Planning Commission Agenda 01-07-2003
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AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday - January 7, 2003
7:00 P.M.
Members:
Council Liaison:
Staff:
Dick Frie. Robbie Smith, Richard Carlson, Rod Dragsten and Lloyd Hilgart
To be appointed at the January 13,2003 City Council Meeting
Jeff O'NeilL Fred Patch, and Steve Grittman
1. Call to order.
2. Approval of the minutes of the regular Planning Commission meeting held December 3, 2002.
3. Consideration of adding items to the agenda.
4. Citizens comments.
5. Public Hearing - Consideration ofa request for a variance to the buffer yard width standards.
Applicant: TDS Telecom
6. Public Hearing - Consideration of a request for a conditional use permit allO\ving a cell
tower in an 1-1 A district. Applicant: Sprint PCS and fulfillment Systems
7.
Public Hearing - Consideration of a request for development stage planned unit development
approval allowing expansion of the Monticello-Big Lake Hospital. Applicant: Monticello-
Big Lake Community Hospital District
8. Public Hearing - Consideration of a request to re-zone the proposed Groveland 4th Addition
from AO (agriculture-open space) to R-l (single family residential) and B-2 (Limited
Business). Applicant: Ocello, LLC
9. Public Hearing - Consideration of a request for concept stage approval of a planned unit
development for The Home Depot Addition. Applicant: Birchland Development Company,
John Lundsten, Jerry Mathwig, Lee Parks, and The I-Iome Depot
10. Public Hearing - Consideration of a request for preliminary plat approval for the Spirit Hills
residential development. Applicant: Maplewood Development & Construction, Inc.
11. Consideration to call for a public hearing to modify the Downtown Redevelopment Plan.
12. Consideration ofre-appointment for expired terms of planning commission members
Dick Frie and Rod Dragsten.
13.
Adjourn
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Members:
Absent:
Staff:
MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday - December 3, 2002
7:00 P.M.
Robbie Smith, Richard Carlson. Rod Dragsten. Lloyd Hilgart and Council
Liaison Clint Herbst
Dick Frie
Jeff O'Neill and Steve Grittman
1. Call to order.
Vice Chair Richard Carlson called the meeting to order at 7:00 p.m. and declared a quorum.
2. Approval of the minutes of the re!,!:ular Plannin!.! Commission meetin!.! held November 8.
2002.
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4.
5.
A MOTION WAS MADE BY ROBBIE SMITH TO APPROVE THE MINUTES OF THE
REGULAR PLANNING COMMISSION MEETING HELD NOVEMBER ~L 2002.
LLOYD HILGART SECONDED THE MOTION. MOTION CARRIED UNANIMOtJSLY.
Consideration of addin!.! items to the a!.!enda.
Rod Dragsten requested an update on the recent court decision regarding annexation. This
was placed as item 6 on the agenda.
Citizens comments. None
Public Hearing - Request for preliminary plat of the Monticello MarketDlace Commercial
Subdivision and consideration of conditional use permits allowing a convenience store, car
wash. and ioint parkin?: in a B-3 District. Applicant: Richard Brendsel. Brendsel Properties
Steve Grittman, City Planner, provided the staffreport and noted that the applicant would
come back at a future date regarding development of the north side of the property.
Grittman advised that there was good access to the property, circulation was good, although
there would be some cross car access, and all uses are within the intent of the zoning
ordinance. He did add however that the landscape plan needs to provide for approximately 9
additional trees to meet ordinance standards.
Regarding parking, staff estimated the need for 37 stalls which is one more than what the
applicant had provided. Grittman stated this would most likely be adequate and they would
be able to determine this after the building plans are submitted. He also noted that if the
parking ends up short, joint parking would be used.
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Planning Commission Minutes - 12/03/01
There was also a concern with the required 5 foot separat;"n het"ecn cLlrh and landscaping .
to allow a 10 foot island. The plan shows only a 3 foot setback so staff was recommending
the lot line he moved 2 feet to the north. although Grittman stated that shining to the south
may also be an option. Staff would also ask that dumpsters be screened, and materials
similar to the principle building he used. He added that stall \\ould prc1er the dumpsters be
attached to the huilding although the code states detached is allO\vahle. With the conditions
listed in the report staff recommended approval of preliminary plat as well as the
conditional use permits.
