Planning Commission Minutes 04-03-2012MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, April 3, 2012 - 6:00 PM
Mississippi Room, Monticello Community Center
Commissioners Present: Rod Dragsten, Brad Fyle, Charlotte Gabler, Barry Voight, and
William Spartz
Council Liaison Absent: Lloyd Hilgart
Staff: Angela Schumann, Ron Hackemnueller, Steve Grittman-NAC
Rod Dragsten called the meeting to order at 6:00 p.m.
1. Consideration to approve Planning Commission minutes
BARRY VOIGHT MOVED TO APPROVE THE MINUTES OF MARCH 6, 2012.
BRAD FYLE SECONDED THE MOTION. MOTION CARRIED 5 -0.
2. Citizen Comments None
3. Consideration of adding items to the agenda None
4. Public Hearing — Consideration to approve a Conditional Use Permit for an
attached Major Accessory Structure in an R -1 (Single - Family) District.
Legal Description: Lot 7, Block 1, River Forest - 9747 River Forest Drive
Applicant: Curtis, Greg; Planning Case Number: 2012 -008
Greg Curtis requested approval of a Conditional Use Permit to allow for an expansion to
an existing attached accessory structure at 9747 River Forest Drive. This property, which
is over one half acre in size, sits on a residential corner lot.
The existing attached accessory structure is a 484 square foot two -stall garage. The
applicant is proposing to add a third stall to the existing two -stall garage. The proposed
footprint of the expansion area is 200 square feet (10' x 20'). There is also an existing
672 square feet detached garage located in the rear yard of the property. This addition
would result in 1,356 square feet in total footprint area for accessory structures on the
property.
Zoning Ordinance Requirements
The Zoning Ordinance permits a total of up to 1,200 square feet of garage space as
permitted accessory space for an R -1 Single - Family home. No accessory building can
exceed more than 10% of the rear yard area, and may not exceed the gross square footage
of the principal building's footprint. These standards may be exceeded, up to 1,500
square feet of total area, with a Conditional Use Permit meeting the following conditions:
Planning Commission Minutes — 04/03/12
a. Accessory building space is to be utilized solely for the storage of residential
personal property of the occupant of the principal dwelling, and no accessory
building space is to be utilized for commercial purposes.
Staff comment: The bonus room proposed above the garage included
within the expansion does not impact the request in terms of footprint area
of accessory structures as the space will actually become part of the
principal use area.
b. The parcel on which the accessory building is to be located is of sufficient size
such that the building will not crowd the open space on the lot.
Staff comment. The proposed expansion will create a total built footprint
area of 2,516 square feet, or just over 10% of the total lot area.
c. The accessory building will not be so large as to have an adverse effect on the
architectural character or reasonable residential use of the surrounding property.
Staff comment. The addition is consistent with the surrounding properties
which have third -stall attached garages. The code requires a 6' setback on
the garage side; the applicant is proposing an approximately 12' setback.
The applicant also indicated intent to expand. the driveway concurrent with this
structural expansion. Driveway expansion will be reviewed with the building
permit application to ensure compliance.
d. The accessory buildings shall be constructed to be similar to the principal building
in architectural style and building materials.
Staff comment :. The addition will be constructed consistent with the
existing home in terms of style and materials.
Brad Fyle confirmed that a pickup truck with a name it its side would not be considered a
commercial use. Bill Spartz confirmed that there would be grounds to deny the CUP if
the applicant wasn't planning to use similar materials.
The public hearing was opened.
Greg Curtis, of 9747 River Forest Drive, responded to questions. Rod Dragsten asked
about access to the detached garage in the rear yard. The applicant explained that the
proposed expansion would provide 12 feet of space outside of the addition. His request
includes installing a garage door on the back of the existing garage to enable drive access
to the garage in the rear yard. Staff noted that the request would be code compliant as
long as the intent is to move things in and out of the garage and not to park in between
garages. Rod Dragsten asked if the request was primarily to create the bonus room above
the garage or provide extra storage. The applicant stated that the intent was to do both as
they run a small daycare out of their home and need the space. He had no concerns with
conditions in Exhibit Z.
Hearing no public comment, the public hearing was closed.
Planning Commission Minutes — 04/03/12
BARRY VOIGHT MOVED TO ADOPT RESOLUTION 2012 -032,
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT FOR
MAJOR ACCESSORY STRUCTURE, WITH CONDITIONS AS NOTED IN EXHIBIT
Z AS FOLLOWS. BILL SPARTZ SECONDED THE MOTION. MOTION CARRIED
5 -0.
