Planning Commission Agenda 06-07-2016
AGENDA
REGULAR MEETING - MONTICELLO PLA NNING COMMISSION
Tue sday, June 7th , 201 6 - 6:0 0 p.m.
Mississippi Room , Monticello Community Center
SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION WORKSHOP
5:00 PM Mississippi Room, Monticello Community Center
Monticello High School Concept Stage PUD Submittal
C ommissioners: Brad Fyle , Linda Buchmann, Sam Murdoff , John Falenschek,
Marc Simpson
Council Liaison: Charlotte Gabler
Staff : Angela Schumann, Steve Grittman ( NAC ) , John Rued
1. General Business
A. Call to O rder
B. Consideration of approving m inutes
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a. Special Meeting Minutes April 5 , 2016
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b. Regular Meeting Minutes April 5 , 2016
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c. Regular Meeting Minutes May 3 , 2016
C. Citizen Comments
D. C onsideration of adding items to the agenda
2. Public Hearings
A. Public Hearing Consideration of a request for P reliminary and F inal P lat for
Clear Creek Addition, a request for C onditional U se P ermit for building
C onditional U se P ermit for cross parking and
access, a r equest for V ariance to required yard setbacks, and a request for
O rdinance A mendment to allow bulk fuel s torage/sales in an I - 1 (Light
Industrial) D istrict as a permitted or conditional use, including a Conditional
Use Permit as required .
Applicant: Clear Creek Land Company, LLC
B. Public Hearing Consideration of a request for P reliminary and F inal P lat for
Monticello High School , a request for rezoning to Planned Unit Development
including Development and Final Stage Planned Unit Development, and a
request for amendment to Conditional Use Permit for K - 12 Education Use for
Monticello High School
Applicant: Wold Architects & Engineers
3. Regular Agenda
A. Consideration of the Community Development Directors R eport
4. Added Items
5. Adjournment
MINU TES
JOINT PLANNING COMMISSION/CITY COUNCIL WORKSHOP
MISSISSIPPI ROOM, MONTICELLO COMMUNITY CENTER
4:30 PM, TUESDAY, APRIL 5, 2016
Commissioners : Brad Fyle, Linda Buchmann, John Falen schek, Marc Simpson
Council Members: Mayor Brian Stumpf, Charlotte Gabler, Lloyd Hil gart, Tom Perrault
Absent: Mayor Brian Stumpf, Sam Murdoff, Glen Posusta
Staff: Angela Schumann, Steve Grittman (NAC),
John Rued
Others: Pat Sawatzke
1. Call to Order .
Chair Brad Fyle called the special meeting to order at 4:30 p.m.
2. Consideration to review Monticello Zoning Ordinance, Chapter 4, Section 5 - Signs .
Angela Schumann indicated that the purpose of the meeting is to review the Monticello
Zoning Ordinance as it relates to signs in Chapter 4, Section 5. When the City Council
approved the Temporary Sign Ordinance, the motion made by Councilmember Gabler was
to allow the ordinance to go forward if and such that the Planning Commission and City
Council hold a joint workshop to review temporary signs and per manent signs as a whole.
Schumann reviewed a presentation with the group defining signs, types of signs, where
signs can be placed on a property for a single user, non - freeway bonus, and a multi - tenant,
non - freeway bonus. Also reviewed what are conside red temporary signs, the Temporary
Sign Ordinance, community event signage and speech, and non - commercial signage.
Schumann stated that staff is recommending a proposed amendment to the ordinance for
non - commercial speech signage, which would address the community event signage . The
changes include the amount of days a sign can be placed before an event, and regulations
for placing signage on vacant property.
The group was in consensus with the staff recommended changes to the ordinance as
presented by Community Development Director Schumann.
3. Adjournment.
LINDA BUCHMANN MOVED TO ADJOURN THE MEETING AT 5:41 P.M.
MOTION SECONDED BY JOHN F A L E N SCHEK. MOTION CARRIED
UNANIMOUSLY.
RECORDED BY: __________________________________ _____ _
DATE APPROVED: __________________________________ _____ _
ATTEST: __________________________________________ _____ __
Angela Schumann, Community Development Director
MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
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Tuesday , April 5 , 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center
Present: Brad Fyle, Linda Buchmann, John Falenschek , Marc Simpson
Absent: Sam Murdoff
Others: Angela Schumann, Steve Grittman (NAC) , John Rued, Charlotte Gabler (Council
Liaison) , Barry Fluth, Brad Hiltz, Lisa Hiltz , Shawn Grady
1. General Business
A. Call to Order
Brad Fyle called the meeting to order at 6 p.m.
B. Consideration of a pprov ing minutes
ND
LINDA BUCHMANN MOVED TO APPROVE THE MARCH 2 , 2016 SPECIAL
MEETING MINUTES. JOHN FALENSCHEK SECONDED THE MOTION. MOTION
CARRIED 4 - 0.
ND
MARC SIMPSON MOVED TO APPROVE THE MARCH 2 , 2016 REGULAR MEETING
MINUTES. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 4 - 0.
C. Citizen Comments
None
D. Consideration of adding items to the agenda
None
2 Public Hearings
.
A. Continued Public Hearing - Consideration of a request for amendment to the Official
Zoning Map for rezoning to CCD Residential Overlay District (CCD - R) to accommodate
multiple family attached housin g, including residential uses on the ground floor as per
Chapter 3.7(J) Overlay Zoning Districts of the Zoning Code. Applicant: Masters Fifth
Avenue, Inc. (NAC) , Planning Case Number: 2016 - 008
Steve Grittman recommended that the Planning Commission delay review of the request to rezon e
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pro perty at Locust an d 3 Street to CCD - R pending consideration of rezoning t o PUD to
accommodate the d ensity requirement s of the proposed residential development .
Decision 1: Rezoning to add the CCD Residential Overlay District to the subject property
LINDA BUCHMANN MO VED TO TABLE ACTION AND CONTINUE THE PUB LIC
HEARING ON THE REZONING, PEN DING ADDITIONAL INFO RMATION. MARC
SIMPSON SECONDED THE MOTION. MOTION CARRIED 4 - 0.
B. Public Hearing - Consideration of a request for Conditional Use Permit (CUP) to
accommodate multiple family attached housing, including residential uses on the ground
Planning Commission Minutes: 4 /0 5 /16
floor in a proposed Central Community Distric t - Residential (CCD - R) District.
Applicant: Masters Fifth Avenue, Inc . (NAC) P lanning Case Number: 2016 - 008
Steve Grittman recommended that the Planning Commission also d elay review of the CUP
associated with rezoning to CCD - R pending a decision related to rezoning to PUD .
Decision 1 : Conditional Use Permit (CUP) to accommodate multiple family attached
housing, including residential uses on the ground floor in a proposed Central Community
District - Residential (CCD - R) District
LINDA BUCHMANN MOVED TO TABLE ACTION AND CONTINUE THE PUB LIC
HEARING ON THE CONDITIONAL U SE PERMIT, PENDING A DDITIONAL
INFORMATION. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED 4 - 0.
C. Public Hearing Consideration of a request for Ordinance Amendmen t for rezoning for
Development Stage Planned Unit Development (PUD) for a multiple family attached
housing project in the Central Community District (CCD). Applicant: Masters Fifth
Avenue , (NAC) Planning Case File: 2016 - 015
Steve Grittman explained th at the applicant had opted to request rezon ing to PUD to allow for
flexing development standards to accommodate the use and density requirements of the
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housing project proposed for property at Locust and 3 Street .
Grittman asked the commissioners to consider to how the proposed project fits the site in terms
of allowing residential use on the ground floor , the intensity of the use , and th e d esign within
the context of the goals of the Embracing Downtown Monticello Plan .
Grittman noted that many of the preliminary site plan and architectural issues discussed during
c oncept r eview had been incorporated into the Development Stage PUD . He ou tlined site plan
considerations and highlighted conce rns r elated to scale , garage layout an d building design
theme . He pointed out that staff had proposed that covered parking be incorporated into the
building design as an alternative option. Grittman noted conditions of approval included in
Exhibit Z .
Brad Fyle opened the public hearing.
Developer Barry Fluth of Masters Fifth Avenue introduce d Brad and Lisa Hiltz and pointed out
that they would be purchasing and developing the property.
Lisa Hiltz pointed out that the project is d esignated an independent living facility for ages 55
and older . Hiltz responded to questions about project design and rental options . She explained
that includ ing underground or at ground level parking would de crease the number of covered
parking spaces and increase the project cost by 25% .
Shawn Grady , owner of Ace Hardware, was invited to speak. He acknowledged that adding
residential housing w ould benefit his business but pointed out that allowing residential units on
the ground floor limits the opportunity for commercial activity. He also noted an ongoing
parking con cern.
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Planning Commission Minutes: 4 /0 5 /16
As there were no further comments, the public hearing was closed.
Decision 1: Consideration of a Rezoning from CCD, F - 1, to Planned Unit Development
(PUD) District and Development Stage PUD to accommodate the c onstruction of a 23 unit
multiple family residential building and associated site improvements, parking and
garage buildings.
JOHN FALENSCHEK MOVE D TO ADOPT RESOLUTION NO. 2016 - 006
RECOMMENDING APPROVA L OF REZONING FROM CCD, F - 1, TO PUD DISTRICT,
AND DEVELOPMENT STAG E PUD BASED ON THE F INDINGS IN SAID
RESOLUTION, AND CONT INGENT ON COMPLIANCE WITH THE CONDITIONS
LISTED IN EXHIBIT Z. LINDA BUCHMANN SECON DED THE MOTION. MOTI ON
CARRIED 4 - 0.
EXHIBIT Z
Rezoning to Planned Unit Development and
PUD Development Stage Site Plan Review
Lots 1 - 3, Block 36, Original Monticello Plat
Conditions of Approval
1. Redesign of the detached garage buildings to provide the following:
a. Flat - roofed design
b. Variable roof heights
c. Materials reflective of those on the princ ipal building
d. Variable wall facades facing adjoining properties
2. Redesign of building entrance points to incorporate flat - roofed design.
3. Deck materials shall be consistent with Embracing Downtown Guidelines.
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4. Provision of on - street parking along 3 Street as noted on approved site plan.
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5. Add tree planting to sidewalk along 3 Street similar to proposed planting on Locust
Street.
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6. Extend sidewalk from project to Walnut Street along 3 Street.
7. Extend sidewalk along Locust Street to meet existing si dewalk to north.
8. Utilize sidewalk materials consistent with Walnut Streetscape improvements.
9.
aluminum.
10. Revise trash enclosure to provide a visual barrier at the access point f rom the parking
lot.
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Planning Commission Minutes: 4 /0 5 /16
11. Provide lighting plans that meet the zoning ordinance requirements, and utilize
materials and elements consistent with Walnut Streetscape.
12. Reduce wall sign size to 32 square feet, consistent with ordinance allowances.
13. Provide a curre nt topographic survey and prepare grading, drainage, and utility plans
consistent with the requirements and comments from the City Engineer in the
14. Other comments of the Planning Commission and Staff provided at th e Public
Hearing.
D. Public Hearing Consideration of a request for an Amendment to Conditional Use
Permit (CUP) for Development Stage Planned Unit Development (PUD) for a single lot
development in the B - 4 (Regional Business) District. Applicant: Retail Partners
Monticello, LLC (NAC) Plann ing Case Number: 2016 - 013
Steve Grittman explained that the applicant had requested an amend ment to the C UP for P UD
to construct a d ental office on vacant property located at 9281 Cedar Street and to allow the
parking lot to connect to lots north and so u th of the development site.
Grittman provided an overview of the proposed site plan and outlined the analysis involved in
considering the CUP request. He pointed out that the proposed plan facili tates common access,
provides ample parking , and includes additional greenspace . Grittman reviewed staff
comments related to the location of the trash enclosure, the design of the light poles and
fixtures and style of pylon signage proposed and poi nted out that these issues must be
addressed as conditions of approval noted in Exhibit Z.
Brad Fyle opened the public hearing.
Clark Lohr of Louks, Inc. spoke on behalf o f Retail Partners , LLC. He pointed out that the site
plan had been revised to address staff comments . He explained that the trash enclosure had been
redesigned to attach to the rear of the structure , but noted that four parking stalls would be
eliminated as a result of the re design. Lohr proof of parking for th e stalls originally
proposed and asked that the applicant be given the o pportunity to construct th e stalls should the
parking demand exist.
Hearing no further comments, the public hearing was closed.
LINDA BUCHMANN MO VED TO ADOPT RESOLUTION NO. PC - 2016 - 007,
APPROVING THE AMENDM ENT TO THE CONDITION AL USE PERMIT PUD, B ASED
ON FINDINGS IN THE R ESOLUTION, AND INCORPORATING THE CO NDITIONS IN
EXHIBIT Z. JOHN FALENSCHEK SECONDED THE MOTION. MOTION CARRIED 4 - 0.
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Planning Commission Minutes: 4 /0 5 /16
EXHIBIT Z
Amendment to Conditional Use Permit
Planned Unit Development (Development Stage)
Lot 1, Block 1, Jerry Hartung Addition , 9281 Cedar Street
1. The trash handling equipment shall be relocated to an area attached to, or within, the
principal building, or in a reasonable location that is not in a yard adjoining a public
street.
2. The parking lot light fixtures shall match the existing PUD in style and he ight.
3. Wrap the proposed freestanding sign pole to match the style of other freestanding signs in
the PUD.
4. Applicant shall provide documentation of the easement and maintenance agreement for
cross access and parking with the properties to the north and so uth.
5. Compliance with the requirements and comments of the City Engineer in the review
letter dated March 30, 2016.
3 . Regular Agenda
A. Consideration to review land use and zoning for 1547 East Broadway
The commissioners took no action in response to information related to land use and zoning
designation s for 1547 East Broadway and allowable uses within the Limited Business (B - 2)
District that staff had provided for reference.
B .
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Planning Commission Recommendations
On March 25 , t he City Council approved a
Conditional Use Permit for c o - location of a w ireless t elecommunication s ervice a ntenna on a City
w ater tower and the c orresponding lease agreement for the antenna.