There was discussion as to \vhether the property to the north would be developed for certain
and also if staiT knew what would be proposed. They also discussed joint parking and
Grittman advised that this was necessary due to the lots being connected. Again, Grittman
stated he felt there would be adequate parking and if spaces that arc o1len informally
counted such as pump islands, car wash drives, etc.. were included they would most likely
have more parking than what is required by code. They also discussed necessary easements
for cross access and this would be looked at more closely \'lith the project to the north.
Jeff CrNeill added that easements on the perimeter have to be updated and they need 12 Jeet.
He also noted that there is a potential for a community entrance sign to he placed at the
corner of Highway 25 and School Blvd., but that this \vould be a low profile sign and they
Would work \vith the applicant to make sure that it did not interfere with his sign plan.
O'Neill advised that this ,vould he in the area of the City's ROWand that this mattcrjust
recently came up. Brendsel stated it would seem that the sign should be moved south and he
felt it would detract from their signage on their site. O'Neill stated they have limited
options and would like to talk in detail with the applicant at some point in the near future.
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Vice Chair Carlson opened the public hearing. Richard BrendseL applicant, addressed the
Planning Commission and gave a brief history of his background in the area. I-Ie stated he
has been looking at this site for approximately t,vo years and feels that now is the best time
to get this project started. He added that timing of the development to the north would
depend on demand, and they are looking at a possible restaurant at that site.
Brendsel advised that after receiving the staff report with the list of conditions, they revised
their site plan. He felt that landscape plans were premature and added that it would be much
more extensive once they see what the buildings will look like. Parking was revised by
shifting the entrance to the north which gave them an additional parking stall. The dumpster
was shown on the north side of building and will be attached and enclosed. The lighting
wilJ be designed with the building design. They have also increased the northern boundary
to meet the 5 foot green space requirement.
Brendsel requested that preliminary plat and site plan be approved subject to comments, as
well as the conditional use permits with conditions. He added that he would also like final
plat approval to be recommended. O'Neill clarified that final plat \\iould not be reviewed by
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Planning Commission Minutes - 12/03/02
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the Planning Commission. only by City Council.
There was further discussioo as to whether they should address the community entrance sign
at this time and O'Neill stated it shnuld be a separate issue and that it could be worked oat
between staff and the applicant. Clint Herbst added that the sign was only 5 ft. long by 4 tl.
high. sits on the ground. and really was low profile. The applicant agreed that this coold be
discussed among statl as well.
Vice Chair Carlson then closed the public hearing. There was no further discussion.
Decision 1
A MOTION W AS MADE BY ROD DRAGSTEN TO RECOMMEND APl'ROV AL OF
THE PRELlMIN AR Y PLAT. SUBJECT TO CON DITl ON S LISTED IN EXHIBIT Z
WITH THE ADDITION OF CONDITIONS 11 AND 12 AS FOLLOWS:
t. ^ rcv;sed landscape ptan prov;ding an add;t;onal 9 ovmtory trees and add;t;onal
bndscap;ng atong the s;tc per;m"er should be subm;tted and appmved hy the C;ty staff
prior to subm ittal of the final plat.
Landscaping of the parcel per revised landscape plan subm itted prior to issuance of a
building permit or via a landscape bond.
The final plat site plan should be revised to shoW location and screening of dumpsters as
required in the zoning ordinance.
A Ii ght; n g plan meet; n g the rc,! u; rcmenb of the zon; ng ord; nance. Sect;on 3. 2l Ii]. ;5
submitted and approved by City staff prior to final plat.
The nm1her lot hne ;s to be moved two (2) feet nm1h a> needed to prov;de the rc,!o;,'ed five
(5) foot green space separation from all lot lines.
Detailed building plans are to be submitted and reviewed by City staff, as required by
zoning ordinance. prior to final plat approval.
Paving plan is to be submitted and reviewed by City staff, as required by the zoning
ordinance. prior to final plat approval.
