Planning Commission Agenda 05-01-2012
REGULAR MEETING
MONTICELLO PLANNING COMMISSION
Tuesday, May 1st, 2012
6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: Rod Dragsten, Brad Fyle, Charlotte Gabler, William Spartz, and
Barry Voight
Staff: Angela Schumann, Ron Hackenmueller,
1. Call to order.
2. Consideration to approve Planning Commission minutes.
a. Regular Meeting of April 3rd, 2012
3. Citizen Comments.
4. Consideration of adding items to the agenda.
5. Resignation of Chairman Rod Dragsten
a. Commission Vacancy
b. Vice-Chair and Chair Appointment
6. Community Development Director’s Report
7. Adjourn.
MINUTES
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 Hackenmueller, 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 Maior 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.
2
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
Maior Accessory Structure in an R-4 (Manufactured Home Park) District.
Legal Description: Lengthy Legal —1000 Kiellberg's Manufactured Home Park,
East Applicant: Kiellberg, 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.
Planning Commission Minutes — 04/03/12
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
CARRIED 5-0.
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.
7. Consideration to adopt Ordinance #545, reuealini! Chatter 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
2
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 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 easements
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,
5
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
CARRIED 5-0.
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 15th. Staff will
bring the full ordinance to public hearing in June.
Transportation Advisory Committee (TAC) 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. Adiourn
BILL SPARTZ MOVED TO ADJOURN THE MEETING AT 6:35 PM. BARRY
VOIGHT SECONDED THE MOTION. MOTION CARRIED 5-0.
Recorder: Kerry T. Burri
Approved: May 1, 2012
Attest:
Angela Schumann, Community Development Director
2
Planning Commission Agenda – 5/01/12
1
5. Resignation of Chairman Rod Dragsten.
A. REFERENCE AND BACKGROUND:
Staff has received formal notice of the resignation of Planning Commission Chairman
Rod Dragsten. Mr. Dragsten is leaving the Planning Commission to join the
Economic Development Authority.
Staff would like to extend to the Chairman our most sincere gratitude for his 17+
years of service to the Commission and our congratulations and best wishes on his
new appointment. As a Commissioner, Mr. Dragsten has been an invaluable asset,
assisting in the review of a tremendous amount of growth and development for the
community. His leadership and knowledge of the community and its planning
policies will be missed.
The Chairman’s resignation creates the need for two future actions for the Planning
Commission:
a. Fill Commission Vacancy
The Chairman’s resignation leaves an open seat on the five-member
Commission. A posting has already been placed on the City’s website.
Commissioners are also encouraged to recruit qualified candidates.
Commissioner Dragsten had just been appointed to a new 3-year term. As
such, the new appointment will fill out the balance of that term. The
appointment must be ratified by the City Council.
Staff will update the Commission via email on the progress made to fill the
position and the timing of any interviewing for the position.
b. Vice-Chair and Chair Appointment
The Chairman’s resignation also necessitates the appointment of a new Chair and
Vice-Chair for the Commission.
Currently, Commissioner Spartz serves as the Commission Vice-Chair.
It is staff’s recommendation to wait to appoint a new chair until a full
Commission has been established, with Commissioner Spartz serving as interim
Chair until that time.
Planning Commission Agenda – 5/01/12
2
B. ALTERNATIVE ACTIONS:
No action required.
C. STAFF RECOMMENDATION:
None.
D. SUPPORTING DATA:
A. Resignation Letter
B. Planning Commission – City Code
C. Vacancy Posting
D. PC Terms
April 19, 2012
Planning Commission
Monticello City Staff
This letter will serve as my intention to resign from the Planning Commission and the Chair as of
May 1, 2012. I have applied and been accepted onto the EDA board for the city of Monticello. I
have been involved with the Planning Commission for many years and have enjoyed the entire
experience from the I" day through today. The information and insight I have gained will help
me with the EDA experience going forward.
Thanks to the Monticello staff and the Planning Commission members for all their efforts to be
informed on the issues and prepared for each meeting.
Thank You
Since ely
Rodney Dragsten
MONTICELLO CITY ORDINANCE TITLE II/Chpt 2/Page 1
CHAPTER 1
PLANNING COMMISSION
SECTION:
2-1-1:Composition
2-1-2:Organi zati on; M eetin gs
2-1-1:COMPOSITION: The Planning Commission shall consist of five (5) members
appointed by the Council. No member of the Planning Commission shall hold any
ot he r p ub li c o ff ic e i n t he Ci ty.