4 . Added Items
N one
5. Adjourn
LINDA BUCHMANN MOVED TO ADJOURN THE MEETING AT 7: 34 PM. MARC SIMPSON
SECONDED THE MOTION. MOTION CARRIED 4 - 0.
R ecorder: Kerry Burri __
Approved:
Attest: ____________________________________________
Angela Schumann, Community Development Director
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MINUTES
REGULAR MEETING - MONTICELLO PLA NNING COMMISSION
Tue sday, May 3rd , 201 6 - 6:0 0 p.m.
Mississippi Room , Monticello Community Center
C ommissioners: Brad Fyle , Linda Buchmann, Sam Murdoff , John Falenschek,
Marc Simpson
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman ( NAC ) , John Rued
1. General Business
A. Call to O rder
Chairman Fyle called the meeting to order at 6:00 p.m.
B. Consideration of approving m inutes
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a. Special Meeting Minutes April 5 , 2016 (to be provided)
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b. Regular Meeting Minutes April 5 , 2016 (to be provided)
Angela Schumann reported that the minutes would be provided with the June
agenda.
C. Citizen Comments
NONE.
D. Consideration of adding items to the agenda
NONE.
2. Public Hearings
Continued Pub lic Hearing Consideration of a request for amendment to the
A.
Official Zoning Map for rezoning to CCD Residential Overlay District (CCD -
R) to accommodate multiple family attached housing, including residential
uses on the ground floor as per Chapter 3.7(J) Overlay Zoning District s of the
Monticello Zoning Code. Applicant: Masters Fifth Avenue, Inc. Planning
Case Number: 2016 - 008
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Angela Schumann reported that the applicant , Masters 5 Avenue, had
provided a le tter requesting that the Planni n g C ommission table a ction on both
the CCD - R overlay and the conditional use permit request related to the
proposed project . At this time the applicant is seeking a p lanned unti l
development for the proposed project via a separate application and review
process . The Planning Commission has previously recommended approval of
the development stage PUD, which was subsequently approved by the City
Council. The applicant will need to move forward to final stage to complete
the PUD. If for any reason the PUD does not move forward, the applicant
1
indic a ted that i t is their intent to bring the CCD - R rezoning and CUP items
back for consideration .
SAM MURDOFF MOVED TO TABLE ACT ION ON THE REQUEST AND
TO CONTINUE THE HEARING ON THE REZONING AT THE REQUEST
OF THE APPLICANT. MOTION SECONDED BY LINDA BUCHMANN.
MOTION CARRIED, 5 - 0.
Continued Publi c Hearing Consideration of a request for Conditional Use
B.
Permit (CUP) to accommodate multiple family attached housing, including
residential uses on the ground floor in a proposed Central Community
District - Residential (CCD - R) District . Applicant: Masters Fifth Avenue, Inc.
Plann ing Case Number : 2016 - 008
LINDA BUCHMANN MOVED TO TABLE ACTION ON THE REQUEST AND
TO CONTINUE THE HEARING ON THE REZONING AT THE REQUEST OF
THE APPLICANT. MOTION SECONDED BY JOHN FALENSCHEK.
MOTION CARRIED, 5 - 0.
Public Hearing Consideration of a requ est for Amendment to the
C.
Monticello Zoning Ordinance to allow Entertainment/Recreation, Indoor
Commercial use in the B - 3 (Highway Business) District; and a request for
Conditional Use Permit (CUP) related to Entertainment/Recreation, Indoor
Commercial use in the B - 3 (Highway Business) District. Applicant: Next
Level Baseball and Softball Training, Inc. Planning Case Number: 2016 - 019
NAC Planner Nate Sparks reviewed the staff report for the request. Mr.
Sparks stated that the applicant has submitted a request to add language to the
zoning ordinance allowing Entertainment/Recreation, Indoor Commercial as
an allowable use in the B - 3 zoning district. This would allow them to utilize a
portion of the building at 3939 Chelsea Road for an indoor baseball fac ility .
Entertainment/Recreation, Indoor Commercial is curre ntly permitted in the B -
4, Regional Business District . Outdoor commercial uses are currently
conditional uses in both the B - 3 and B - 4 districts . As such, this use would be
allowable in the B - 3 i f it were to be located outside.
Sparks indicated the Planning Commission has the option to amend the
language to allow this use as either a permitted or conditional use. Mr. Sparks
noted the proposed conditions for such use. He stated staff is recomm ending
approval of the proposed amendment, subject to review of those conditions.
It was noted that a similar text amendment had been proposed and approved
for the IBC Industrial and Business Campus District.
The Commission discussed whether the use s hould be allowed as conditional
or permitted use, including the other potential uses in the category and the
application requirements for CUP.
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Chairman Fyle opened the public hearing.
Lloyd Peterson, President of Baseball Operations for Next Level, addresses
the Commission. He explained that the use on this site is completely indoors.
The site will accommodate both baseball and softball training. At any one
time there will be 15 - 20 persons in training. These will be scheduled training
appointment s and team - based.
Wayne Elam, Commercial Realty Solutions, addressed the Commission. He
noted that staff and the applicant have brought the item forward as a permitted
use, aligning it with the B - 4 zoning district for consist ency. Both uses are
commerci al in nature.
Chairman Fyle closed the public hearing as there were no other comments
from the public .
LINDA BUCHMAN MOTION ED TO ADOPT RESOLUTION NO. PC -
2016 - 008, RECOMMENDING APPROVAL OF THE AMENDMENT TO
THE ZONING ORDINANCE ADDING
ENTERTAINMENT/RECREATION, INDOOR COMMERCIAL AS A
PERMITTED USE IN THE B - 3 DISTRICT, AMENDING THE USE TABLE
(TABLE 5 - 1) TO INDICATE THE CHANGE. THE MOTION INCLUDES
ADOPTI ON OF THE FINDINGS IN THE RESOLUTION, AND OTHERS
AS IDENTIFIED AT THE HEARING. MOTION SECONDED BY JOHN
FALENSCHEK.
Commissioner Murdoff inquired whether Exhibit Z would apply if the
amendment allows the use as permitted . Angela Schuman confirmed that the
Exhibit Z conditions are included in the base code. As such, those items will
carry forward in a review of any such use, whether it is conditional or
permitted.
Nate Sparks confirmed that the Planning Commission is also requested to
move a recommen dation forward on the conditional use permit portion of the
s request. In the event that City Council elects to approve the
amendment to allow Entertainment/Recreation, Indoor Commercial as a
conditional use, rather than permitted, the Planning
recommendation on the CUP portion of the application is needed.
MOTION CARRIED, 5 - 0.
SAM MURDOFF MOTION ED TO ADOPT RESOLUTION NO. PC - 2016 -
009, RECOMMENDING APPROVAL OF A CONDITIONAL USE
PERMIT FOR A SPORTS TRAINING FACILITY IN THE B - 3, HIGHWAY
BUSINESS DISTRICT, SUBJECT TO THE REQUIREMENTS OF THE
ZONING ORDINANCE APPLICABLE TO
ENTERTAINMENT/RECREATION AS LIST ED IN EXHIBIT Z , INDOOR
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COMMERCIAL USES. MOTION SECONDED BY LINDA BUCHMANN.
MOTION CARRIED, 5 - 0.
EXHIBIT Z
Conditions of Approval
Lot 1, Block 1, Gould Addition
Next Level Baseball
1. Compliance with the terms of the zoning ordinance related to
Entertain ment/Recreation, Indoor Commercial uses, specifically:
(a) No auctions shall take place on the premises.
(b) Outdoor storage shall be prohibited.
(c) Noise shall be controlled consistent with the standards of this
ordinance.
(d) When abutting a residential use, the property shall be screened with an
aesthetic buffer (Table 4 -
section4.1(G) of this ordinance
Public Hearing Consideration of a request for Preliminary and Final Plat
D.
for Monticello Middle School; Conditional Use Permit for Schools, K - 12 use;
and Amendment to the Official Monticello Zoning Map for Rezoning from
Agricultural Open Space (A - O) District to Single - Family Residence (R - 1)
District. Applicant: Wold Architects & Engineers . Planning Case N umber:
2016 - 020
Nat Sparks provided the staff review of the item. He stated that the applicant
is proposing a 4,775 square foot addition to the front of the existing school
building. Future phases of additional work would be proposed separately.
Curren tly, the site is zoned A - O. School are allowed in R - 1 districts as
conditional uses. Given the proposed changes, it is recommended that the
school be rezoned to R - 1, with a conditional use for the proposed site changes.
Mr. Sparks indicated that the pro posed additional meets code requirements.
He noted that it is not uncommon to find schools listed as a conditional use
permit in residential districts, given that they are often in close proximity to
residential areas. The conditions in the code for such uses are written in a way
to limit the locations of schools in these areas.
In addition, the applicant is proposing a preliminary and final plat, which
assembles the various parcels and vacated right of way.
Sparks outlined the conditions in Exhibit Z.
Mr. Sparks confirmed that the Comprehensive Plan does indicate that the use
Comprehensive Plan. Angela Schumann noted that zoning of the school has
historically been A - O. A t present, the school is an existing lawful non -
4
conforming use in the A - O. However, as the school moves forward with any
expansions or site plan changes, these trigger additional review and it is
important that the school exist within a district that allo ws for them to propose
such modifications under a zoning district which allows the school as a use
and a conditional use permit application. in the re - codification of the zoning
ordinance, the Public/Semi - Public zoning dist rict was eliminated and those
zo ned PS were rezoned to R - 1 districts. As such, the rezoning of the Middle
School to R - 1 is consistent with other schools in the community. Ms.
Schumann also noted that need to plat to consolidate the various parcels and
various right of way to place the s chool facility on one parcel.
Commission Gabler inquired whether the Moose Sherritt Area would be
impacted. Angela Schumann stated that the facility is not impacted by these
actions.
Chairman Fyle opened the public hearing.
Eric Linnear, Wold Architect s , confirmed that in reviewing the project with
the City, it was recommended that a plat be brought forward to address the
various parcels involved; in addition, bringing the site into conformance with
zoning designation. Those are the primary areas of fo cus for the application.
Other projects on this site are anticipated next year and Linnear stated that it is
understood an amendment to the CUP will be required at that time.
Hearing no further comment, Chairman Fyle closed the public hearing
SAM MURDOFF MOTION ED TO ADOPT RESOLUTION NO. PC - 2016 -
010, RECOMMENDING ADOPTION OF AN ORDINANCE REZONING
THE PROPERTY FROM A - O, AGRICULTURE OPEN SPACE TO R - 1,
SINGLE FAMILY RESIDENTIAL, BASED ON FINDINGS IN SAID
RESOLUTION. MOTION SECONDED BY LINDA BUCHMA NN.
MOTION CARRIED, 5 - 0.
LINDA BUCHMANN MOTION ED TO ADOPT RESOLUTION NO. PC -
2016 - 011, RECOMMENDING APPROVAL OF A CONDITIONAL USE
PERMIT FOR A SCHOOL IN AN R - 1 ZONING DISTRICT, SUBJECT TO
APPLICABLE CONDITIONS IDENTIFIED IN EXHIBIT Z . MOTION
SECONDED BY MARC SIMPSON. MOTION CARRIED, 5 - 0.
EXHIBIT Z
Conditional Use Permit for School in R - 1 District
800 Broadway East
Monticello Middle School
1.
28th, 2016.
5
2. Comments and recommendations of other staff and Planning Commission.
LINDA BUCHMANN MOTION TO ADOPT RESOLUTION NO. PC - 2016 -
012, RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR
THE MONTICELLO MIDDLE SCHOOL ADDITION, SUBJECT TO THE
CONDITIONS IDENTIFIED IN EXHIBIT Z. MOTION SECONDED BY
SAM MURDOFF. MOTION CARRIED, 5 - 0.
EXHIBIT Z
800 Broadway East
Monticello Middle School
1.
April 28th, 2016.
2. Comments and recommendations of other staff and Planning
Commission.
Public Hearing - Consideration of a request for Conditional Use Permit for
E.
Schools, K - 12 use; and Amendment to the Official Monticello Zoning Map for
Rezoning from Agricultural Open Space (A - O) District to Single - Family
Residence (R - 1) Di stric t. Applicant: Wold Architects & Engineers . Planning
Case Number: 2016 - 021
Nate Sparks provided an overview of the requests, stating that similar to the
prior request, the applicant is seeking a rezoning of the Pinewood Elementary
School site from A - O t o R - 1 to accommodate the conditional use permit for
site changes.
The site changes include the reconfiguration of parking lot and drive aisles, as
well as the relocation of drive aisles. The changes will support segregation of
traffic patterns on the s ite between pedestrians, buses and passenger vehicles.
Sparks reviewed the conditions of approval, requiring replacement of
landscaping on the east side of the site. With conditions as noted, staff
recommends approval of the rezoning and CUP.
Commissi oner Buchmann confirmed that there are no expansions to the
building itself.
Chairman Fyle opened the public hearing. Hearing no comment, Chairman
Fyle closed the public hearing.
SAM MURDOFF MOTION ED TO ADOPT RESOLUTION NO. PC - 2016 -
013, RECOMMENDING ADOPTION OF AN ORDINANCE REZONING
THE PROPERTY FROM A - O, AGRICULTURE OPEN SPACE TO R - 1,
6
SINGLE FAMILY RESIDENTIAL, BASED ON FINDINGS IN SAID
RESOLUTION . MOTION SECONDED BY MARC SIMPSON. MOTION
CARRIED, 5 - 0.
LIND A BUCHMANN MOTION ED TO ADOPT RESOLUTION NO . PC -
2016 - 014, RECOMMENDING APPROVAL OF A CONDITIONAL USE
PERMIT FOR A SCHOOL IN AN R - 1 ZONING DISTRICT, SUBJECT TO
THE CONDITIONS IDENTIFIED IN EXHIBIT Z. MOTION SECONDED
BY JOHN FALENSCHEK. MOTION CARRIED, 5 - 0.
EXHIBIT Z
Conditional Use Permit for School in R - 1 District
1010 West Broadway
Pinewood Elementary School
.