An ;n depth s;gn plan ;s to be sohm;tled and rev;ewed hy C;ty staff. as requ;red by the
zoning ordinance. prior to final plat approval.
The ,'equ;red amount of park;ng stalls, as determ;ned by the zoning ordioance. are achieved.
Recommendation of other City staff, including the City Engineer.
A 12 foot uti Ii ty easement around the per; meter of the property be prov; ded. except alon g
the interior lot line where a 6' easement is acceptable as long as a 6' easement area is
provided alongside on the adjacent lot.
12. Cross easements for parking be provided by the applicant.
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10.
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LLOYD HILGART SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSL Y.
Decision 2
A MOTION W AS MADE BY LLOYD HILGART TO RECOMMEND APPROV AL OF
THE CUP FOR A CONVENIENCE STORE. SUBJECT TO THE CONDITIONS LISTED
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IN EXHIBIT Z. BASED ON THE FINDING THA T THE USE IS APPROPRIA TE FOR .
THE ZONING D1STRICT AND THE PROPOSED SITE. ROD DR.'\GSTEN SECONDED
THE MallON. MOTION CARRIED UNANIMOUSL Y.
Planning Commission Minutes _ 11/03/01
Decision..J
A MOTION WAS MADE BY ROD DRAGSTEN TO RECOMMEND APPROVAL OF
THE CUP FOR A CAR WASH. SU BJECT TO THE CONDIT! ONS USTED IN EXHIBIT
Z. BASED ON THE FINDING THAT THE USE IS APPROPRIATE FOR THE ZONING
DISTRICT AND THE PROPOSED SITE. LLOYD H1LGART SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSL Y.
Decisionj
A MOTlON WAS MADE BY ROD DRAGSTEN TO RECOMMEND APPROVAL OF
THE CUP FOR JOINT PARK1NG. SUBJECT TO THE CONDITJONS LISTED IN
EXHIBIT Z. BASED ON THE FINDJNG THAT THE TWO ACCESS POINTS
CONNECTING THE PARCEL TO THE NORTH WILL IMPROVE CIRCULATION
BETWEEN THE TWO PARCELS. LLOYD HILGART SECONDED THE MOTION
MOTION CARRIED UNANIMOUSL Y.
Richard Carlson then publicIy thanked Clint Herbst for his time on the City Council as well
as on the Planning COntmission. Herhst also thanked the Planning Commission members
for their time and effort as \veIl.
13. LJ Jdate re!.!ardil1!.! annexations.
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JeffO'Neill pro\'ided an update regarding the recent COurt deeisinn on the MOAA
agreement. He stated that it looks as though the previous MOAA agreement is no longer
"alid and now the question would be how tI,e City would Want to proceed with the
annexation process in the future. He stated this was discussed at the last City Council
meeting and the consensus was to proceed with Putting togetber a joint resolution that the
Township would sign, and for now iu lieu of joint resolution they Would go by State
statutes. There will also be a task force with 2 City Council members working with the
Township on a new agreement. O'NeiII added that he Was not sure if the Township had
appealed the court decision but that he did hear fi'om Township Clerk Darlene Sawatzke that
the Township's priority is to work with the City on a new agreement.
O'Neill then provided a map showing the areas that are to be considered for annexation and
advised of the current annexation requests. He stated it is I ikely that if the aonexations are
supported by State statues they could be on the City Council agenda as soon as the first
meeting in February. O'NeiII added that the City Council is moving ahead with present
annexations of the parcels closest to the City and would work with the Township for parcels
beyond the first tier of properties, and also that there is a substantial amount of land that is
lmder the control of Wright County. Robbie Smith added that he was very glad to see the
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14.
Planning COI11I11 ission Minutes - 12103/02
lanle amount of R-I A zoninu.
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O'Neill advised oCthe 60 acre Chadvvick parcel as \Nell and reminded them that there had
been concept approval for that site already for a mix ofl-IA and commercial/retail. They
also discllssed the extension of Chelsea Road and the most recent design.
