreciate it if you could forward the information to us by date December 30th, if possible.
Please also note that Wright County staff will be sending out a letter asking for you community's
participation in the planning process in the next week, including the potential selection of representatives
for the Task Force.
Please feel free call me at 612.758.6782 or email mnolan@sehinc.comif you have any questions or
would like additional information. SEH and Ekola & Associates look forward to working with you and
Wright County on this exciting project!
Sincerely,
SHORT ELLIOlT HENDRICKSON me.
~~~
Mark K. Nolan, AICP
Project Manager
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November 10,2005
Office of
PLA4NNIl\TG A.l,\iD ZOJ-lING
'\VRlGHT COlINT'J' GCNERNli1ENT CENTER
](J Securu! Street NW, Rm 140, Bullir/u, IIf^, 55313-1185
(7(i;:!) 682-7338
F'ux if (7G3) 68:::'-7872
To: Townships of Buffalo, Monticello and Rockford
Cities of Albertville, Buffalo, Hanover, Monticello, Otsego, Rockford and St. Michael
School Districts of Buffalo, Elk River, Monticello, Rockford and St. Michael! Albertville
From: Tom Salkowski, Wright County Planning and Zoning ArJrnIDjstrato;t~;t!!:
RE: Comprehensive Plan for Wright County's "Northeast Quadrant"
I am pleased to inform you that the County Board of Commissioners has signed a contract with
the firm of SEH, Inc. for consulting work to prepare a Comprehensive Plan. The enclosed
"Request for Proposals" will provide you with better detail and explanation of the County's
expectations and hopes for this project. SEH teamed with a smaller firm, Ekola and Associates,
to make the winning presentation to the County Board in mid-October.
Although the primary objective for the Plan is to derive a new land use plan for the three
townships, this project is also a result of impetus from the Wright County Mayor's Association.
Meetings between the County Board and the Mayor's Association, like meetings with the
Township Officers Association, have emphasized the need for better cooperation and
collaboration between governmental units in Wright County. All Wright County Officials are
acutely aware ofthis need as we face the opportunities and challenges of growth.
The "Northeast Quadrant" was chosen as the first phase of planning updates for the Connty
because ofthe unprecedented growth that has occurred in this area. We are acutely aware of the
enormous pressures placed on City Councils and ToWnship Boards for growth, and also of the
impact that such growth has on the many services that County government must provide the
increased population. We ask that you carefully consider any major decisions to expand or
promote development or annexation during the next several months, as cooperation between
cities, townships and the county will undoubtedly be a difficult subject on its own. As the
purpose of this new comprehensive plan will be to anticipate, coordinate and manage growth, we
ask that the Cities continue to abide by and respect any existing annexation agreements, and hold
off on negotiating new ones so that growth patterns can be incorporated into the Comprehensive
Plan. We want to be certain that the future growth of Wright County is based on quality rather
than quantity, and determined by its residents and not solely by the quest for short-term profits.
On behalf of the County Board, we look forward to your cooperation in this important effort.
Please feel free to call me if you have any questions, or would like me to meet with your Board
or Council. You will be hearing much more about this project in the weeks and months ahead.
Printed on recycled paper.
Equal Opportunity / Affirmatil!e Action Employer
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Office of
PL-.4NNING A.ND ZONIJ\TG
\,VRlGHT COUNTY GOVERNMENT CENTER
10 Second ,sired N1\', Rrn 140, BufliJ,lo. Mlv'I):):313.1185
(?(;~1,1 t;8~:-7338
Fux # 1763, li82.7872
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WRIGHT COUNTY LAND USE PLAN
The Wright County Board of Commissioners desires to update the Wright County Land Use
Plan. The County Board remains dedicated to the goals and principles set forth in the existing
Plan, but the background data, including population, current land use, transportation and
environmental features, needs to be updated. Most importantly, the current plan is essentially a
land usc plan for the Townships of Wright County. The County Board is especially interested in
developing a truly Comprehensive Plan, which manages and coordinates the physical growth of
the County with the cooperation of Cities, School Districts and all relevant public and private
agencies. Wright County is also dedicated to the preservation of important fann areas, open
space, and natural areas in the face of rapid suburban development. Especially sought are
innovative and practical plans that may include cooperative ventures and density transfers
between willing townships and cities, or other methods to promote urban densities in growing
Cities and the preservation of open space and a genuine rural countryside in the Townships.