1. Supplementary landscaping is provided to replace some of the trees
removed due to the parking lot expansion, and to increase the buffering
impact from the new parking lot and driveway aisles, where appropriate.
2.
28th, 2016.
3. Comments and recommendations of other staff and Planning Commission.
Public Hearing - Consideration of Amendment to the Monticello Zoning
F.
O rdinance, Chapter 4, Section 5 Signs, as rel ated to community event
signage. Applicant: City of Monticello . Planning Case Number: 2016 - 011
Angela Schumann reviewed proposed amendments to the Monticello Zoning
Ordinance as related to non - commercial temporary signage. She noted that the
discussion had arisen out of discussions related to temporary signs for community
events.
Schumann referenced the recent ordinance amendment for temporary signs, which
limits the use of temporary signs to 120 days per business per calendar year.
Community event signage would fall into those regulations as currently written.
The proposed ordinance amendment addresses non - commercial speech for such
purposes, outside of the regulations relating to commercial speech. In addition, the
ordinance addresses regulations relating to content - based speech in the sign
ordinance.
Schumann referenced the ordinance definitions for commercial speech and non -
commercial speech. The proposed amendment would delete the definition for
mmunity -
type of sign. The ordinance then proposes regulations for non - commercial speech
temporary signs within the Temporary Sign provisions in Chapter 4.5 of the
7
zoning code. These sign s cannot be the principal use of property. Total area of
such signs is limited to 40 square feet and can be placed for up to 21 days within a
30 - day period. No permit is required. These signs cannot be placed in public right
of way or in easements. Sch uman noted that a provision was discussed relating to
the ability to use vacant parcels held in common ownership did not carry forward
to this proposed amendment.
Commissioner Murdoff inquired about the spacing requirement. Angela
Schumann noted that duri ng election year, there are specific regulations for that
type of signage. However, the spacing requirement in tandem with the total square
footage requirement, will be somewhat limiting.
Commission Murdoff inquired whether off - premise signs will contin ue to be
prohibited. Schumann confirmed that off - premise signs are already listed under
code area.
Chairman Fyle asked about signage relating to employment for public uses or
public events. Schumann noted that the City is trying to get to the point where we
are avoiding content - based review and regulation. Some of the signs referenced
by the chair would fall into the non - commercial area.
Angela Schumann stated that the Ci ty Attorney has reviewed this language in
preliminary form and will be asked to review again prior to Council adoption.
Chairman Fyle opened the public hearing.
Troy Rheaume of Rheaume Signs in St. Cloud addressed the Commission. He
encouraged the City to consider allowing digital temporary signs, specifically LED
signs, which are now offered by sign businesses. This is a relatively new
technology.
Chairman Fyle closed the public hearing after hearing no other comments.
JOHN FALENSCHEK MOTIONED TO ADOPT RESOLUTION NO. PC - 2016 -
015, RECOMMENDING APPROVAL OF THE AMENDMENT TO THE
MONTICELLO ZONING ORDINANCE, CHAPTER 4, SECTION 5, BASED
ON FINDINGS IN THE RESOLUTION. MOTION SECONDED BY SUM
MURDOFF. MOTION CARRIED, 5 - 0.
Public Hearing - Consideration of a re quest for Amendment to the Monticello
G.
Zoning Ordinance, Chapter 5, Section 4, as related to temporary use permit
requirements for special events . Applicant: City of Monticello . Planning
Case Number: 2016 - 027
Angela Schumann presented the staff report, stating that through the
administration of the special event ordinance, it has been found that review and
permitting of these uses requires coordination with multiple City departments and
h, staff is
recommending removal of the regulations from the Zoning Ordinance with their
replacement in City Code, where they would be issued
8
There would also be some minor modifications to the language relating to when
permits require use of City resources or property.
Chairman Fyle opened the public hearing. Hearing no comment, Chairman Fyle
closed the public hearing.
LINDA BUCHMANN MOTIONED TO RECOMMEND ADOPTION OF
ORDINANCE NO. 641, RECOMMENDING APPROVAL OF THE
AMENDMENT TO THE MONTICELLO ZONING ORDINANCE, CHAPTER
5, SECTION 4 TEMPORARY USES, BASED ON A FINDING THAT THE
PROPOSED AMENDMENT WILL FACILITATE IMPROVEMENT S TO THE
PERMITTING OF SPECIAL EVENT USES IN ACCORDANCE WITH OTHER
REQUIRED CITY DEPARTMENTS AND LICENSES. MOTION SECONDED
BY LINDA BUCHMANN. MOTION CARRIED, 5 - 0.
3. Regular Agenda
Consideration to adopt Resolution No. PC - 2016 - 016, a Resolution finding
A.
that the proposed sale of Certain Land by the City of Monticello
Economic Development Authority for Industrial Park Purposes is
consistent with the City of Monticello Comprehensive Plan
Angela Schumann provided information relating to the decision item.
Schum ann stated that the City and EDA are seeking to convey two parcels of
property at Otter Creek business park by the City of Monticello Economic
Development Authority to an existing business within the park for an
expansion project . The Planning Commission is asked to consider whether
Schumann stated that t he two parcels are located within an area guided
Monticello Comprehensive Plan, which provides
locations for the retention, expansion and creation of businesses that provide
jobs for Monticello residents and expansion and diversification of the property
The proposed conveyance of this property to Clear Creek Land, LLC will
facilitate an expansion of their existing beverage distribution business . The
proposed expansion, in addition to contributing additional tax base to the
community, will support retention of an existing business and employment, as
well as the addi tion of employees for the expansion area.
Schumann explained that the proposed expansion project will require other
land use approvals, including platting of the outlots into lots a nd blocks for
development. The requested action at this time relates on ly to conformance
with the Comprehensive Plan.
Chairman Fyle inquired why the City owns the property versus the EDA.
Schumann responded that ownership by the City is for tax purposes. Marc
9
Simpson inquired about the acreage of the parcels. Schumann res ponded that
the total acreage is approximately 7 acres total.
Council member Gabler inquired about additional industrial land availability.
Schumann responded that the EDA and IEDC are looking at that issue. She
illustrated existing and future guided ar eas for industrial land uses.
SAM MURDOFF MOTIONED TO ADOPT RESOLUTION NO. PC - 2016 -
016, A R ESOLUTION F INDING THAT T HE PROPOSED S ALE O F
CERTAIN L AND BY THE CITY OF MONTICELLO ECONOMIC
DEVELOPMENT AUTHORITY FOR INDUSTRIAL PARK PURPOSES I S
C ONSISTENT WITH TH E CITY OF MONTICELLO COMPREHENSIVE
PLAN. MOTION SECONDED BY LINDA BUCHMANN. MOTION
CARRIED, 5 - 0.
Consideration of review and comment on Monticello Zoning Ordinance,
B.
Chapter 4, Section 5 - Signs as related to electronic billboards.
Angela Schumann address ed the Planning Commission on the item. She
asked for the Planning Commission to consider current sign ordinance
regulations as they would be applied to a request for an electronic billboard.
- premise signs and are
prohibited by ordinance. Existing billboards located within the community
are considered to be existing lawful non - conforming uses, and are allowed to
continue subject to regulations for such uses.
The City had received an inquiry relating to the possible conversion of an
existing billboard to an electronic billboard. In discussing the potential
improvement of a billboard to include electronic messaging, she stated that
Community Development staff have determined that such a change would be
itself remained unchanged in its physical dimensions. An electronic billboard
ing LED illumination) within Chapter 4.5
Signs .
Planning staff is bringing this item forward as a point of discussion or possible
future action for the Commission.
Commissioner Gabler inquired whether MnDOT has regulations for these
type of structures. Schumann indicated that she would defer to the Rheaumes
representative address that item. She inquired about the lighting and timing of
message change. Schumann responded that messages are allowed to change
dinance.
Commissioner Murdoff inquired as to the purpose of prohibition of off -
premise signage, including billboards. Schumann responded that the basic
10
purposes include health, safety and welfare, ensuring that rights of way and
boulevards are maintained for visibility and safety of traffic. In addition, it is
of those businesses located within the community. Nate Sparks also noted
that there is a concern regarding such signag e being a principle use of
property versus an accessory use.
Troy Rheaumes, Rheaumes Signs of St. Cloud, addressed the Commission.
Rheaumes indicated that the state does require a limit of 6 seconds. No
transition effects are allowed. He also noted t hat many cities require a
dimmer on the lights and a limit on the illumination. A spacing requirement
may be a consideration.
After discussion, the Planning Commission directed no further action.
Schumann noted she would also bring the item to the City Council.
Consideration of the Community Development Directors Report
C.
4. Added Items
NONE.
5. Adjournment
LINDA BUCHMAN MOTIONED TO ADJOURN THE MEETING AT 7:45 p.m.
MOTION SECONDED BY MARC SIMPSON. MOTION CARRIED, 5 - 0.
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P lanning Commission Agenda 06 / 0 7 / 201 6
2A . Public Hearing Consideration of a request for Preliminary and Final Plat for
Clear Creek Addition, a request for Conditional Use Permit for building height
access, a
request for Variance to required yard setbacks, and a request for Ordinance
Amendment to allow bulk fuel storage/sales in an I - 1 (Light Industrial) District
as a permitted or conditional use, including a Conditional Use Permit as
required. Appli cant: Clear Creek Land Company, LLC.
NAC)
st
Property:
Legal : Lot 1, Block 1, Otter Creek Crossing 1
Addition, Outlot C, Otter Creek Crossing 1st Addition,
and Oulot A, Otter Creek Crossing 3rd Addition.
PIDs: 155 - 181 - 001010, 155 - 181 - 000010 and 155 - 194 -
000030
A ddress: 3360 Chelsea Rd
Planning Case Number:
ZZDAHL , 2016 - 2018
A. REFERENCE & BACKGROUND
Request (s) : 1.
A preliminary and final plat;
2.
Amendment to Zoning Ordinance to allow Bulk Fuel
Storage;
3.
C onditional use permit to allow bulk fuel storage
tanks in the I - 1 Industrial District;
4.
Conditional Use Permit for joint parking and access;
5.
Conditional Use Permit for building height;
6
. V ariance to the side yard setback .
Deadline for Decision:
July 16, 2016
Land Use Designation:
Places to Work
Zoning Designation:
I - 1 Industrial
The purpose of the "I - 1," light industrial, district is to
provide for the establishment of warehousing and light
industrial development .
Overlays/Environmental
Regulations Applicable:
N / A
Current Site Use:
Industrial Beverage Warehouse/Distribution
Surrounding Land Uses:
North: Vacant B - 4, Regional Business District
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P lanning Commission Agenda 06 / 0 7 / 201 6
East: Vacant I - 1, Industrial
South: Vacant I - 1, Industrial
West : I - 1, Industrial
Project Description and Background :
Clear Creek Land Company, LLC/ Dahlheimer Beverage is a wholesale distributer of
beverages products in and around the Monticello region . The business currently
occupies the site at 3360 Chelsea Rd. The site has a 54,595 square foot building
which Dahlheimer /Rocky Mountain Group currently owns and occupies. The
applicant seek s to build an expansion to the building by 97,055 square feet, as well as
additional parking spaces, a truck wash, bulk fuel storage, and landscaping. The new
total building will total 151,650 square feet.
To accomplish the addition, the applicant is purchasing additional property to the
south, for a total resultant land area of a pproximately 15 acres . The site fronts on
Chelsea Road and a portion of Dalton Avenue NE. The new site will include
additional frontage along Dalton Avenue NE, as well as Dalton Way along the
southwest boundary.
The site is zoned I - 1, Industrial. The purpose of the "I - 1," (L ight industrial ) D istrict is
to provide for the establishment of warehousing and light industrial development .
Dahlheimer Beverage as a warehousing use is an allowed use in the I - 1 District.
A NALYSIS
The applicants are seeking to purchase two city - owned outlots that are located to the
southwest of their current property. Because the outlots require replatting to be
developable, and applicant is seeking to replat the existing and proposed land for
development and financing purposes. The replatting is proposed to create a lot line
along the existing south building wall, and the addition will abut the new lot line,
allowing for a single building that sits across the proposed lot line. This resu lts in the
need to address what would otherwise be zoning issues for setback and cross - use.
The applicants also propose to install a bulk fuel - tank storage facility for their
delivery trucks. Currently, bulk fuel storage is not included as a use in the I - 1
District. To accommodate this proposal, the applicant wishes to amend the code to
add the use to the district, and provide for a companion Conditional Use Permit to
install the proposed fuel storage on the site.
As noted above, the various applicati ons necessary to accommodate the proposal are
as follows:
1. A preliminary and final plat;
2. Amendment to allow Bulk Fuel Storage;
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P lanning Commission Agenda 06 / 0 7 / 201 6
3. Conditional use per mit to allow bulk fuel storage tanks in the I - 1 Industrial
District;
4. Conditional Use Permit for joint parking and access;
5. Conditional Use Permit for building height;
6. Variance to the side yard setback.
PRELIMINARY PLAT
The applicants are seeking to combine the various parcels, both current and proposed,
into two parcels. The existing
located on Lot 2 , also with a zero lot line. The applicant is seeking this arrangement
to accommodate ownershi p and financing requirements. They have asked for a
variance to the required setbacks, which will be evaluated separately. The plat is
consistent with the standard subdivision requirements, and does not raise any zoning
issues, with the notations relatin g to setback and circulation discussed below.
It should be noted that continued review related to the storm water management on
the site may result in changes to drainage and utility easements for the plat. Exhibit Z
of the condition of plat approval wil l require drainage and utility easements consistent
Grading, Drainage, Stormwater Management, and Erosion Control Plan
Requirements
The applicants have submitted a stormwater management plan that directs stormwater
to an onsite pond with an outlet to the existing pond east of the existing
building. This is subject to further review by the City Engineer. Due to concerns
over the capacity of the ponds in the area, the Engineer and the applicant are working
to ensure that stormwater designs adequately address the needs of the site.
It is expected that final resolution of the grading and drainage plans will be
forthcoming prior to the final reviews of the project. The applicants are working with
the City Engineer to design drainage in a way that will not result in a substantive
impact to the submitted site plans.