All members shall be appointed for three year terms; however, said term may be
terminated earlier by the Council. One member shall hold office until December 31,
2000; two members shall hold office until December 31, 2001 and two members shall
hold office until December 31, 2002. Annually thereafter, appointments shall be made
for the term of three years. Said terms are to commence on the day of appointment.
Vacancies during the terms shall be filled by the Council for the unexpired portion of
the term. Every appointed member shall, before entering upon the discharge of his
duties, take an oath that he will faithfully discharge the duties of his office. All
members who attend at least one monthly meeting shall receive compensation of
$50.00 for that month.
(1/10/00, #337)
All members who attend a special meeting requested by an applicant who pays a
special
meeting fee set by the City shall received additional compensation of$50 for each
special
meeting attended. (11/22/99, #336)
2-1-2:ORGANIZATION; MEETINGS: The Commission shall elect a chairman from
among its appointed members for a term of one year, and the Commission may create
and fill such other offices as it may determine.
The Planning Commission shall hold at least one (1) regular meeting each month.
This meeting shall be held on the first Tuesday. Regular meetings shall commence at
seven o'clock (7:00) p.m. Hearings shall be heard as soon thereafter as possible. The
Planning Commission shall adopt rules for the transaction of business and shall keep a
record of its resolutions, transactions, and findings, which record shall be a public
record.
Volunteer Opportunity
Planning Commission
The City of Monticello is seeking applicants to fill an open position on the
Planning Commission.
The role of the Planning Commission is to provide formal recommendations to
the City Council regarding long-range and short-range land use and zoning
issues. The Planning Commission meets on the first Tuesday of every month
at 6pm. You must be a resident of Monticello to be considered for this
position. This position includes a stipend based on meeting attendance.
If you are interested in this volunteer position, please mail or fax your
completed Application for Boards and Commissions to: City of Monticello,
Attn: HR, 505 Walnut Street, Suite 1, Monticello, MN 55362 FAX:
763.295.4404
Applications can be found on the City’s website (www.ci.monticello.mn.us) or
picked up at the City Hall reception counter.
Position will remain open until filled.
Exhibit B
Planning Commission Rod Dragsten 3 yr 12/2011
(3-year staggered terms) Barry Voight 3 yr 12/2011
William Spartz 3 yr 12/2012
Brad Fyle 3 yr 12/2011
Charlotte Gabler 3 yr 12/2013
Planning Commission Agenda: 5/01/12
1
6. Community Development Director’s Report. (AS)
CCD Ordinance Rewrite
Stakeholder and community open house for the draft CCD ordinance will be held on
Tuesday, May 15th, beginning at 5:30 PM. Commissioners are encouraged to attend in
order to gather information important to the final adoption of the code.
Subdivision Ordinance Amendment
A preliminary project budget has been provided by MFRA for the revision of the
subdivision ordinance. Staff will provide an overview of the project and plan for
amendments during the Commission meeting.
It is intended that the subdivision ordinance revision begin immediately following the
conclusion and adoption of the CCD regulations.
MSWRR/Shoreland Ordinances
Both ordinances were adopted by the City Council on April 9th, 2012 and will be in effect
pending certification by the Department of Natural Resources.
Preliminary Project Budget
Monticello Subdivision Ordinance Update
Sub-
Tasks Gozola Total
Task 1: Project Initiation, Scoping, and Code Diagnosis
General Project Organization Throughout 2 212$
Initial code read/identify issues/suggest framework 3 318$
MEETINGS (1): Planning Commission meeting to get direction on
needed changes (not attending development tour)888$
1,418$
Task 2: Assemble Draft Subdivison Ordinance
Prepare draft ordinance language addressing PC identified issues 16 1,696$
1,696$
Task 3: Adoption Process
-- PART 1: Planning Commission Review/Recommendation
MEETINGS (1): Advisory committee review of administrative sections, joint
planning commission/council meeting 888$
-- PART 2: City Council Adoption
MEETINGS (1): City Council Presentation/Review/Adoption 888$
1,776$
Total Hours (not including meetings)21
Hourly Charge Rates 106
Labor Charges (not including meetings)2,226 2,226$
Proposed Meeting Charges (13 meetings -- subject to change based on City direction)2,664$
Total MFRA Charges 4,890$
FIXED Expenses One Attendee
Per Meeting Cost (cost per MFRA attendee)888$
OPTIONAL Hourly Expenses Gozola
Additional Re-writes (charged on an hourly basis)106$
Anticipated Additional Expenses (final costs based on City contracts)Estimated Hours
Planning Consultant Reviews (as deemed necessary by the City)4
City Attorney Reviews (as deemed necessary by the City)6