THE "NORTHEAST QUADRANT"
Phase 1 ofthis project is the preparation of a Comprehensive Plan for the northeast quadrant of
Wright County. This area (see map) abuts the Crow River and the Twin Cities Metropolitan Area
on the east, and is roughly bounded by State Highway 55 on the south, State Highway 25 on the
west and the Interstate 94 corridor and the Mississippi River on the north. There are three
townships within this area, and detailed land use plans are needed for those. Also included are
seven cities, which are not subject to County land use authority. There is a need to coordinate the
growth and development of these Cities with the County Plan, the County's ability to provide
services, highway plans, school district plans and other relevant plans and programs. It is
expected that this process will be completed by early in 2007, and serve as a model for updated
plans for the remainder ofthe County immediately thereafter. This RFP however, is limited to a
call for proposals to prepare a Comprehensive Plan for the Northeast Quadrant of Wright County
as defined herein, to prepare new Wright County Subdivision Regulations accordingly and to
make recommendations, as necessary, for changes to the Wright County Zoning Ordinance.
Lead staff contact: Tom Salkowski, Wright County Planning and Zoning Administrator
(763-682-7330) tms7330@co.wright.mn.us
All interested parties are encouraged to attend a pre-submittal meeting at 1 :30 p.m. on
Tuesday, August 30, 2005 in the County Board Room of the Wright County Courthouse in
Buffalo, Minnesota. Please refrain from phone inquiries prior to the meeting.
Printed on recycled paper.
Equal Opportunity / Affirmatiue Action Employer
\OC)
BACKGROUND
Located in south-central Minnesota approximately 40 miles northwest of downtown
Minneapolis, Wright County is the ninth largest County in Minnesota in population, with a 2000
Census population of 89,986. Wright County has approximately 700 square miles in land and
water area, including 18 townships and all or part of 17 incorporated cities. Wright has been one
of the fastest growing counties in Minnesota over the past 30 years, due to its location and the
attractive areas for residential development including 298 lakes over 10 acres in size.
Wright County is still predominately rural in nature, but so located as to be subject to ever
mounting pressures for suburban development. Wright is the only County adjacent to Hennepin
County that is not a part of the Twin Cities Metropolitan Council, but is inextricably tied to the
Twin Cities economically and rapidly becoming a "commuter feeder". In addition, much of
northwestern Wright County is less than 20 miles from downtown St. Cloud, another growing
urban area with a complete services base and a state university campus. The major interstate
highway serving central Minnesota (I-94) passes through northern Wright County on its way west
from the Twin Cities, and two other major trunk highways provide access to the metropolitan area
through central (State Highway 55) and southern (U.S. 12) Wright County.
In 1978, Wright County adopted a Comprehensive Plan that specifically addressed agricultural
preservation and protection, and also adopted strict agricultural protection ordinances, modeled
after those being used in some outlying parts of the metropolitan region. In 1988, the County
reinforced those policies with a new Land Use Plan funded partially by a grant from the Milmesota
Department of Agriculture, and established an Agricultural Preserves Program which has met with
moderate, but declining success. The 1988 plan also made a significant attempt to establish and
define "growth areas" or urban service boundaries around the cities. However, at the time most
Wright County cities were small towns in every sense, and few anticipated rapid growth. Interested
fmalists may want to review the current Wright County Land Use Plan for a better understanding
of the County's approach to development and growth.
Very rapid suburban growth in the County's "small towns", particularly in the Northeast Quadrant,
has led to major changes in the landscape and all the problems, and opportunities that such growth
can bring. Two of the largest cities in the County, Otsego and St. Michael, are the result of
incorporating fornler townships into a city, creating very large incorporated land areas and little or
no need for expansion of the city borders. All of the other Cities in the Northeast Quadrant are
essentially "built-out" and facing intense pressures for growth and development. As in many
developing areas, there is tension between these growing cities and the surrounding townships that
they must annex in order to grow. This is particularly true of the three remaining Townships in the
Northeast Quadrant, Monticello, Buffalo and Rockford, which are all bordered by growing cities.
"The Wright County Board of Commissioners believes that its planning efforts have resulted in a
superior settlement pattern in the County, and is dedicated to continuing efforts to manage growth.
Planning for the Northeast Quadrant will require the ability to balance the intensive pressure for
rapid suburbanization with the desire to maintain a rural atmosphere and preserve quality farmland
and significant natural areas. (The extensive Pelican Lake wildlife area lies in the center of the
Quadrant.) Innovative plans that establish partnering relationships amongst the various local units
of government, the COW1ty and State agencies are most likely to succeed.