Utilities
The City Engineer is reviewing utility access and designs for the site. Those
comments will be incorporated in the staff recommendation.
Access
The site currently has three curb cuts alo n g Dalton Avenue and one along Chelsea
Road . The applicant is proposing to close one curb cut on the northwest side of the
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P lanning Commission Agenda 06 / 0 7 / 201 6
property on Dalton Avenue and opening a new one further to the so uth. All curb cuts
are greater than 125 feet apart. With a future expansion, the applicant has illustrated
a proposed thir d access on Dalton Way, which will be subject to the review and
commen t of the City Engineer at the time of expansion.
Easements
The applicant has submitted a petition for vacation of the drainage and utility
easements impacted by replatting of the outlots and lot. The vacation will be
considered by the City Council. Plat perimeter and lot easements are required to be
established per the Subdivision Ordinance standards and are illustrated on the plat
documents. Other comments related to easements are as noted by the City Engineer
nd
in the comment letter of June 2 , 2016.
ZONING AMENDMENT BULK FUEL STORAGE and CUP
The applican t proposes to operate a bulk - fuel tank facility for the trucks which deliver
for the business. Currently, bulk - fuel sales and storage is allowed in the B - 2, B - 3,
and B - 4 districts as a permitted accessory use, as well as the CCD by Conditional Use
Permit. This use (at least, the storage and dispensing of fuels to company vehicles) is
a common accessory activity in i ndu strial areas, and likely occurs on a number of
other local industrial properties. The current regulations are listed below, with
additions or changes noted for the purposes of industrial applications:
(10) Bulk Fuel Sales & Storage
(a) All accessory use bulk fuel storage must be associated with retail sales the
principal activity on the site. In Industrial Districts, accessory fuel dispensing
shall not be available for sale to the public .
(b) No more than one (1) bulk fuel tank con tainer shall be located on a parcel.
(c) Accessory use bulk fuel sales/ storage tank containers shall be limited to
1000 gallons.
(d) Accessory use bulk fuel sales/ storage may not be located within the
required front yard setback.
(e) Accessory use bulk fu els sales/ storage facilities shall include 1 shrub
landscaping planting per every 10 feet of bulk fuel facility perimeter, planted
in accordance with required safety clearances.
(f) Accessory use bulk fuel sales/storage from
all structures and
public right of way.
(g) Accessory use bulk fuel sales/ storage must include a containment structure
and bollards for tank protection per applicable fire code or other regulations.
(h) Accessory use bulk fuel sales/ storage facilities shall comply with all
MPCA and State Fire Marshal requirements, all other permit, testing and
listing requirements, and all applicable codes and standards such as NFPA 58.
(i) Accessory us e bulk fuel sales/ storage facilities located within the Drinking
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P lanning Commission Agenda 06 / 0 7 / 201 6
Water Supply Management Area (DWSMA) must comply with the City
The changes suggested to the existing code language are inte nded to distinguish this
use from the retail - oriented fuel dispensing (such as propane) that occurs in retail
commercial areas.
Staff would recommend inclusion of this language in the code, and adding the use to
the I - 1 Industrial District as a Conditional Use Permit. The application and notice
were constructed to provide for a request for conditional use permit for this use,
sho u ld it be required. The Dahlheimer site plan proposal would be consistent with
these standards.
CONDITIONAL USE PERMIT BUILDING HEIGHT
The current zoning ordinance language restricts buildings in the I - 1 District to 30 feet
in height, with an allowance for greater height by Conditional Use Permit. The
applicant seeks to match the existing building at a height of 32 feet. Subject to Fire
Department review, no negative impact is envisioned by staff.
CONDITIONAL USE PERMIT CROSS PARKING AND ACCESS
T he ordinance provides a Conditional Use Permit process for vehicles to cross
property lines between separate parcels without the normal need to separate the
driveways and parking areas by curbed landscaped areas. The purpose of this CUP is
to ensure that properties under separate ownership coordinate access points and
maintenance responsibilities, and it allows vehicles to circulate internally without
driving out to the public street.
The process is most common in commercial areas. However, in this sit uation, the
zero - lot - line subdivision requires consideration of the CUP approval. Because the
subdivision creates a situation where the two parcels could conceivably be conveyed
to separate owners, the CUP provision ensures that all subsequent owners will
continue to be subject to the access provisions of these approvals.
VARIANCE ZERO BUILDING SETBACK
As noted, the applicants are seeking a variance request to construct a building
expansion on the property line. The current property line would be moved to the east
and placed along the edge of the existing building. The applicants seek to purchase
two p arcels to the west of their property and create a new parcel. The building
expansion would occur along the newly created parcel. The required internal side
yard setback in the I - 1 District is normally 15 feet. The applicants have indicated that
the buil ding expansion on the new parcel is necessary for financial reasons.
5
P lanning Commission Agenda 06 / 0 7 / 201 6
In reviewing variances, the Planning Commission sits as the Board of Adjustment.
Variances are reviewed as to whether the proposed use is a reasonable one for the site
and the localit y, and whether there are special circumstances that create practical
difficulties in accommodating the use without a variance. The applicants note that the
expansion is central to their operation, and requires a connected building to provide
the services they offer. It is not uncommon that expansions of buildings such as this
require separate financing that cannot be facilitated on a single parcel. Because the
operational aspects of the site (including the cross - parking and access CUP) are
subject to Cit y review, staff believes that the setback variances result in a reasonable
use of the land as proposed.
The City Code identifies five criteria when considering a variance:
(i) The property in question cannot be put to a reasonable use if the provisions of
t his ordinance are strictly applied.
Staff Comment : The applicants are seeking a variance request to build a
building expansion on a newly created property line. The applicants have
indicated that the building expansion will be funded by a new loan and needs
to be on a separate parcel of land. In order
requirements, the applicants are proposing creating a new parcel of land.
(ii) The circumstances rendering the property unusable are unique to the property.
Staff Comment : Currently, the subject area contains three parcels of land.
One is the parcel that is currently being used by the applicant. The other two
are vacant lots owned by the City. One of the two vacant lots is 1.19 acres
requirements for a 100 - foot lo t width. A parcel combination will remove this
non - conformity.
(iii) The circumstances rendering the property unusable were not created by the
owner thereof.
Staff Comment: The current parcel layout was not created by the property
owners.
(iv) A Variance, if granted, will not alter the essential character of the locality.
Staff Comment: Granting the variance will greatly improve the subject site
for expanded use and will not affect the character of the area.
(v) Economic considerations alone sha ll not constitute a sufficient basis for a
Variance if reasonable use for the property exists under the terms of the
regulation.
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P lanning Commission Agenda 06 / 0 7 / 201 6
Staff Comment: The applicants are seeking a variance to eliminate a non -
conforming lot and create two new parcels of land. T he separate parcels are
necessary for financial considerations. Currently, one of the parcels is not
buildable.
SITE PLAN REVIEW
Parking and Circu l ation
The applicants have provided a parking plan that shows 130 parking spaces proposed.
The applicants have indicated that they will have 8,500 square feet of office space
and 143,150 square feet of warehouse space. By code, the site should have 182
parking spaces. The applicants are proposing a deferred parki ng arrangement of 52
spaces. There is adequate space on the property to add future parking if it becomes
necessary. Potential locations would include the future expansion areas to the
southeast of the new building , along the future access drive to Dalton Way, or areas
within the truck court that would n ot interfere with truck routing. The applicants
should provide information relating to their employee counts to verify the adequacy
of the current parking proposal.
Location of Required Parking
Required accessory off - street parking shall be on the same lot under the same
owners h ip as the principal use being served except under the provisions of Section
4.8(G)(3).
Staff Comment: The propo sed parcels and building are on two parcel s of land.
However, the ownership of the two parcels will be the same, and the building will sit
on the property line. As such, the applicant is seeking the Conditional Use Permit for
cross parking and access.
Curb Cuts and Access
(i ) Each property shall be allowed one (1) curb cut access per one hundred
twenty - five (125) feet of street frontage. All property shall be entitled to at least one
(1) curb cut.
Staff Comment: The site currently has three curb cuts along Dalton Avenue an d one
along Chelsea Road. The applicant is proposing to close one curb cut on the
northwest side of the property on Dalton Avenue and opening a new one further to
the south. All curb cuts are greater than 125 feet apart. With a future expansion, the
ap plicant has illustrated a proposed third access on Dalton Way, which will be
subject to the review and comment of the City Engineer at the time of expansion.
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P lanning Commission Agenda 06 / 0 7 / 201 6
(ii) The maximum driveway width between the public street and the property
line shall not exceed twenty - four (24) feet.
Staff Comment : The width of the new curb cut appears to be approximately thirty
(30) feet at the widest point. The City Engineer can approve the wider curb cut desgn
when necessary to accommodate expected traffic flow .
Loading Bays
(A) Purpose . The regulation of loading spaces in these zoning regulations is to
alleviate or prevent congestion of the public right - of - way and so to pro mote
the safety and general welfare of the public by establishing minimum
requirements for off - street loading and unloading from motor vehicles in
accordance with the utilization of various parcels of land or structures.
(B) Location .
1) All required loading berths shall be off - street and located on the same
lot as the building or use to be served.
Staff Comment: The site plan shows ten new loading berths and five
overhead doors that will be located on the southwest side of the
building. They are accessed by a large paved area on the same
parcel. The site also has five existing loading bays and three overhead
doors that will remain.
2) The location of required loading births shall be such that circulation
occurs within the design ated site or property and does not depend upon
a public street or alley.
Staff Comment: The new loading berths are accessed by a large paved
area that is part of the same parcel.
3) All loading berth curb cuts shall be located at a minimum fifty (50)
feet from the intersection of two (2) or more street right - of - ways. This
distance shall be measured from the property line.
Staff Comment: The loading area easily meets this requirement.
4) No loading berth shall be located closer than fifty (50) feet from a
residential district unless within a structure.
Staff Comment: The area is surrounded by other industrial zoning and
commercial zoning.
5) Loading berths shall not occupy the front yard setbacks.
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P lanning Commission Agenda 06 / 0 7 / 201 6
Staff Comment: The loading berths are located on the re ar of the
property and easily meet the setback requirements. However, it is
noted that the loading in this area faces a public street (Dalton Way)
and would be visible as if a front yard location. The proposed loading
area sits approximately 400 feet fro m the street right of way, and
several feet below the level of the street. The applicant has proposed
landscaping along the property boundary that will provide a screening
effect for much of the length of the Dalton Way frontage.
6) Each loading berth shall be located with appropriate means of
vehicular access to a street or public alley in a manner which will
cause the least interference with traffic.
Staff Comment: The loading berths and truck traffic through the site
are designe d as a one - way traffic flow. The truck traffic is not
expected to interfere with vehicle traffic on the public street.
(C) Surfacing
All loading berths and access - ways shall be improved with not less than six (6) inch
class five base and two (2) inch bituminous surfacing to control the dust and drainage
according to a plan submitted to and subject to the approval of the Community
Development Department.
Staff Comment: The loading berths a nd access ways are scheduled to be paved with
bituminous materi al. This is subject to further review by the City Engineer.
Landscaping
Planting Standards. For Industrial uses, the following planting requirements are
applicable:
4.0 ACI of canopy trees (including at least 1 evergreen tree) per acre + at least 1
shrub per every 10 feet of a building wall facing a public right - of - way. The building
addition has approximately 690 feet of new building exposure to the public right of
w ay, and as noted above, expands the site by about 5.4 acres. As such, the total
planting requirement would be 69 shrubs and 22 caliper inches of trees. There are
separate planting requirements for perimeter vehicular use areas (parking and
circulation al ong the public street areas), planting islands within parking areas, and
screening of certain uses (fuel storage and loading docks).
The requirement for general planting, according to the ordinance, can be met by other
site landscaping required for peri meter parking and driveway areas, of which there
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P lanning Commission Agenda 06 / 0 7 / 201 6
for the site. It should be noted that th e applicant may choose to distribute the
plantings to other areas of the site if desired.
In addition to the base planting requirements, the zoning ordinance requires screening
for loading areas facing the street, and for other exterior use areas (in this case, the
proposed bulk fuel tank area). The site landscaping provides screening along the
Dalton Avenue frontage t o accomplish this requirement. In addition, the planting
areas along Dalton Way will screen views of the loading areas on the southwest wa ll
of the building. Staff would encourage the applicant to consider relocating a portion
of the proposed plantings to the area in the south along the stormwater pond to
augment the screening of the loading areas.
Lighting Plan
The applicants have submitted a lighting plan as required in Section 4.1(D)(2)(c)(x).
The light plan includes light fixtures around all sides of the property on the paved
areas. The light fixtures are hooded at 90 degrees to aim light downward. The light
does not exceed 0. 6 foot - candles at the property line.
requirement of 1.0 foot - candle or less at the property lines.
Sign Regulations
The applicants have not submitted a sign plan. The applicants shall submit a sign
plan for review by City Staff if changes are proposed to the signage on the site.
B. ALTERNATIVE ACTIONS
The applicant is seeking a number of approvals to accommodate the proposed
expansion. The approvals are as follows:
1.
Amendment to Zoning Ordinance to allow Bulk Fuel Storage; (Resolution PC -
2016 - 017)
2.
C onditional use permit s to allow bulk fuel storage tanks in the I - 1 Industrial
District; Joint Parking and Access; and Building Height; (Resolution PC - 2016 - 018)
3
. V ariance to the side yard setback requirements (Resolution PC - 2016 - 019)
4.
A preliminary and final plat (Resolution PC - 2016 - 020)
Decision 1. Resolution No. PC - 2016 - 017 , Ordinance Amendment for Bulk Fuel
Storage/Sales
1. Motion to adopt Resolution No. PC - 2016 - 017, recommending approval of an
ordinance amending the zoning ordinance adding accessory bulk fuel stora ge as a
conditional use in the I - 1 and I - 2 zoning districts based on the findings in said
resolution .
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P lanning Commission Agenda 06 / 0 7 / 201 6
A. Motion to deny adoption of Resolution No. PC - 2016 - 017, based on findings to be
identified at the public hearing.