Robbie Smith then asked for an update on the proposed hockey arena and C)'Neill advised
that City Administrator Rick Wolfsteller has had continued conversations with both the
Hockey Association and the Soccer Association. They discussed that this would be a very
expensive endeavor for both associations but even without the support of Veit they could
still have a nice facility,just not as nice as what they had first anticipated. O'Neill added
that it is not uncommon to start with a more basic arena and add to it at a later time. He
advised that the Council will still have a say in whether they sell them the land or not, based
on the project. Clint Herbst added that the way it had been previously proposed seems ideal
and hopefully they can go back and do what they initially intended. Getting this parcel back
on the tax rolls is important and O'Neill added that this property \\lith it's freeway frontage
is a big asset to the hockey and soccer associations as well.
15.
Adjourn.
A MOTION WAS MADE BY ROBBIE SMITH TO ADJOURN THE MEETING AT
7:50 P.M. ROD DRAGSTEN SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
Recorder
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Planning Commission Agenda - 1/07/02
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5. Public Hcariu : Consideration ofa re uest for a variancc to tbe buffer 'ard widtb in
the CeD _ Central Community District. A licant: TDS Telecom. (NAC)
REFERENCE AND BACKGROUND
TDS Telecom is seeking an expansion of its current facility and parking lot along Trunk
Highway 25 between 4'" Street and 3" Street. The property is currently developed with a
building and a parking lot with street access to 3,d Street. The proposal would add a
building expansion along 4\h Street. and expand the parking lot to the north of the existing
building. The ne\\1" parking lot would replace an existing lawn and sidewalk area.
Because the property neighboring the parking lot is residential. a bufferyard requirement
would typically be imposed by the zoning ordinance.
The buffer standards applying to these uses would be a width of 40 feet from building to
building. with a minimum planting area of 30 feet in width. This buflcryard would
typically be shared "50-50" by adjoining properties. On the north side of the property.
the applicant proposes no new buildings, but the parking lot is set back five feet from the
property line (the minimum setback for parking lots). The applicant has proposed an
extensive landscaping screen along the boundary line that exceeds the City's planting
requirements for butTeryards. although the width ofthe area is narrower than standard,
The applicant seeks a variance from that width.
For variances. the applicant is required to demonstrate that a unique physical condition of
the property exists that creates a hardship in complying with the strict standards of the
ordinance. In this case, the standard would make it impossible to develop the parking lot.
and in facL would suggest the removal of some existing parking in this area. The lot in
question is narrow and the applicant has taken significant measures to mitigate the
impacts of the expansion. Moreover. in the CCD District, the City's intent is to
encourage maximization of the land use. As a result, the tests for variance appear to be
met by this application, considering the size of the lot, the existing conditions on the lot,
and the purpose of the CCD zoning district.
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ALTERNATIVE ACTIONS
1. Motion to recommend approval of the variance to the buffer yard width based on
a finding that a hardship exists in complying with the typical standard, including
width of the parcel, existing development, and purpose of the zoning district.
2. Motion to recommend denial of the variance, based on a finding that the applicant
could comply with the standard by eliminating proposed parking from the plan.
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Planning Commission Agenda _ 1/07/02
STAFF RECOMMENDA TlON
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Staff recommends approval of tbe variance, based on the findings stated. It would appear
to be COunter to the intent of the CCD zoning district to reqnire tile wider landscaped yard
in this case. particnlarly since the applicant has provided an extensive landscape planting
in the available area. One note regards the neighboring property to the east. This
neighbor has commented that some existing landscaping is located on or near the sharcd
property line that could be affected by the proposed plan. Planning staffwouJd
encourage the applicant to work with the neighbor to avoid or minimize impacts on
existing landscaping in the area.
SUPPORTlNG DAT.1
Site Plan
Landscape Plan
Bui lding Plans
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Planning Commission Agenoa - v I/V /IV"'"
6. Public Hcarina _ Consideration of a re uest for a conditional use ermit allowin an antenna
su ) lort structul'C for cl'sonal wireless communications Systcms in thc Liaht Industriall-lA
district. Applicant: SllI'int PCS. (FI>)
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A.