EXHIBIT Z
Lot 7, Block 1, River Forest — Major Accessory Structure CUP
The use of the accessory structure shall be to directly serve the principal use and
must comply with ordinance requirements pertaining to private garages.
The applicant will be required to comply with ordinance requirements pertaining
to driveway setback, surfacing, maximum curb cut, and other off - street parking
requirements.
Issues related to grading and drainage shall be subject to review and comment by
the City Engineer.
5. Public Hearing — Consideration to approve a Conditional Use Permit for a detached
Major Accessory Structure in an R -4 (Manufactured Home Park) District.
Legal Description: Lengthy Legal — 1000 Kiellberg's Manufactured Home Park,
East Applicant: Kiellber2, Kent; Planning Case Number: 2012 - 009
Planner Steve Grittman summarized that the applicant asked for a Conditional Use Permit
to construct an addition to existing accessory storage garages with a new building of
approximately 100 feet by 24 feet (10 bays) at the Kjellberg East mobile home park.
In the M -H Disrict, accessory storage garages are allowed by Conditional Use Permit,
subject to the following requirements:
(b) In the M -H district, the following shall apply:
(i) Accessory storage buildings in manufactured home parks, if not
reviewed and approved as part of a PUD, shall be conditionally permitted
subject to the following additional requirements:
1. The storage building and any accompanying outdoor storage
area shall be for the sole use of the residents of the manufactured
home park and shall not be used by non - residents.
2. Accompanying outdoor storage areas shall be fully screened
from surrounding manufactured home units and adjacent
properties.
The new structure will be solely for the use of residents of the park, and is intended to
satisfy a waiting list for such storage. The building will replace existing outdoor storage,
and as such, would be more conforming to the code than the existing condition. No
additional lighting to be included with the new building.
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Charlotte Gabler asked if the request required any landscape conditions. Staff indicated
that it did not as it is paved. Barry Voight confirmed that garage doors would face the
drive aisle.
The public hearing was opened
Kirk Kjellberg, representing the applicant, Kent Kjellberg, confirmed that eliminating
outdoor storage in the mobile home park would be of benefit to residents. Rod Dragsten
asked about the current number of storage units. Kirk Kjellberg indicated that there were
currently 33. Rod Dragsten also confirmed that the conditions in Exhibit Z were
understood. Kirk Kjellberg agreed and indicated that an evacuation plan was in place.
Hearing no further public comment, the public hearing was closed.
Decision 1: Resolution of Recommendation for
BILL SPARTZ MOVED TO APPROVE RESOLUTION 2012 -033 RECOMMENDING
APPROVAL OF THE CONDITIONAL USE PERMIT FOR A 10 -BAY ACCESSORY
STORAGE GARAGE AS PROPOSED IN THE APPLICATION OF MARCH 5, 2012,
CONTINGENT ON COMPLIANCE WITH THOSE CONDITIONS SPECIFIED IN
EXHIBIT Z AS FOLLOWS. BRAD FYLE SECONDED THE MOTION. MOTION
Exhibit Z — Conditions of Approval
CUP for Accessory Storage Garage Building- Kjellberg East Mobile Home Park
1. The City verifies the existence of an emergency evacuation plan meeting the
requirements of state and local regulations, or the City approves a new plan to be
proposed by the applicant.
2. If lighting is to be added, the applicant light the area in such a way as to ensure that
no light glare or glow impacts neighboring residents.
3. No outdoor storage is approved as a part of this CUP, and as indicated by the
applicant, existing outdoor storage will be removed as a result of the construction of
this building. If any existing outdoor storage is to be relocated, a separate CUP is
required pursuant to the requirements of the zoning ordinance.
Consideration to adopt Ordinance #545, repealing Chapter 27 of the Monticello
Zoning Ordinance Regulating the Management of the Mississippi Wild, Scenic, and
Recreational River System and the Shoreland Areas of the City of Monticello and
adopting amendments to Monticello Zoning Ordinance Chapter 3, Section 7,
Overlay Ordinances regulating the Mississippi Wild, Scenic & Recreational River
District and the Shoreland District, and Chapter 8, Section 4, Definitions.