B. Motion to table action on the request and continue the hearing, based on findings
to be stated at the hearing.
Decision 2. Resolution No. PC - 2016 - 018 , Conditional Use Permits for Building
Height, Bulk Fuel Sales/Storage and Cross Parking and Access
A. Motion to adopt Resolution N o. 2016 - 018, recommending approval of conditional
use permits for b uilding height, cross parking and access, a nd for bulk fuel
storage in an I - 1, Light I ndus trial district, based on the findings in said resolution
and subject to those conditions identified in Exhibit Z .
B. Motion to deny adoption of Resolution No. PC - 2016 - 018, based on findings to be
identified at the public hearing.
C. Motion to table action on the request and continue the hearing, based on findings
to be stated at the hearing.
Decision 3. Resolution No. PC - 2016 - 019 , Variance to Setbacks
A. Motion to adopt Resolution No. PC - 2016 - 018, approving the variance to side yard
setback for Clear Creek La nd Company , LLC accommodating a zero - lot - line
setback for a building expansion in the i - 1, light industrial district, based on the
findings in said resolution and subject to conditions as identified in Exhibit Z .
B. Motion to deny adoption of Resolution No. PC - 2016 - 018, based on findings to be
identified at the public hearing.
C. Motion to table action on the request and continue the hearing, based on findings
to be stated at the hearing.
Decision 4. Resolution No. 2016 - 020, Preliminary Plat of Clear Creek Addition
A. Motion to adopt Resolution No. PC - 2016 - 0 20 , recommending approval of the
preliminary plat of Clear Creek Addition , based on the findings in said resolution
and conditions as identified in Exhibit Z .
B. Motion to deny adoption of Resolution No. PC - 2 016 - 020 , based on findings to be
identified at the public hearing.
C. Motion to table action on the request and continue the hearing, based on findings
to be stated at the hearing.
11
P lanning Commission Agenda 06 / 0 7 / 201 6
C. STAFF RECOMMENDATION
Staff recommends approval of the site and building plans; including the ordinance
amendment, conditional use permits, and variance based on findings in the related
resolutions and subject to the conditions identified in Exhibit Z. The industrial use
expan General
Warehousing use is a permitted use in the I - 1 zoning district. Staff also recommends
the preliminary plat; and the final plat , based o n findings in the related resolutions
and subject to the conditions identified in Exhibit Z .
D. SUPPORTING DATA
A. Resolution 2016 - 017 (Ordinance Amendment)
B. Resolution 2016 - 018 (Conditional Use Permits)
C. Resolution 2016 - 019 (Variance)
D. Resolution 2016 - 020 (Preliminary Plat)
E. Ordinance No. 647, Draft
F. Aerial Site Image
G. Applicant Narrative
H. Application Plan Sets, Including:
a. Title Page
b. Preliminary Plat/Site Plan
c. Grading and Drainage Plan
d. Storm Sewer Utility Plan
e. Landscape Plan
f. Storm Water Pollution Prevention Plan
g. Existing Conditions and Removals Plan
h. Details
i. Truck Turning and Circulation Plan
j. Site Lighting Plan
k. Preliminary Plat
l. ALTA Survey
m. Building Elevations
n. Final Plat
o. Vacation of Easements Exhibit
nd
I. , 2016
Z. Conditions of Approval
12
P lanning Commission Agenda 06 / 0 7 / 201 6
EXHIBIT Z
Amendment to Zoning Ordinan ce to allow Bulk Fuel Storage; Conditional use permits
to allow bulk fuel storage tanks, Joint Parking and Access, and Building Height ;
Variance to the side yard setback requirements, and Preliminary and F inal plat of
Clear Creek Addition .
3360 Che lsea Road
st
Lot 1, Block 1, Otter Creek Crossing 1 Addition, Outlot C, Otter Creek Crossing 1st
Addition, and Oulot A, Otter Creek Crossing 3rd Addition.
PIDs: 155 - 181 - 001010, 155 - 181 - 000010 and 155 - 194 - 000030
.
1. Deferred Parking . The applicants provide a narrative on the number of parking
spaces that are needed for their business. The applicants have shown on the site plan
that the 52 spaces can easily be added if needed.
2. Cross parking and access agreement is applied and recorded against both parcels.
3. An encroachment agreement is executed should it be necessary to accommodate
storm water ponding design.
4. A development agreement is executed addressing all improvements to the site.
5. Curb Cut Width. The curb cut width shall be reviewed by the City Engineer.
6. The Landscaping Plan is modified to add or move plant materials that will enhance
the screening of the view of the loading docks from Dalton Way.
7. dated
June 1, 2016, and the applicants continue to work with the City regarding stormwater
management requirements.
8. Bulk fuel dispensing on the site shall only be for the fueling of company delivery
vehicles, and shall meet all other requirements of the ap plicable zoning ordinance,
along with required building and fire codes.
9. Any proposed signage changes shall be subject to the applicable sign ordinances and
a separate permitting process.
10. The requirements of other City staff are complied with.
13
P lanning Commission Agenda 06 / 0 7 / 201 6
14
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-017
RECOMENDINGAPPROVALOFANORDINANCEAMENDINGTHEZONING
ORDINANCEADDINGACCESSORYBULKFUELSTORAGEASA
CONDITIONALUSEINTHEI-1ANDI-2ZONINGDISTRICTS
WHEREAS
,theapplicanthassubmittedarequesttoinstallbulkfueldispensing
storagetanksasanaccessoryuseonitsI-1,LightIndustrialzonedproperty;and
WHEREAS,
thezoningordinanceprovidesforsuchtanksinotherdistricts,butdoes
notcurrentlyallowthemasanaccessoryuseintheI-1District;and
WHEREAS
,thefuelingofcompanyvehiclesisacommonaccessoryactivityfor
industrialfacilities;and
WHEREAS,
theMonticelloZoningOrdinanceprovidesaframeworkforallowing
suchfacilitiesoncommercialandindustrialproperty;and
WHEREAS
,theproposedamendmentwouldfacilitatetheallowanceforsuch
facilitiesinareasonableandorderlymanner;and
th
WHEREAS,
thePlanningCommissionheldapublichearingonJune7 ,2016onthe
applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto
presentinformationtothePlanningCommission;and
WHEREAS
,thePlanningCommissionhasconsideredallofthecommentsandthe
staffreport,whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,
thePlanningCommissionoftheCityofMonticellomakesthefollowing
FindingsofFactinrelationtotherecommendationofapproval:
1.BulkFueldispensingandstorageisacommonandreasonableaccessoryactivity
inindustrialareas.
2.TheConditionalUsePermitprocessaccommodatestheusewithreasonable
controlstoensurecompatibilitywiththeintentofthedistrict.
3.Theproposedamendmentprohibitsretailsalestominimizethepotentialfor
conflictsbetweenretailandindustrialtrafficinthearea.
4.Theproposedamendmentisconsistentwiththepurposeandintentofthe
Industrialzoningdistrictsinwhichitiseffective.
1
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-017
NOW,THEREFORE,BEITRESOLVED
,bythePlanningCommissionoftheCityof
Monticello,Minnesota,thatthePlanningCommissionherebyrecommendsthatthe
MonticelloCityCouncilapprovestheordinance.
th
ADOPTED
this7 dayofJune,2016,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
BradFyle,Chair
ATTEST:
____________________________________________
AngelaSchumann,CommunityDevelopmentDirector
2
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-018
RECOMENDINGAPPROVALOFCONDITIONALUSEPERMITSFOR
BUILDINGHEIGHT,CROSSPARKINGANDACCESS,ANDFOR
BULKFUELSTORAGEINANI-1,LIGHTINDUSTRIALDISTRICT
WHEREAS
,theapplicanthassubmittedarequesttoconstructanadditiontoan
existingbuilding;and
WHEREAS,
theadditionisdesignedtomatchtheexistingbuildingandutilize
existingparkingandcirculationareasonthesite;and
WHEREAS
,theadditionwillrequiretheapprovalofconditionalusepermitsfor
buildingheight,cross-parkingandaccess,andbulkfuelstoragetofacilitatetheexpansionof
theuseasproposed;and
WHEREAS
,theimprovementsareconsistentwiththeintentandpurposeoftheI-1,
LightIndustrialzoningdistrict;and
WHEREAS,
theimprovementswillnotcreateanyunanticipatedchangestothe
demandforpublicservicesonoraroundthesite;and
WHEREAS
,thestormwaterandotherimpactsoftheexpansionarebeingaddressed
throughappropriateengineeringreview;and
th
WHEREAS,
thePlanningCommissionheldapublichearingonJune7 ,2016onthe
applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto
presentinformationtothePlanningCommission;and
WHEREAS
,thePlanningCommissionhasconsideredallofthecommentsandthe
staffreport,whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,
thePlanningCommissionoftheCityofMonticellomakesthefollowing
FindingsofFactinrelationtotherecommendationofapproval:
1.TheproposedimprovementsareconsistentwiththeintentandpurposeoftheI-
1,LightIndustrialDistrict.
2.Theproposedimprovementsareconsistentwiththeexistingandfutureland
usesintheindustrialparkinwhichtheyarelocated.
3.Theimpactsoftheexpansionarethoseanticipatedbyindustrialdevelopment
andareaddressedthroughstandardreviewandordinancesinplace.
4.Thebuildingheight,cross-parkingandaccess,andbulkfuelfacilitiesmeetthe
intentandrequirementsoftheapplicablezoningregulations.
1
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-018
NOW,THEREFORE,BEITRESOLVED
,bythePlanningCommissionoftheCityof
Monticello,Minnesota,thatthePlanningCommissionherebyrecommendsthatthe
MonticelloCityCouncilapprovestheConditionalUsePermitsforBuildingHeight,Cross-
ParkingandAccess,andBulkFuelStorage,subjecttotheconditionslistedinExhibitZas
follows:
1. DeferredParking.Theapplicantsprovideanarrativeonthenumberofparking
spacesthatareneededfortheirbusiness.Theapplicantshaveshownonthesiteplan
thatthe52spacescaneasilybeaddedifneeded.
2. Crossparkingandaccessagreementisappliedandrecordedagainstbothparcels.
3. Anencroachmentagreementisexecutedshoulditbenecessarytoaccommodate
stormwaterpondingdesign.
4. Adevelopmentagreementisexecutedaddressingallimprovementstothesite.
5. CurbCutWidth.ThecurbcutwidthshallbereviewedbytheCityEngineer.
6. TheLandscapingPlanismodifiedtoaddormoveplantmaterialsthatwillenhance
thescreeningoftheviewoftheloadingdocksfromDaltonWay.
7. TherequirementsoftheCityEngineerareaddressedpertheEngineer’sletterdated
June1,2016,andtheapplicantscontinuetoworkwiththeCityregardingstormwater
managementrequirements.
8. Bulkfueldispensingonthesiteshallonlybeforthefuelingofcompanydelivery
vehicles,andshallmeetallotherrequirementsoftheapplicablezoningordinance,
alongwithrequiredbuildingandfirecodes.
9. Anyproposedsignagechangesshallbesubjecttotheapplicablesignordinancesand
aseparatepermittingprocess.
10. TherequirementsofotherCitystaffarecompliedwith.
th
ADOPTED
this7 dayofJune,2016bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
BradFyle,Chair
2
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-018
ATTEST:
____________________________________________
AngelaSchumann,CommunityDevelopmentDirector
3
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2016-019
APPROVING VARIANCES FOR SIDE YARD SETBACKS FOR CLEAR CREEK
LAND, LLC ACCOMMODATING ZERO -LOT -LINE SETBACKS FOR A
BUILDING EXPANSION IN THE I-1, LIGHT INDUSTRIAL DISTRICT
WHEREAS, the applicant has submitted a request to construct an addition to an
existing building; and
WHEREAS, the subject property is being platted to create a "zero -lot -line"
arrangement between the existing building and the addition; and
WHEREAS, the typical requirement in the I-1 District is for a side yard setback of 15
feet; and
WHEREAS, the Zoning Ordinance provides for variance where the City finds that
there are practical difficulties in putting a property to a reasonable use; and
WHEREAS, the applicant has identified the need for the variances to finance and
construct the addition; and
WHEREAS, the setback variances do not create conflicts with public services or
other land uses in the area; and
WHEREAS, the setback variances will facilitate development that is consistent with
the goals and objectives of the City's Comprehensive Plan and with the development of the
industrial park; and
WHEREAS, the Planning Commission held a public hearing on June 7th, 2016 on the
application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
WHEREAS, the Planning Commission has considered all of the comments and the
staff report, which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
1. The proposed development and variances are consistent with the intent and
purpose of the I-1, Light Industrial District.
2. The proposed development and variances are consistent with the existing and
future land uses in the industrial park in which they are located.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2016-019
3. The impacts of the expansion are those anticipated by industrial development
and are addressed through standard review and ordinances in place.
4. The plat accommodates development consistent with the requirements of the
applicable zoning regulations.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
Monticello, Minnesota, that the Planning Commission hereby approves the side yard setback
variances as requested, subject to the applicable conditions listed in Exhibit Z as follows:
1. Deferred Parking. The applicants provide a narrative on the number of parking
spaces that are needed for their business. The applicants have shown on the site plan
that the 52 spaces can easily be added if needed.
2. Cross parking and access agreement is applied and recorded against both parcels.
3. An encroachment agreement is executed should it be necessary to accommodate
storm water ponding design.
4. A development agreement is executed addressing all improvements to the site.
5. Curb Cut Width. The curb cut width shall be reviewed by the City Engineer.
6. The Landscaping Plan is modified to add or move plant materials that will enhance
the screening of the view of the loading docks from Dalton Way.
7. The requirements of the City Engineer are addressed per the Engineer's letter dated
June 1, 2016, and the applicants continue to work with the City regarding stormwater
management requirements.
8. Bulk fuel dispensing on the site shall only be for the fueling of company delivery
vehicles, and shall meet all other requirements of the applicable zoning ordinance,
along with required building and fire codes.
9. Any proposed signage changes shall be subject to the applicable sign ordinances and
a separate permitting process.