REFERENCE AND BACKGROUND:
Sprint pes is requesting approval of a conditional use permit whieh would allow them to place a
160-foot tall wireless communications monopole-style tower including antennas and associated
transmitting cabinets behind and south of the Fulfillment Systems Inc. [FSI] building located at 406
7'h Street East. The equipment is proposed to be located on a steel platform within a 50' by 50'
chain link fenced compound. The monopole is designed to accommodate twO additional future co-
locations for wireless communications antennas.
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The site is zoned I_I A, light industrial. and communications towers are allowable by conditional use
penn it "' accessory uses intI, is d iSle;ct sub j eel to the ,'c'1 u i ,ements of Zon; ng Code Sect ion 3 - 12
Sprint pes has indicated that the monopole-type tower is needed in this area to provide adequate
coverage for its services. At the time of their study for possible locations. the City was unwilling to
al low wireless comnll\l1ications antennas to be mounted onto the old water tower in the downtown
area. Since that time. Monticello Public Works has indicated that covert antennas may be allowable
on the existing tower. Options for location on the existing water tower will be considered
independent of and subsequent to this request.
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B.
ALTERNATIVE ACTIONS:
I. Motion to recommend approval of the conditional use permit, subject to the conditions
listed in Zoning Code Section 3-12 and based upon a finding that the proposed use complies
with the requirements for such facilities in the Zoning Ordinance.
2. Motion to deny the conditional use permit based on a finding that the tower is incompatible
with the surrounding land uses.
3. Motion to table action of the conditional use permit subject to additional information.
C. STAFF RECOMMENDATION:
The proposal complies with all ordinance requirements. Staff recommends approval of option
alternative 1. above, allowing the conditional use permit for this wireless communications antenna
SUpP011 structure subject to the requirements Zoning Code Section 3-12.
D.
SUPPORTING DATA:
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Exhibit A _ Site Location Map & Aerial Survey
Exhibit B - Site Plan
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Planning Commission Agenda - 01/07/03
7.
Puhlic Hearing: Consideration of a request 1'0'" an amendment to a Conditional
Use Permit PUD within the PZM Zonine District allowint!: expansion of the
Monticello-Hie Lake Community Hospital and altnations to the existine p~lI"king
lot and street layout on the north side of the facility. Applicant: Monticello-Hie
Lake Community Hospital District. (NAC)
REFERENCE AND BACKGROUND:
The Monticello-Big Lake Community Hospital District is proposing an expansion of
their facility which includes a three story hospital addition fronting Hart Boulevard along
the southv\est corner of the existing structure. and a realignment and alteration of the
existing parking lot and street layout to the north of the facility. The expansion is needed
to serve the growing population oCthe city. The alterations to the alignment of East
River Street is an attempt to improve the efficiency of loading and unloading of trucks.
The property. which lies within the PZM zoning district. is subject to a long term
development plan governed by a Planned Unit Development. PUD permit approvals are
given by Conditional Use Permit.
Stan has reviewed the proposal and feels that it generally compl ies with the intent of
what was approved in the original pun. However. staff feels the following issues should
be further discussed:
Truil ('ol1l1('cfion: The cities future park and trail plan shows a trail connecting
Mississi ppi Street to the east of the lIospital Property with East Bridge Park to the west
of the I lospital property. running along the Mississippi R.iver. The proposed plans do not
illustrate the location of this trail. Statf is aware that the applicant is looking Cor
alternative treatment methods for storm water runofTwhich would provide the additional
area needed for the trail. however regardless if an alternative is found, the applicant is
aware that it has been a condition that sufficient area for an cast west connection be
provided.
Cross Easements: If a cross casement, joint access and parking agreement have not
already been agreed upon by the Dentist office and the Hospital. one should be signed
and a copy submitted for city staff records prior to approval of the PUD amendment.
East River Street and Purkin'i!. Lot Design: StafI is supportive of the realignment and
design of both the parking lot and the loading entrance. however the 7.7% grade exceeds
the maximum allowable grade and should be commented on by the City Engineer. Staff
is concerned with the increase in traHic to a level that may be inappropriate for the
neighboring residential area. The applicant needs to show how this expansion and
realignment of the parking lot will not have a negative affect on the neighboring
Planning Commission ^genda - 01107/03
residential area. StatT\vould also note that 1-:<1st River Street would need to be adequately
paved to serve this type of truck traffic.