\ c \c'
COUNTY PLANNING
The Wright County Office of Planning and Zoning is primarily a zoning and building code
administration agency for the lmincorporated (Township) areas ofthe County. The 1988 Land Use
Plan was completed in-house, and updates since that time have primarily been changes to
individual Township land use plan maps. Office staff include divisions for building inspection,
environmental health (including on-site sewer regulation) and planning. A major effort to institute
and utilize GIS systems in the County for several years has resulted in a parcel based mapping
system, which is constantly improving using ESRI software. The Office is currently involved in
steps to move maps and as much information as possible onto Internet accessible systems.
Both the County Planning Commission and the County Board of Adjustment meet twice a month,
with full agendas the norm. Due to the very large land area and rapid growth, the Planning
Commission rarely meets to "plan" as such, as its meetings are dominated by public hearings for
zoning change and special permit requests. Since the County's land use jurisdiction applies solely
to the unincorporated areas, there is traditionally a much closer relationship between the County
and Townships than with the Cities. The Planning Commission is required by law to hold public
hearings on any new Plan or ordinance changes. The Commission is advisory to the County Board
on these matters.
City Planning in Wright County has traditionally been completed independently of the County, if
at all. When growth was limited and city expansions to annex parts of townships were rare, there
was less need to coordinate plans and share planning between the County and its Cities. Current
levels of growth have made many designated city "growth areas" obsolete, often cause conflicts
between cities and townships and require a new level of coordination and cooperation between all
three units of government for which there is no history or established model. The County Planning
Office does administer "orderly annexation areas" for two city/township (including Monticello)
areas where agreements have been reached, but those are thc exception rather than the rule.
Rapid growth in population and housing, particularly in the Northeast Quadrant, demands a new
model be developed for growth management and cooperation. The County provides many
traditional public services needed and/or demandcd by a growing population, such as police
protection and a jail, court services, major roads and highways, human services, regional parks,
and others. Rapid increases in population have a major impact on the County's ability to provide
such services, especially when it has no control over the pace or volume at which such increases
may occur. While cities traditionally resent any effort to influence their policies toward growth,
the lack of coordination and planning, together with the animosity created between townships and
cities, is leading toward dysfunction. A major challenge of this planning process will be to develop
a bettcr method for coordination and management of growth that scts a sustainable level that all of
the affected governmental units can accept and efficiently service.
Senior staff at the Office of Planning and Zoning will be available to assist the consultant choscn
for this work, especially in the areas of mapping and information exchange and contacts for public
hearings and meetings with the various local units. The County has GIS specialists in-house and all
map work and property related data generated by the project would be expected to match County
systems (ESRI, ArcGIS). Administrator Tom Salkowski, A.r.C.P., is an experienced planner with
over 25 years as Wright County's planning director.
SCOPE OF SERVICES
Funding up to $50,000 has been allocated to begin this project in 2005 but the County Board has
not yet set budgets for 2006 and will make decisions based on the proposals received. The exact
scope of services sought is somewhat flexible, as the County is looking for innovative approaches
to growth management for multiple jurisdictions and does not want to unnecessarily limit the
review process. However, at a minimum, the following tasks need to be accomplished.
. 'fhe primary task is the completion of land use plan updates for three Townships that are
governed by the County land use authority. These are the Townships of Monticello,
Buffalo and Rockford. Data collection and a land use inventory as well as projections of
population and land use needs will be an intebTTal part of this task.
. The plan should include an agricultural and open space preservation element that includes a
joint effort with State and Federal agencies to preserve the Pelican Lake natural area,
currently in a special protection zone. A second product will be new or substantially
revised County Subdivision Regulations that implement the new plan and comply with the
open space dedication requirements of Minnesota Statutes 394.25, Subd. 7.
. Gravel mining is a very serious issue in Monticello and Buffalo Townships, particularly in
the Highway 25 corridor. As part of any land use inventory, a review of current mines and
potential areas for expansion should be identified. A review of current mining regulations
and recommended changes to better implement any plan should also be considered.
. All three townships are under intense pressure to allow higher densities for a variety of
rural housing projects, but urban services are not available. The three are also subject to
losing land to adjacent cities through annexation, and have a variety of annexation
agreements. The County has long been dedicated to preventing "rural sprawl" and
continues to promote "hard edges" at city limits. Working with the Cities to establish firm,
practical, long-term or permanent urban service boundaries will be essential to any plan.
. Public participation in a lengthy "visioning" process is not anticipated. The County is open
to suggestions regarding public input and participation, but expects that much may be
accomplished with numerous meetings that will be required with various Town Boards and
City Councils. A more traditional process, such as forming a task force to meet regularly to
review work and progress, combined with several "open house" meetings for the public at
appropriate intervals, is expected. Senior staff at the Wright County Planning and Zoning
Office will be available for assistance and sole attendance at other meetings of local units
of government.