10. The requirements of other City staff are complied with.
ADOPTED this 7t' day of June, 2016 by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
Brad Fyle, Chair
2
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC -2016-019
ATTEST:
Angela Schumann, Community Development Director
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-020
RECOMENDINGAPPROVALOFAPRELIMINARYPLATFOR
CLEARCREEKADDITION
WHEREAS
,theapplicanthassubmittedarequesttoconstructanadditiontoan
existingbuilding;and
WHEREAS,
thesubjectpropertyconsistsofaseriesoflotsandlotremnants;and
WHEREAS
,theproposedplatwillaccommodatetheexpansionofanexisting
business;and
WHEREAS
,theimprovementsareconsistentwiththeintentandpurposeoftheI-1,
LightIndustrialzoningdistrict;and
WHEREAS
,thestormwaterandotherimpactsoftheexpansionarebeingaddressed
throughappropriateengineeringreview;and
th
WHEREAS,
thePlanningCommissionheldapublichearingonJune7 ,2016onthe
applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto
presentinformationtothePlanningCommission;and
WHEREAS
,thePlanningCommissionhasconsideredallofthecommentsandthe
staffreport,whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,
thePlanningCommissionoftheCityofMonticellomakesthefollowing
FindingsofFactinrelationtotherecommendationofapproval:
1.TheproposedplatisconsistentwiththeintentandpurposeoftheI-1,Light
IndustrialDistrict.
2.Theproposedplatisconsistentwiththeexistingandfuturelandusesinthe
industrialparkinwhichtheyarelocated.
3.Theimpactsoftheexpansionarethoseanticipatedbyindustrialdevelopment
andareaddressedthroughstandardreviewandordinancesinplace.
4.Theplataccommodatesdevelopmentconsistentwiththerequirementsofthe
applicablezoningregulations.
NOW,THEREFORE,BEITRESOLVED
,bythePlanningCommissionoftheCityof
Monticello,Minnesota,thatthePlanningCommissionherebyrecommendsthatthe
MonticelloCityCouncilapprovesthePreliminaryandFinalPlatforClearCreekAddition,
subjecttotheapplicableconditionslistedinExhibitZasfollows:
1
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-020
1. DeferredParking.Theapplicantsprovideanarrativeonthenumberofparking
spacesthatareneededfortheirbusiness.Theapplicantshaveshownonthesiteplan
thatthe52spacescaneasilybeaddedifneeded.
2. Crossparkingandaccessagreementisappliedandrecordedagainstbothparcels.
3. Anencroachmentagreementisexecutedshoulditbenecessarytoaccommodate
stormwaterpondingdesign.
4. Adevelopmentagreementisexecutedaddressingallimprovementstothesite.
5. CurbCutWidth.ThecurbcutwidthshallbereviewedbytheCityEngineer.
6. TheLandscapingPlanismodifiedtoaddormoveplantmaterialsthatwillenhance
thescreeningoftheviewoftheloadingdocksfromDaltonWay.
7. TherequirementsoftheCityEngineerareaddressedpertheEngineer’sletterdated
June1,2016,andtheapplicantscontinuetoworkwiththeCityregardingstormwater
managementrequirements.
8. Bulkfueldispensingonthesiteshallonlybeforthefuelingofcompanydelivery
vehicles,andshallmeetallotherrequirementsoftheapplicablezoningordinance,
alongwithrequiredbuildingandfirecodes.
9. Anyproposedsignagechangesshallbesubjecttotheapplicablesignordinancesand
aseparatepermittingprocess.
10. TherequirementsofotherCitystaffarecompliedwith.
th
ADOPTED
this7 dayofJune,2016bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
BradFyle,Chair
ATTEST:
____________________________________________
AngelaSchumann,CommunityDevelopmentDirector
2
ORDINANCENO.647
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNESOTA
ANORDINANCEAMENDINGTITLE10OFTHE
MONTICELLOZONINGCODEFORTHEFOLLOWINGSECTIONS:
TABLE5.4,ACCESSORYUSESBYDISTRICT,AND
SECTION5.3(D)(10)TOADDBULKFUELSTORAGEASA
CONDITIONALUSEINTHEI-1ANDI-2ZONINGDISTRICTS
THECITYCOUNCILOFTHECITYOFMONTICELLO,MINNESOTA,HEREBY
ORDAINS:
Section1.
Table5.4,AccessoryUsesbyDistrict,isherebyamendedtoaddBulkFuel
Sales/StorageasaConditionalUseintheI-1andI-2Districts.
Section2.
Section5.3(D)(10)AccessoryBulkFuelSales/Storage
(10)BulkFuelSales&Storage
(a)Allaccessoryusebulkfuelstoragemustbeassociatedwithretailsalesthe
principalactivityonthesite.InIndustrialDistricts,accessoryfueldispensing
shallnotbeavailableforsaletothepublic.
(b)Nomorethanone(1)bulkfueltankcontainershallbelocatedonaparcel.
(c)Accessoryusebulkfuelsales/storagetankcontainersshallbelimitedto1000
gallons.
(d)Accessoryusebulkfuelsales/storagemaynotbelocatedwithintherequired
frontyardsetback.
(e)Accessoryusebulkfuelssales/storagefacilitiesshallinclude1shrub
landscapingplantingperevery10feetofbulkfuelfacilityperimeter,planted
inaccordancewithrequiredsafetyclearances.
(f)Accessoryusebulkfuelsales/storagemustbelocatednolessthan25’from
allstructuresandshallbesetback10’fromallpropertylinesand20’fromany
publicrightofway.
(g)Accessoryusebulkfuelsales/storagemustincludeacontainmentstructure
andbollardsfortankprotectionperapplicablefirecodeorotherregulations.
(h)Accessoryusebulkfuelsales/storagefacilitiesshallcomplywithallMPCA
andStateFireMarshalrequirements,allotherpermit,testingandlisting
requirements,andallapplicablecodesandstandardssuchasNFPA58.
(i)Accessoryusebulkfuelsales/storagefacilitieslocatedwithintheDrinking
WaterSupplyManagementArea(DWSMA)mustcomplywiththeCity
Engineer’srecommendationsforsiteandcontainmentarrangement.
Section3.
TheCityClerkisherebydirectedtomakethechangesrequiredbythisOrdinance
aspartoftheOfficialMonticelloCityCode,Title10,ZoningOrdinance,andto
renumberthetablesandchaptersaccordinglyasnecessarytoprovidetheintended
effectofthisOrdinance.TheCityClerkisfurtherdirectedtomakenecessary
correctionstoanyinternalcitationsanddiagramsthatresultfromsuch
ORDINANCENO.647
amendments,providedthatsuchchangesretainthepurposeandintentofthe
ZoningOrdinanceashasbeenadopted.
Section4.
ThisOrdinanceshalltakeeffectandbeinfullforcefromandafteritspassageand
publication.RevisionswillbemadeonlineafteradoptionbyCouncil.Copiesof
thecompleteZoningOrdinanceareavailableonlineandatMonticelloCityHall.
ADOPTEDBY
theMonticelloCityCouncilthis27rddayofJune,2016.
CITYOFMONTICELLO
__________________________________
BrianStumpf,Mayor
ATTEST:
___________________________________
JeffO’Neill,CityAdministrator
VOTINGINFAVOR:
VOTINGINOPPOSITION:
Project Narrative
Request
Background
Proposed Improvements
Approvals Required
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
SITE DESIGN
CIVIL ENGINEERING
EXISTING DRAINAGE AND UTILITY EASEMENTS AS
DEDICATED ON EXISTING LOT 1, BLOCK 1, OTTER
CREEK CROSSING 1ST ADDITION CONFLICT WITH
PROPOSED BUILDING AND ARE TO BE VACATED.
PROPOSED FINAL PLAT OF CLEAR CREEK ADDITION
WILL RE -DEDICATE DRAINAGE AND UTILITY EASEMENTS
AS APPROPRIATE.
O T
T
R
C
I► � E E I
C 0
I I
N
NUE N.E• NEW ACCESS
L`I'ON AV RENAMED
PROPOSED
DA BLVD,
(F K A. SCHOOL D, 4429) —
;"-8618 CONC. CURB & GUTTER
PER EXISTING �
BITTRAIOUS 4=42012'22'
R=7 00
----69.84---- b
co ----369.13 411 7°49'43" -II
27, U T�� N� ! A T� Imo-- ------
4° --- --- - 0 "—_--
N j � II S T � ---�_ ;.
5 C ��-S --- II rI 4
2 I N -30.0
I �
I
i
IW
00
Z\
I a o r
z
O
Ic
70
1
I PROPOSED
BITUMINOUS
TRAIL
D U T L O T E
O T T E R C R E E K C R O S S I N G
m
SITE DATA:
EXISTING ZONING: 1-1
INDUSTRIAL
n � Cc)
G S
30
10
<�oo-i
Q
6
OUTLOT C: 51,948
�mC)Co
�
I
�n
o
CQ U C'
I
5K
ao�
TOTAL = 646,230
oo
w00
O
PROPOSED LOT AREAS:
I
I
D U T L O T E
O T T E R C R E E K C R O S S I N G
m
SITE DATA:
EXISTING ZONING: 1-1
INDUSTRIAL
PARKING
EXISTING LOT AREAS:
30
10
LOT 1: 376,663
SF = 8.65 AC
6
OUTLOT C: 51,948
SF = 1.19 AC
12
OUTLOT A: 217,619
SF = 4.99 AC
6
TOTAL = 646,230
SF = 14.83 AC
O
PROPOSED LOT AREAS:
I
N
LOT 1: 216,683
SF = 4.97 AC
(ABSTRACT TITLE)
LOT 2: 159,977
SF = 3.67 AC
(ABSTRACT TITLE)
LOT 3: 269,569
SF = 6.19 AC
(TORRENS TITLE)
D U T L O T E
O T T E R C R E E K C R O S S I N G
m
SITE DATA:
EXISTING ZONING: 1-1
INDUSTRIAL
PARKING
EXISTING LOT AREAS:
30
10
LOT 1: 376,663
SF = 8.65 AC
6
OUTLOT C: 51,948
SF = 1.19 AC
12
OUTLOT A: 217,619
SF = 4.99 AC
6
TOTAL = 646,230
SF = 14.83 AC
O
PROPOSED LOT AREAS:
N
LOT 1: 216,683
SF = 4.97 AC
(ABSTRACT TITLE)
LOT 2: 159,977
SF = 3.67 AC
(ABSTRACT TITLE)
LOT 3: 269,569
SF = 6.19 AC
(TORRENS TITLE)
TOTAL = 646,230
SF = 14.83 AC
EXISTING BUILDING AREA ON
PROPOSED LOT 1:
p o�I o
I
EXISTING BUILDING:
54,595 SF
Z
PROPOSED BUILDING AREAS ON PROPOSED LOTS 2 AND 3:
PROPOSED BUILDING:
97,055 SF
EXISTING
FUTURE BUILDING:
49,386 SF
BITUMINOUS
EXISTING IMPERVIOUS AREA
211,182 sf
= 4.85 acres
PROPOSED IMPERVIOUS AREA
456,096 sf
= 10.47 acres
(INCLUDES FUTURE BUILDING AND
PROOF PARKING)
I
I
NET IMPERVIOUS AREA INCREASE 244,914 sf
= 5.62 acres
SETBACK: MINIMUM REQUIREMENTS
LOCATION:
BUILDING
PARKING
FRONT
30
10
INTERIOR SIDE
15
6
STREET SIDE
30
12
REAR YARD
15
6
PROJECT LOCATION
PART OF THE NW4' AND SW4,
SECTION 10 TOWNSHIP 121, RANGE 25,
WRIGHT COUNTY, MINNESOTA.
EXISTING LEGAL DESCRIPTION
LOT 1, BLOCK 1, AND OUTLOT A,
OTTER CREEK CROSSING 1ST ADDITION,
AND OUTLOT C,
OTTER CREEK CROSSING 3RD ADDITION,
WRIGHT COUNTY, MINNESOTA.
PROPOSED LEGAL DESCRIPTION
LOTS 1 AND 2, BLOCK 1,
CLEAR CREEK ADDITION,
WRIGHT COUNTY, MINNESOTA.
D D I
� O I
N
- EXISTING
ACCESS TO
BE REMOVED
EXISTING
BITUMINOUS
Tri A u
EXISTING WETLAND
BOUNDARY
OUTLOT D
DALTON AVENUE N.E.
gCHOOL BLVD, RENAMED
OTTER CREEK CROSSING/
1,36D
POND
WATER ELEV• 6
(4/19/16)=928.
ADDITION
- _ R, r.i ITTER
LEGEND:
0 40 80 120
GRAPHIC SCALE IN FEET
SURVEY DATA
SURVEY INFORMATION PROVIDED BY:
MEYER ROHLIN LAND SERVICES
708 1st AVENUE NE
BUFFALO, MN 55313
BENCHMARK:
TOP NUT HYDRANT ON DALTON AVENUE
SOUTHEAST CURB LINE LOCATED
APPROXIMATELY 195 FT NORTHEAST OF
DALTON WAY INTERSECTION.
ELEV=943.27
EXISTING BOUNDARY
— - - - - - - - — EXISTING WETLAND BOUNDARY
----------- PROPOSED LOT LINE
---------------- PROPOSED CURB AND GUTTER
EXISTING CURB AND GUTTER
PROPOSED BUILDING
EXISTING BUILDING
EXISTING EASEMENTS TO BE VACATED
9,
Q) �ft
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a
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a
uu
CoLW
mN
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a:
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00
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CLEAR GREEK ADDITION
KNOW ALL PERSONS BY THESE PRESENTS: That Rocky Mountain Exchange Holding Company 25254, LLC, a Minnesota limited liability company, owner of the following
described property situated in the County of Wright, State of Minnesota, to wit:
Lot 1, Block 1, OTTER CREEK CROSSING 1ST ADDITION. (Torrens Property)
and Clear Creek Land Company, LLC, a Minnesota limited liability company, owner of the following described property situated in the County of Wright, State of
Minnesota, to wit:
Outlot A, OTTER CREEK CROSSING 1ST ADDITION and Outlot C, OTTER CREEK CROSSING 3RD ADDITION. (Abstract Property)
Have caused the some to be surveyed and platted as CLEAR CREEK ADDITION and do hereby dedicate to the public for public use the drainage and utility easements
as created by this plat.