Although the existing numbcr of parking stalls an: not shown on the plans, it appears that
the number of parking stalls will increase from approximately 40 to 60. The ordinance
requires that parking stalls be no less than (9) feet wide and (20) feet in length. The
proposed parking stalls are (9) feet (6) inches wide and (18) feet in length. StalT\vould
prefer the design of the parking lot be changed to mcet thc minimum parking stall
requirements.
.
The City will need to issue specific license for the applicant to utilize the River Street
right-of-way. with an acknowledgment that the City will be able to construct and/or
maintain utilities in thc arca as needed. In addition. trail easement of suflicient width
(min. 30') will need to be designated to compensate for limitations or loss of pedestrian
use of River Street in the area between the parking lot and the easterly property line.
Finally with rcgard to parking. the applicant has bcen using an unimproved parking area
adjacent to the proposed driveway and loading facilities since the time of thc previous
expansion. This area was permitted for temporary use during construction. This parking
area should be abandoned and restored in accordance with the landscaping plan.
Landscc/lJil7';: A Planned Unit Development implics flexibility on the part of the City.
in exchange for superior projcct design and site management on the part of the appl icant.
1 n terms ofIandscaping, stall approves of the landscaping design shov/n on the south side .
oCthe facility, facing County 75. Howevcr. the applicant should improve the quality and
quantity of landscaping along thc north and west of the project abutting the residential
area.
Liehtine: The applicant has submitted a photometric site plan that appears to meet the
requirements of Chapter 3. Section 2[H] of the zoning ordinance. All lighting should be
hooded in order to deflect light away' ii'om the adjacent residential area and County 75.
5o,'1I/711770/'V: Overall the project appears to be generally acceptable, with a few conditions
that are summarized as fo]]c)\vs;
]. Sufficient area for an east west trail connection along the Mississippi
River must be provided and noted on the applicants plan.
2. A joint access and parking agreement should be signed and a copy
submitted to the city prior to approval of the PUD amendment.
3. The grading plan is subject to approval by the City Engineer.
4. The parking stall size should be revised to meet the minimum standards as
described in Chapter 3, Section 5 of the zoning ordinance.
2
.
.
Planning Commission Agenda - 01/07/03
5.
A landscaping plan showing an increase in quality and quantity of
landscaping along the north and west of the parking and loading area.
abutting the residential use. should be submitted and approved by City
Staff prior to approval of the PUD amendment.
6. All lighting should be hooded to detlect light mvay fi-om the adjacent
residential area and County 75.
7. Any further conditions required by the City Engineer.
AL TERNA TIVE ACTIONS
I. Motion to recommend approval of the PUD amendment allowing the expansion
of the building and alteration to the design and layout of the parking lot and
loading area. subject to the conditions listed in F:xhibit Z. based upon the findings
that the application would comply \vith the Hospital's long term development
plan and approved PUD and the City's Comprehensive Plan anticipating long-
term provision for the hospital site.
/
Motion to recommend denial of the PUD amendment. based on a finding that the
request does not comply with the approved long term development plan for the
Monticello - Big Lake Hospital District.
.
3. Motion to table action on the PUD amendment. subject to further review.
STAFF RECOMMENDATION
Staif recommends approval of the amendment to the Planned Unit Development
contingent on the conditions described in this report and listed in Exhibit Z.
SUPPORTING DATA
Exhibit A - Area Location
Exhibit B - Site Plan
Exhibit C - Landscaping Plan
Exhibit Z -. Conditions of approval
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DEVELOPMENT STAGE PUD AMENDMENT CONDITIONS OF APPROVAL
1. Sufficient area for an cast \vest trail connection along the Mississippi River must
be provided and noted on the applicants plan. The location must be compatible
with any future stonnwater pond area that may be required with future phases.
! A joint access and parking agreement should be signed and a copy submitted to
the city prior to approval of the PUD amendment.