Applicant: City of Monticello
11
Planning Commission Minutes — 04/03/12
Angela Schumann provided additional clarification on the following components of
the Shoreland and Mississippi Wild, Scenic and Recreational River ordinances, prior
to recommendation for adoption, as requested by the Planning Commission.
• Minimum standards for commercial/industrial lots ( Shoreland): Rather than
adopt the template ordinance provided by the State, the City will instead refer
to its own minimum lot standards for commercial /industrial development.
•
Designation tion process for public waters: All "public waters" in the state have
been mapped and inventoried. New wetlands created by development will be
mapped and added to the DNR's public waters inventory. Lakes are shown
with a "P" and wetlands are marked with a "W" on the area map. The
Shoreland Ordinance applies for those designated "P" and the Wetland
Ordinance applies for those designated "W ". The Wild and Scenic designation
applies to the river.
Rebuilding of structures within Shoreland or MWSRR: The City "may" allow
rebuilding on non - conforming lots in the shoreland area and has a significant
amount of latitude in determining to what standards buildings may be rebuilt.
The city would look to the ordinance adopted for performance standards. A
variance would be required if the rebuild is not compliance. The City would
consult with the DNR in these cases.
Definitions for the river systems classified within the Shoreland Ordinance were
added to Chapter 8. Supplemental information about drainage and utility casements
and conservation easements were provided for review. A drainage and utility
easement helps to manage stormwater ponds and a conservation easement prohibits
development. Both types of easements could be in place on a property.
Charlotte Gabler asked if homeowners would receive a copy of the recorded
conservation easement if one exists for their property. Angela Schumann confirmed
that and noted that a conservation easement would also be posted on lot lines.
Conservation easements are to be considered as part of the Subdivision Ordinance.
Brad Fyle asked how rebuilding would be handled in low lying areas near the river.
The DNR had indicated that the lowest level of River Terrace is very prone to
flooding and that the City could participate with FEMA in a program to buy back
such properties so that they are not redeveloped. Rebuilding is prohibited in a
Floodplain District. FEMA is in the process of updating the floodplain designation
maps and determining the potential flood risk for properties. The City will update the
Floodplain Ordinance once the FEMA maps have been completed.
BARRY VOIGHT MOVED TO ADOPT RESOLUTION 2012 -022,
Planning Commission Minutes — 04/03/12
RECOMMENDING APPROVAL OF ORDINANCE #545, FOR ADOPTION OF
TITLE 10, CHAPTER 3, SECTION 7 (E), MISSISSIPPI WILD, SCENIC, AND
RECREATIONAL RIVER SYSTEM, CHAPTER 3, SECTION 7 (F), SHORELAND
DISTRICT AND AMENDMENTS TO CHAPTER 8, SECTION 4, DEFINITIONS,
AND THE REPEAL OF MONTICELLO ZONING ORDINANCE CHAPTER 27,
REGULATING THE MANAGEMENT OF THE MISSISSIPPI WILD, SCENIC, AND
RECREATIONAL RIVER SYSTEM AND THE SHORELAND AREAS OF THE CITY
OF MONTICELLO. BILL SPARTZ SECONDED THE MOTION. MOTION
7. Community Development Director's Report
CCD Ordinance Rewrite -The ad hoc task force reviewed the latest draft CCD ordinance
materials and expect to hold an ordinance open house on Tuesday, May 15`h. Staff will
bring the full ordinance to public hearing in June.
Transportation Advisory Committee (TA C) Update- Results of meetings with
stakeholders of the proposed Fallon Avenue Overpass project concept plans will be
brought forward to the City Council for review. A renewed discussion related to the
Second River Crossing project is to be planned for early May.
Quarry Church -Quarry Church submitted a site plan application for the proposed Phase I
office use. Staff are in the process of administrative review.
Subdivision Ordinance Amendment -Ben Gozola will provide an estimate for
consideration. Review of the Subdivision Ordinance will begin after the CCD Ordinance
revision is completed in June.
Growth Projections Update -Staff will bring forward the Growth Projections Update for
Commission review.
8. Adjourn
BILL SPARTZ MOVED TO ADJOURN THE MEETING AT 6:35 PM. BARRY
VOIGHT SECONDED THE MOTION. MOTION CARRIED 5 -0.
Recorder: Kerry T. Bum
Approved: May 1, 2012
Attest:
Angela SchiWnnVCdrrirlfu -i ity lopment Director