MONTICELLO PLANNING COMMISSION
Be it known that at a meeting held on this day of 20 the Planning Commission of the City of Monticello, Minnesota, did hereby
review and approve this plat of CLEAR CREEK ADDITION.
Chairperson
Secretary
CITY
COUNCIL, CITY
OF MONTICELLO,
MINNESOTA
In witness whereof said Rocky Mountain Exchange Holding Company 25254, LLC, a Minnesota limited liability company, has caused these presents to be signed by its This
plat of CLEAR
CREEK ADDITION
was approved and accepted by the City Council of the City of Monticello, Minnesota, at a regular meeting thereof held this
proper officers this day of 20
day
of
20
and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2.
STATE OF MINNESOTA
COUNTY OF
Greg Dahlheimer, Chief Manager
Joe Dahlheimer, Secretary
This instrument was acknowledged before me this day of 20 by Greg Dahlheimer, Chief Manager, and Joe Dahlheimer, Secretary of
Rocky Mountain Exchange Holding Company 25254, LLC, a Minnesota limited liability company.
Signature
WRIGHT COUNTY SURVEYOR
Mayor
City Administrator
(ivome r-nnteo) I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this day of
Notary Public, County, Minnesota 20
My Commission Expires
In witness whereof said Clear Creek Land Company, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officers this
day of 20
STATE OF MINNESOTA
COUNTY OF
Luke Dahlheimer, Chief Manager
Todd Lorsung, Chief Financial Manager/Treasurer
Nick Dahlheimer, Secretary
This instrument was acknowledged before me this day of 20 by Luke Dahlheimer, Chief Manager, Todd Lorsung, Chief Financial
Manager/Treasurer, and Nick Dahlheimer, Secretary of Clear Creek Land Company, LLC, a Minnesota limited liability company.
gnature
FOUR-ATA-
Notary
UR—ATti
Notary Public,
My Commission Expire
ntea)
-County, Minnesota
I Trace C. McCoy, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of
Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all
monuments depicted on this plat have been, or will be correctly set within one year, that all water boundaries and wet lands, as defined in Minnesota Statutes,
Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat.
Dated this day of 20
STATE OF MINNESOTA
COUNTY OF WRIGHT
The foregoing Surveyor's Certificate was acknowledged before me this
License No. 44531
9 E77/Zr -Z
Trace C. McCoy, Licensed Land Surveyor
Minnesota License No. 44531
day of 20 by Trace C. McCoy, Land Surveyor, Minnesota
gnature
FOUR -ATA
Notary Public,
My Commission Expire
ntea)
-County, Minnesota
Wright County Surveyor
WRIGHT COUNTY AUDITOR
Pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes on the land hereinbefore described on this plat and transfer entered this day of
20
rignt county Huaitor
WRIGHT COUNTY TREASURER
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable for the year 20
20
Wright County Treasurer
WRIGHT COUNTY RECORDER
Deputy
on the land hereinbefore described have been paid this
I hereby certify that this instrument was filed in the office of the County Recorder for record on this
M., and was duly recorded in Cabinet No. Sleeve as Document No.
REGISTRAR OF TITLES, WRIGHT COUNTY, MINNESOTA
I hereby certify that this instrument was filed in the office of the Registrar of Titles for record on this
M., and was duly recorded in Certificate Number Volume , Page
4.4 'C3 I"
Deputy
day of
Wright County Recorder
day of
20 at o'clock
day of 20 at
Registrar of Titles, Wright County, Minnesota
o'clock
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MARKED BY LICENSE NO. 44531
QQ DENOTES WRIGHT COUNTY
MONUMENT FOUND
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NI NI
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BEARING ORIENTATION:
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CROSSING 1ST ADDITION IS
ASSUMED TO BEAR N41 '02'17"E.
VICINITY MAP
SECTION 10, T. 121, R. 25, WRIGHT COUNTY, MN
0 1000 2000 3000
GRAPHIC SCALE IN FEET
1 INCH = 1000 FEET
SHEET 2 OF 2 SHEE'T'S
P lanning Commission Agenda 06 / 0 7 / 2016
2B . P ublic Hearing Consideration of a request for Preliminary and Final Plat for
Monticello High School , a request for rezoning to Planned Unit Development,
including Development and Final Stage Planned Unit Development, and a requ est
for amendment to Conditional Use Permit for K - 12 Education Use for Monticello
High School . Applicant: Wold Architects & Engineers .
(NAC )
Property:
Legal : Lengthy legal; provided in title commitment
PID Nos. 155011000172, 15550013302, 15501100 0212
A ddress: 5225 School Boulevard
Planning Case Number:
2016 - 029, ZMISHS
A. REFERENCE & BACKGROUND
Request (s) :
Rezoning to Planned Unit Development District
Development Stage PUD for High School Expansion
(Final Stage by City Council only)
Preli minary and Final Plat for Monticello High School
Addition
Deadline for Decision:
July 15, 2016
Land Use Designation:
Places for Community
Zoning Designation:
(Existing): R - 1, Single Family Residential
The purpose of the "R - 1" single family distric t is to
provide for low density, single family, detached
residential dwelling units and directly related
complementary uses.
(Proposed): The purpose of the Planned Unit
Development (PUD) zoning district is to provide
greater flexibility in the developmen t of neighborhoods
and non - residential areas in order to maximize public
values and achieve more creative development
outcomes while remaining economically viable and
marketable
Overlays/Environmental
Regulations Applicable:
NA
Current Site Use:
School c ampus
1
P lanning Commission Agenda 06 / 0 7 / 2016
Surrounding Land Uses:
North: Industrial/Commercial
East: Church
South: Low Density Residential/Public Park
West: Mixed Residential
Project Description :
The Monticello School District is seeking to undertake
a series of improvements to its p roperty and facilities
along School Boulevard. Because various schools are
sharing some of the outdoor spaces, the District is
seeking to plat the property into a single parcel and one
outlot (the baseball field), and provide facilities under a
Planned Un it Development. The first phase of these
improvements is an addition to the gym space at the
northeast corner of the High School that will serve as a
gymnastics facility. Additional improvements will be
processed in one or more future phases. Under the
rezoning to PUD contemplated with this application, no
conditional use permit is required; rather the use and
performance standards for the use will be prescribed in
the PUD ordinance.
ANALYSIS
Planned Unit Development
Use and Project Description . T he subject property currently consists of three
separate parcels totaling just under 119 acres. The site is bounded by School
Boulevard on the south, Fallon Avenue on the west, and Fenning Avenue
(County 18) on the east. The site is home to Little Mounta in Elementary,
Eastview Elementary, and Monticello High Schools, along with parking
facilities serving each building, a variety of outdoor athletic areas, and a
baseball field to the north of the site that borders Chelsea Road.
As noted above, the first phase of improvements is proposed to be an
expansion of the gym facilities at the High School. The addition will be
slightly more than 9,000 square feet in area, attached to the northeast corner of
the existing building. It will be accessible from a sha red internal hallway, and
will have a separate entrance that connects by sidewalk to an existing parking
area north of the existing building. The site plans show a paved entry court
area, but do not connect to the east parking area.
The PUD request is necessary to accommodate the multiple principal
buildings on a single parcel, and further accommodates the mixing of uses
over the entire site.
2
P lanning Commission Agenda 06 / 0 7 / 2016
The applicant has proposed a concept stage PUD plan for the site which
illustrates the overall expectation fo r future site development , in addition to
the propo sed first phase of expansion as well as the existing buildings and
facilities on the property. The concept will be reviewed by Planning
th
Commission and City Council in a workshop on June 7 .
The develo pment and final stage PUD request relate specifically to the first
phase of expansion for the proposed gymnasium and the existing buildings
and facilities on the site.
Building Materials . The exterior of the proposed building is shown as
architectural pr ecast concrete, with some translucent panels providing natural
light. The building is expected to match the existing structure and materials.
Parking . The facility is not adding to the student capacity of the building, and
no other changes are planned as a part of this phase of the PUD project. The
existing parking areas on the site will serve the facility.
Landscaping
the following rate for institutional uses:
14.0 caliper inches of tree planting per acre; and
1 shrub per 10 linear feet of exterior building.
The proposed building addition is approximately 0.2 acres in area, with 195
linear feet of exposed building wall. This results in a requirement for 3
caliper inches of required tree planting and 20 shrubs. The landscaping plan
shows 20 proposed shrubs, and more than 40 new perennial plants. No trees
are shown on the plan.
The landscaping section of the zoning ordinance specifies that tree plantings
are to focus on front yar ds or those areas where there are differing land uses.
Due to the nature of this site, this requirement is not applicable. Staff would
suggest that the inclusion of the perennial plantings would be an adequate
exchange for the 3 caliper inches of tree pl anting, approved under the PUD.
Lighting . The applicants have not proposed any additional lighting as a part
of this application. It is expected that some entrance lighting, as well as
walkway lighting for the new sidewalk, may be intended as a part of the
project. All lighting (including existing lighting on the site) is required to be
shielded from view of neighboring property or right of way, and must not cast
light onto adjoining properties. Compliance with these standards should be
verified by the applicant as a part of the development approval process.
Signage . No changes to signage is proposed as a part of this phase.
3
P lanning Commission Agenda 06 / 0 7 / 2016
Preliminary Plat
The School District proposes to combine the existing separate parcels into a
single lot, along with one outlo t that encompasses the existing baseball field
along Chelsea Road. The PUD accommodates this type of subdivision,
however, the applicants should clarify the decision to plat the outlot, rather
than incorporate the ballfield into the primary lot, or create a separate parcel.
The proposed main parcel consists of just over 110 acres, and the outlot is just
over 8 acres in area. All lots meet the requirements of the zoning and
subdivision ordinance , subject to those comments of the City Engineer
B. AL TERNATIVE ACTIONS
T he Planning Commission and City Council will me e t immediately prior to the
those discussions raise policy or development details affecting the Gymnasium
add ition, they should be included in the appropriate approval resolution for the
Development Stage PUD. The required actions include recommendations for the
following:
1. Rezoning to Planned Unit Development and Development Stage PUD
Site Plan (Final Stage to be reviewed by City Council)
2. Preliminary Plat for Monticello High School Addition
(Final Plat to be reviewed by City Council)
Decision 1. Resolution No. PC - 2016 - 021, Rezoning and Development Stage
Planned Unit Development.
A. Motion to adopt Resolution No. PC - 2016 - 021, recommending approval of a
rezoning to PUD, Planned Unit Development District (Ordinance No. 648), and
Development Stage Approval of the Site Plan for High School addition, based on
the findings in said resolution, and the conditions attached to this staff report as
Exhibit Z.
B. Motion to deny adoption of Resolution No. PC - 2016 - 021, based on findings to be
identified at the public hearing.
C. Motion to table action on the request and continue the hearing, based on findings
to be stated at the hea ring.
4
P lanning Commission Agenda 06 / 0 7 / 2016
Decision 2. Resolution No. PC - 2016 - 022, Preliminary Plat for Monticello School
District.
A. Motion to adopt Resolution No. PC - 2016 - 022, recommending approval of the
Preliminary Plat for Monticello High School Addition , based on the findings in
sa id resolution.
B. Motion to deny adoption of Resolution No. PC - 2016 - 022, based on findings to be
identified at the public hearing.
C. Motion to table action on the request and continue the hearing, based on findings
to be stated at the hearing.
C. STAFF REC OMMENDATION
Staff recommends appro val of Decision 1, Alternative A . (Approval of the PUD), as
we ll as Decision 2, Alternative A (Approval of Preliminary Plat), based on the
findings in the resolutions for decision and with the conditions identified in Exh ibit Z.
D. SUPPORTING DATA
A. Resolution No. PC - 2016 - 021 (PUD)
B. Resolution No. PC - 2016 - 022 (Plat)
C. Ordinance No. 648, Draft
D. Aerial Site Image
E. Preliminary Plat Narrative
F. Land Use Narrative
G. Gymnasium Addition Plan
H. Concept Narrative
I. Storm Water Management Inform ation
J. Monticello High School PUD/Plat Plans, including:
1) Title Page
2) Boundary Survey
3) Preliminary Plat
4) Final Plat
5) PUD Concept Plan
6) Existing Drainage Plan
7) Proposed Drainage Plan
8) Removals, Site and Geometric Plans
9) Grading, Utility and Erosion Control Plans
10) Det ails
11) High School Space and Use Elevations
12) Gymnastics Addition Roof Plan
K.
Z. Conditions of Approval
5
P lanning Commission Agenda 06 / 0 7 / 2016
EXH IBIT Z
Development Stage Planned Unit Development and Preliminary Plat,
Monticello High School Addition
5225 School Boulevard
PID Nos. 155011000172, 15550013302, 155011000212
1. Verification of compliance with Lighting ordinance requirements on high school
site .
2. Substitution of tree planting requirement with perennial plantings as shown in the
approved landscapi ng plan.
3.
4. Compliance with the requirements of Wright County as related to the plat
documents.
5. Conditions recommended by other City staff or the Planning Commission .
6
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-021
RECOMENDINGAPPROVALOFAREZONINGANDDEVELOPMENTSTAGE
PLANNEDUNITDEVELOPMENTFORMONTICELLOSCHOOLDISTRICT
WHEREAS
,theapplicanthassubmittedarequesttorezoneitsschoolcampusat
5225SchoolBoulevardtoPUD,PlannedUnitDevelopmentDistrict;and
WHEREAS,
theapplicantconcurrentlyproposestoplatthepropertyintooneparcel
andoneoutlotwithmultipleprincipalbuildingsandshareduses;and
WHEREAS
,thesiteisguidedforinstitutionalusesunderthelabel“Placesfor
Community”intheCity’sComprehensivePlan;and
WHEREAS,
thepropertywillchangeinscopeandintensity,butnotlanduse;and
WHEREAS
,theproposedPUD,alongwiththecompanionPlat,areconsistentwith
thelong-termuseanddevelopmentofthepropertyforpublicschools;and
WHEREAS,
thePlanningCommissionheldapublichearingonJune7,2016onthe
applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto
presentinformationtothePlanningCommission;and
WHEREAS
,thePlanningCommissionhasconsideredallofthecommentsandthe
staffreport,whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,
thePlanningCommissionoftheCityofMonticellomakesthefollowing
FindingsofFactinrelationtotherecommendationofapproval:
1. ThePUDprovidesanappropriatemeansoffurtheringtheintentofthe
ComprehensivePlanforthesite.