3. The grading plan is subject to approval by the City Engineer.
4. The parking stall size should be revised to meet the minimum standards as
described in Chapter 3, Section 5 of the zoning ordinance.
5. A landscaping plan showing an increase in quality and quanity of landscaping
along the north and west of the parking and loading area, abutting the residential
use. should be submitted and approved by City Staff prior to approval of the PUD
amendment.
.
6.
All lighting should be hooded to deflect light away from the adjacent residential
area and County 75.
7. Any further conditions required by the City Engineer.
8. Required landscaping and sidewalk improvements associated with the recent
westerly expansion of the parking lot must be completed prior to or in
conjunction with this project.
Exhibit Z
.
4
l
.
.
.
Planning Commission Agenda - 01107/03
8.
Public Hearine: Consideration of a request to re-zone the proposed Grovehmd 4th
Addition from AO a ricultural-o en s ace to R-l sinole family residential and
B-2 (Limited Business). Applicant: Ocello. LLC (.10)
REFERENCE AND BACKGROUND
Additional information on individual lot areas is being collected at this time that will
enable completion of the staff report. It is our hope that the repOJi will be delivered to
Planning Commission member homes on Monday afternoon or Tuesday morning. My
apologies for any inconvenience this late delivery might have caused.
RvJ
Planning Cummission ^genda - 1/07/02
.
8. Puhlic Hearine: Consideration of a request to amend the preliminary plat of
Gronland Fourth Addition. and ,-ezone fl'om A-O. Agriculture to R-I, Sint!:lc Family
Residential and B-2. Business. Applicant: Ocel1o LLC. (NAC)
REFERENCE AND BACKGROUND
Ocello has submitted a revised plat layout for Groveland 4th Addition. "rhc revision
renects two primary changes made since the original Grovcland plat \vas considered.
The firsL suggested by the City. is the opportunity to extend a street connection to the
east that would then provide more convenient access to School Boulevard. This change
is a result from the ability to work with the developers of the commercial plat along
School Boulevard and TH 25. By extending this street. the traffic patterns can be better
dispersed. The applicant is requesting the creation oft\\() commercial parcels to be zoned
B~2 at the east end of new streeL adjacent to the other commercial development. A
path\va)' conncction could be made that separates the commercial development from the
newly platted residential lots.
.
"rhe redesign of the residential portion of the plat takes advantage of the City" s revised R-
1 zoning standards to average lot areas and lot \\'idths over the extent of the pIaL The
new standards require that lot areas average at least 12.000 square feet in area. \vith
minimum lot areas of 10.000 square feel. and no less than 400;;) of all lots meeting the
12.000 square foot si?e. I.ot widths must average 80 feet in width, with a minimum of 70
feet and at least 40% of all lots having widths of 80 feet or more. The plat meets the lot
width standards ;1S the average lot width is 91.3 ft: 73% of all lots have widths 80' or
more.
"fhe applicant has supplied inlc)J"Jl1ation showing the lot areas, but not lot widths. The plat
shows 83 single family lots. Only eight of the lots appear to be less than 12.000 square
feet in area. easily complying with the R-l standards. As noted, lot widths are not
shown. It appears that the project would comply with the lot width standards, but this
would need to be verified with information from the applicant's engineer.
Planning staff has two general comments relating to the plat layout. First is the creation
of lots that result in triangle shaped parcels with sharp points at the rear of the prope11y.
There area four such lots in the subdivision - Lots I] -13 in Block 6. and Lot 6 in Block 5.
The buildable area for these lots becomes very constricted, even though the lot width in
front is larger. Planning staff would recommend that the t1exibility offered by the R-I
district be applied to eliminate this type of design. A standard that staff would
recommend would be that a 70 foot minimum width be required from the front to at least
80 feet deep into the lot. In this way. a 50 foot deep building pad would be ensured.
.
~--
Planning Commission Agenda - 1/07/02
.
The second comment re]atcs to the street extension to the west. This street \\'il] create an
exceptionally long cul-de-sac until School Boulevard is extended to allmv a connection.