. The consultant may be expected to assist with identifying and applying for additional
sources of funding early in the process. Special legislation may be needed to implement
particularly innovative or creative growth management strategies and the County is willing
to pursue such options if convinced of the ability for practical application.
. Collection and review of existing transportation, school district and City comprehensive
plans will be important early in the process. Coordination of County (Township) plans with
realistic plans of all other jurisdictions is a primary goal of this project.
lD --I
SUBMITTAL AND SELECTION PROCESS
Interested consultants should submit a brief proposal for review. After review by the County Board
and staff, up to five finalists will be selected for final presentation interviews. Further direction for
the presentations and interviews will be provided to finalists. Ten copies of the following must be
received by 4:00 pm on :Friday September 9, Z005, to "Comp Plan Proposal"
Office of Planning and Zoning
Wright County Government Center
] 0 Second Street NW, Room ] 40
Buffalo, Minnesota 55313
The County does not intend this submittal to be considered a finalized work program or contract
basis. This initial submittal will be used to gauge the qualifications of consultants for the particular
needs of the County, and allow the County to choose finalists. While costs are certainly vital and
should be addressed, this document will be used primarily to identify which consultant best
demonstrates an understanding of the County's needs, and provides evidence of the ability to
realistically address those needs. The submittal should be limited to 20 pages and include, at a
minimum, the following:
. An outline of the consultant's qualifications, as well as principal staff likely to be assigned.
A list of at least three clients who have received similar services in the past ten years, with
contact information. Emphasize and elaborate on specific experience with communities on
the urban fringe, rural issues and the ability to devise and implement innovative programs.
. A description of the consultant's understanding of the project scope, goals and complexity,
as introduction to any proposed work program. Comments or discussion on needs that the
County may be overlooking or should be included in a work program, beyond the "scope of
services" previously described, are welcome.
. A work plan outline, based on the consultant's current understanding of the project. This
should identify major tasks, and associated work to complete those tasks. Estimates on staff
and time to be assigned to tasks and a tentative timetable for completion.
. A description of specific programs, regulatory proposals, multi-jurisdictional agreements or
other proposals that the consultant believes may be of particular interest to Wright County
and its current situation. The consultant's experience with implementing such programs
would be of special interest.
. The consultant's best estimate of a not-to-exceed total cost for the project. The proposal
should include hourly rates for all individuals expected to work on the project, and any
other pertinent cost information.
. Any other relevant information.
Selection of the finalists will be based on firm and project team qualifications and experience, a
demonstrated understanding of the project and the County's needs, the County's evaluation of the
ability to service the County, total and unit costs, and the work plan/schedule submitted.
All infomlation supplied as part of a Proposal is subject to the Minnesota Government Dail Practices Act contained in Minnesota Statutes,
Chapter 13. Such information is classified as public data unless it falls into one ofthe exceptions under said law.
The County reserves the right to:
a. amend the RFP and to request new proposal; if deemed in the best interests ofthe County;
b. reject any and all Proposals if deemed in the best interests of the County;
c. to waive any irregularity in any Proposal if deemed in the best interests ofthe County; and
d. to negotiate individually with one or more Proposers.
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MEMO
DATE:
January 23,2006
TO:
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FROM:
Rick W olfsteller
Kitty Baltos V
RE: Fitness Equipment Purchase
In the 2006 budget, $14,900 was allocated to purchase equipment for the fitness area. This is an
area that every year sees increased use by our members and guests. Not only is the fitness area
use heavy January through March, but throughout the year. To accommodate this increased use I
along with the Advisory Board strive to have equipment that can accommodate a full body
workout in a quantity that will ensure that our users are not waiting overly long. Also since we
are starting our seventh year of use on some of that equipment, we are seeing a need to replace
some items that are breaking down continually and need to be retired.
This is what the Advisory Board is proposing be purchased for 2006. Two (2) Elliptical Trainers
for $5,200, Two (2) recumbent bikes for $3,100, a Lat Pull Down machine for $1,750, and
Olympic Bench and bar for bench pressing for $1,375 and floor mats to cover and protect the
aerobic room floor for $2,000. We are using the aerobic room for fitness equipment and have
moved our group fitness classes to the Senior Center in the evenings. The total for the listed
items is approximately $13,900 plus tax. This figure does include shipping, handling and
installation of the equipment. The equipment will be purchased through Second Wind Exercise
Equipment in their commercial sales program. I did compare with another company and they
were the lowest quote.
There can be anywhere from a four to ten week wait for equipment, so I'd like to be able to order
as soon as possible to receive some of it during our busiest season.
.
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