2. Theuseofthesiteforpublicschoolsisconsistentwiththedirectionofthe
ComprehensivePlanfor“PlacesforCommunity”.
3.TheimprovementsproposedforthesiteundertheDevelopmentStagePUD
areconsistentwiththerequirementsofthezoningordinance.
4. Theproposedimprovementswillhavenegligibleimpactsonpublicservices,
includingsewer,water,stormwatertreatment,ortraffic.
1
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-021
NOW,THEREFORE,BEITRESOLVED
,bythePlanningCommissionoftheCityof
Monticello,Minnesota,thatthePlanningCommissionherebyrecommendsthatthe
MonticelloCityCouncilapprovestheRezoningandDevelopmentStagePUD,subjecttothe
conditionslistedinExhibitZasfollows:
1. VerificationofcompliancewithLightingordinancerequirements.
2. Substitutionoftreeplantingrequirementwithperennialplantingsasshowninthe
approvedlandscapingplan.
3. CompliancewiththetermsoftheCityEngineer’sletterdatedJune1,2016.
4. ConditionsrecommendedbyotherCitystaff.
ADOPTED
this7thdayofJune,2016,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
BradFyle,Chair
ATTEST:
____________________________________________
AngelaSchumann,CommunityDevelopmentDirector
2
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-022
RECOMENDINGAPPROVALOFAPRELIMINARYANDFINALPLATFOR
MONTICELLOHIGHSCHOOLADDITION
WHEREAS
,theapplicanthassubmittedarequesttorezoneitsschoolcampusat
5225SchoolBoulevardtoPUD,PlannedUnitDevelopmentDistrict;and
WHEREAS,
theapplicantconcurrentlyproposestoplatthepropertyintooneparcel
andoneoutlotwithmultipleprincipalbuildingsandshareduses;and
WHEREAS
,thesiteisguidedforinstitutionalusesunderthelabel“Placesfor
Community”intheCity’sComprehensivePlan;and
WHEREAS,
thepropertywillchangeinscopeandintensity,butnotlanduse;and
WHEREAS
,theproposedPlat,alongwiththecompanionPUD,areconsistentwith
thelong-termuseanddevelopmentofthepropertyforpublicschools;and
WHEREAS,
thePlanningCommissionheldapublichearingonJune7,2016onthe
applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto
presentinformationtothePlanningCommission;and
WHEREAS
,thePlanningCommissionhasconsideredallofthecommentsandthe
staffreport,whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,
thePlanningCommissionoftheCityofMonticellomakesthefollowing
FindingsofFactinrelationtotherecommendationofapproval:
1. TheproposedPlatprovidesanappropriatemeansoffurtheringtheintentof
theComprehensivePlanforthesite.
2. Theuseofthesiteforpublicschoolsisconsistentwiththedirectionofthe
ComprehensivePlanfor“PlacesforCommunity”.
3.TheimprovementsproposedforthesiteunderthePlatandDevelopment
StagePUDareconsistentwiththerequirementsofthezoningordinance.
4. Theproposedimprovementswillhavenegligibleimpactsonpublicservices,
includingsewer,water,stormwatertreatment,ortraffic.
1
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-022
NOW,THEREFORE,BEITRESOLVED
,bythePlanningCommissionoftheCityof
Monticello,Minnesota,thatthePlanningCommissionherebyrecommendsthatthe
MonticelloCityCouncilapprovestheRezoningandDevelopmentStagePUD,subjecttothe
conditionslistedinExhibitZasfollows:
1. VerificationofcompliancewithLightingordinancerequirements.
2. Substitutionoftreeplantingrequirementwithperennialplantingsasshowninthe
approvedlandscapingplan.
3. CompliancewiththetermsoftheCityEngineer’sletterdatedJune1,2016.
4. ConditionsrecommendedbyotherCitystaff.
ADOPTED
this7thdayofJune,2016,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
BradFyle,Chair
ATTEST:
____________________________________________
AngelaSchumann,CommunityDevelopmentDirector
2
ORDINANCENO.648
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNESOTA
ANORDINANCEAMENDINGTITLE10OFTHEMONTICELLOCITYCODE,
KNOWNASTHEZONINGORDINANCE,BYESTABLISHINGTHEMONTICELLO
HIGHSCHOOLPUDASAZONINGDISTRICTINTHECITYOFMONTICELLO,
ANDREZONINGTHEFOLLOWINGPROPERTYFROMR-1,SINGLEFAMILY
RESIDENTIALDISTRICT,TOMONTICELLOHIGHSCHOOLPUD,PLANNED
UNITDEVELOPMENT:
LOT1,BLOCK1,ANDOUTLOTA,MONTICELLOHIGHSCHOOLADDITION
THECITYCOUNCILOFTHECITYOFMONTICELLOHEREBYORDAINS :
Section1.Section2.4(P)–PlannedUnitDevelopments,Title10–ZoningOrdinanceis
herebyamendedbyaddingthefollowing:
(XX)MonticelloHighSchoolPUDDistrict
(a) Purpose.ThepurposeoftheMonticelloHighSchoolPUDDistrictis
toprovideforthedevelopmentofcertainrealestatesubjecttothe
Districtforpublicschoolbuildingsandrelatedlanduses.
(b) PermittedUses.PermittedprincipalusesintheMonticelloHigh
SchoolPUDDistrictshallbeschools,includingpre-school,K-12,and
relatedadministrativeuses,subjecttotheapprovedFinalStage
DevelopmentPlansdated_____,anddevelopmentagreementdated
____,2016,asmaybeamended.
(c) AccessoryUses.Accessoryusesshallbethosecommonlyaccessory
andincidentaltoprimaryandsecondaryschooluses,andas
specificallyidentifiedbytheapprovedfinalstagePUDplans.
(d) DistrictPerformanceStandards.Performancestandardsforthe
developmentofanylotintheMonticelloHighSchoolPUDDistrict
shalladheretotheapprovedfinalstagePUDplansanddevelopment
agreement.Insuchcasewhereanyproposedimprovementisnot
addressedbythefinalstagePUD,thentheregulationsoftheR-1,
SingleFamilyDistrictshallapply.
(e) Amendments.WherechangestothePUDareproposedinthemanner
ofuse,density,siteplan,developmentlayout,buildingsize,mass,or
coverage,oranyotherchange,theproposershallapplyforan
amendmenttothePUDunderthetermsoftheMonticelloZoning
1
ORDINANCENO.648
Ordinance,Section2.4(P)(10).TheCitymayrequirethatsubstantial
changesinoveralluseofthePUDpropertybeprocessedasanew
project,includingazoningdistrictamendment.
Section2.
ThezoningmapoftheCityofMonticelloisherebyamendedtorezonethe
followingdescribedparcelsfromR-1,SingleFamilyResidentialDistrictto
MonticelloHighSchoolPUD,PlannedUnitDevelopmentDistrict:
Lots1,Block1,MonticelloHighSchoolAddition
Section3.
TheCityClerkisherebydirectedtomarktheofficialzoningmaptoreflectthis
ordinance.Themapshallnotberepublishedatthistime.
Section4.
TheCityClerkisherebydirectedtomakethechangesrequiredbythisOrdinance
aspartoftheOfficialMonticelloCityCode,Title10,ZoningOrdinance,andto
renumberthetablesandchaptersaccordinglyasnecessarytoprovidetheintended
effectofthisOrdinance.TheCityClerkisfurtherdirectedtomakenecessary
correctionstoanyinternalcitationsthatresultfromsaidrenumberingprocess,
providedthatsuchchangesretainthepurposeandintentoftheZoningOrdinance
ashasbeenadopted.
Theordinanceinitsentiretyandmapshallbepostedonthe
Citywebsiteafterpublication.
ADOPTEDBY
theMonticelloCityCouncilthis___dayof____,2016.
__________________________________
BrianStumpf,Mayor
ATTEST:
___________________________________
JeffO’Neill,Administrator
AYES:
NAYS:
2
®
HydroCAD Calculations
Proposed Conditions
June 1 , 201 6
Ms. Angela Schumann
Community Development Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Monticello School District PUD - Concept Plan , Preliminary and Final Plat Plan Review
L i ttle M ountain Elementary, Monticello High School and Eastview Family Center
City Project No. Z ZMISD
WSB Project No. 02596 - 2 50
Dear Ms. Schumann :
We have reviewed the PUD concept proposal as prepared by Wold Architects and Engineers
dated May 9, 2019 and the preliminary and final plat dated April 11, 201 6 , as prepared by Sunde
Land Surveying , and offer the following comments .
PUD Concept
1. The existing easterly full access from School Boulevard for Eastview Family Center is in
close proximity to the intersection at CSAH 18 , creating potential vehicle s conflicts .
Given the proposed use and circulation pattern for Eastview Family Center , this access
should be modified to a right - out only. The applicant has indicated that the access from
CSAH 18 will be used as the main entrance to the site for drop offs. Drivers will exit to
CSAH 18 or School Boulevard , therefore a right - out only a t School Boulevard is feasible.
2. T he applicant shall provide a plan for how traffic will be managed on School Boulevard
and Chelsea Road during events at the proposed stadium and track fiel d .
Preliminary and Final Plat
3. T he plat dedicates a 40 - foo t wide right of way along Fallon Avenue from centerline .
T his appears to be adequate for future widening and pathway facilities along the
roadway .
4. Re - submit the fu ll size preliminary plat sheet showing the existing public utilities within
existing documented easements for review. It does not appear that the existing storm
sewer that extends west of the Hig h School is aligned within the existing easement.
5. Please have the applicant explain why a 10 - foot wide drainage and utility easement being
proposed in certain segments along the north property line of Lot 1, Block 1 ? A 6 - foot
wid e easement is the standard width along interior lot lines.
6. A ccording the survey, a segment of the existing pathway along School Boulevard
adjacent the Eastview Family Center , is located outside of the right of way. A pathway
easement shall be provided to the City for this pathway segment.
7. The final plat should include one overall sheet for the entire plat area.
P lease give me a call at 763 - 271 - 3236 if you have any questions or comments regarding this
letter. Thank you.
Sincerely,
WSB & Associates, Inc.
Shibani K. Bisson, PE
City Engineer
cc: Steve Grittman, NAC
skb
PlanningCommissionAgenda:06/07/16
3C.CommunityDevelopmentDirector’sReport
PlanningCommissionRecommendations
rd
TheCityCounciltookthefollowingactiononMay23 asrelatedtoitemsontheMayagenda
ofthePlanningCommission:
ConsiderationofarequestforAmendmenttotheMonticelloZoningOrdinancetoallow
Entertainment/Recreation,IndoorCommercialuseintheB-3(HighwayBusiness)District;anda
requestforConditionalUsePermit(CUP)relatedtoEntertainment/Recreation,IndoorCommercial
useintheB-3(HighwayBusiness)District.Applicant:NextLevelBaseballandSoftballTraining,
Inc.
OrdinanceAmendmentapproved;EntertainmentRecreation,IndoorCommercialasa
conditionaluseintheB-3.
ConditionUsePermitapprovedwithconditionsasnoted.
ConsiderationofarequestforPreliminaryandFinalPlatforMonticelloMiddleSchool;
ConditionalUsePermitforSchools,K-12use;andAmendmenttotheOfficialMonticelloZoning
MapforRezoningfromAgriculturalOpenSpace(A-O)DistricttoSingle-FamilyResidence(R-1)
District.Applicant:WoldArchitects&Engineers
PreliminaryandFinalPlatapprovedsubjecttoconditionsasnoted.
RezoningtoR-1approved.
ConditionalUsePermitapprovedsubjecttoconditionsasnoted.
ConsiderationofarequestforConditionalUsePermitforSchools,K-12use;andAmendmentto
theOfficialMonticelloZoningMapforRezoningfromAgriculturalOpenSpace(A-O)Districtto
Single-FamilyResidence(R-1)District.Applicant:WoldArchitects&Engineers
RezoningtoR-1approved.
ConditionalUsePermitapprovedsubjecttoconditionsasnoted.
ConsiderationofAmendmenttotheMonticelloZoningOrdinance,Chapter4,Section5–Signs,as
relatedtocommunityeventsignage.Applicant:CityofMonticello
Ordinanceamendmentapproved.
ConsiderationofarequestforAmendmenttotheMonticelloZoningOrdinance,Chapter5,Section
4,asrelatedtotemporaryusepermitrequirementsforspecialevents
Applicant:CityofMonticello
Ordinanceamendmentapproved;CityCodeamendedtoincludeSpecialEventPermits.
ConsiderationofreviewandcommentonMonticelloZoningOrdinance,Chapter4,Section5-
Signsasrelatedtoelectronicbillboards.
Councildidnotcallforanamendment.
Community&EconomicDevelopmentTechnician
KerryBurrihasresignedherpositionasCommunity&EconomicDevelopmentTechnician
fortheCityofMonticellotopursueotheropportunities.Wewishherwellandhopetohire
forthepositionwithinthenextmonth.
1
PlanningCommissionAgenda:06/07/16
GTSTrainingSessions
PlanningCommissionersareencouragedtoconsiderattendanceatthesessionsofferedby
GTS.ThereisfundingavailableinthePlanningandZoningbudgettoreimburse
Commissionersforthecost.
2
Archived: Tuesday,May31,20163:55:24PM
From:
GTSEducationalEvents
Sent:
Tuesday,May31,20163:03:57PM
To:
AngelaSchumann
Subject:
RegisternowforLandUseworkshopsandgetcontinuingedcredits!
Importance:
Normal
NewthisyearAICPcredits,updated
contentandmore!