Plannilig staff would recommend that the final plat only be approved to a length of 500
feet along this new street until an agreement is in place that guarantees the connection
within a pre-established time frame.
With regard to lot dimensions, the R-I District also permits some flexibility in front
setback if desired by the applicant. A required average of 30 is maintained, although
front setbacks may be rcduced to 25 feet as a minimum. so long as at least 40% of all lots
meet the 30 foot standard. If this option is proposed, it must be indicated on the
preliminary plat + otherwise the building department will impose the standard 30 foot
setback few all lots in the subdivision. No information on front setbacks has been
submitted.
Finally, the proposed plat abuts vacant land guided and zoned for commercial uses. This
land use change requires that a bufferyard be installed in accordance \\lith the zoning
regulations. The buffcryard requirements in undeveloped areas are split bet\\leen the two
neighboring land uses as they develop. As a supplement to the preliminary plat
application, the applicant should prepare and submit a landscaping plan that complies
with the bulfcryard provisions of the ordinance. The landscape plan should also provide
planting for edges and open areas of the plat, as noted in the revised R-I zoning
regulations. The ne\,- district language suggests that plats developed under the new code
include significant areas of landscaping appropriate to the site location, in addition to the
minimum tree planting for each residential lot.
.
AL TERNATIVE ACTIONS
Decision 1:
I. Motion to recommend approval of a rezoning for Groveland 4th Addition to R-I,
Single Family Residcntia] and B-2, Limited Business for the easterly two parcels,
based on a finding that the rezoning is consistent with the Comprehensive Land
Use Plan. and will accommodate orderly land use and transp0l1ation patterns in
the area.
2. Motion to recommend denial of the rezoning, based on findings generated from
the public hearing testimony.
..,
.
--=-~,~,,::,-- -.
~
Planning Commission Agenda - 1/07/02
.
Decision 2:
I. Motion to recommend approval of a preliminary plat for Groveland -j.lh Addition.
based on a finding that the plat layout appears to reilect the appropriate zoning
standards. with conditions that the lots noted in this report arc redesigned to avoid
the sharply pointed rear yard design. the applicant supply additional information
verifying compliance with lot width standards. and a landscape plan in
compliance with the bufferyard standards and the revised R-I plat regulations.
2. Motion to recommend denial of the preliminary plat. based on a finding that the
plat does not adequately address the requirements of the revised R-I zoning
regulations.
3. Motion to recommend approval of a concept plan for Groveland -j.th. with a tahling
of the preliminary plat until the additional information can be submitted.
STAFF RECOM\1FNDATION
.
Staff recommends approval of the rezoning. based on the consistency of the development
\\-ith the City's land use and transportation goals. However. the plat submission lacks
information needed to demonstrate compliance with the R-l zoning regulations allov,-ing
llc:-.;ibility in lot \\idth. sethacks. and landscaping requirements. The plat does appear to
be consistent \'.ith the dimensional requirements. and as a result. planning starr would
support concept approvaL with preliminary plat apprond being withheld until all of the
information is a\ailable.
SUPPORTING DATA
Plat Dra\ving
.
l
Jan. 3. 2003 5:34PM
MCCOMBS FRANK ROOS ASSOC
No.2476
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Planning Commission Agenda - 01/07/03
9.
Consid('ration of a Conditional Lise Pennit PUD for denlofHnent of a Home Depot
located on Ceda.- Street between Dundas RO"ld and Chelse"l H,oad. Auplicant:
Birchland Denio ment Co. .John Lundsten ,Ie...." Mathwio Lee Par-ks and The J-{ome
Depot. (NAC/JO)
REFERENCE AND BACKGROUND
PUD concept plan approval has been requested for a Home Depot store on Cedar Street
between Chelsea Road and Dundas Road, The site plan results ham frequent meetings and
ongoing discussions between Home Depot designers and City staff The area where the store
site is ] 2, I 0 acres in size. The property is zoned B-3. Highway Business District.
Commercial planned unit development is a conditional use in the B-3 District.
Other uses proposed as part of the cventual huild-out of the planned unit developmcnt
include a retail store of over 200.000 square feet. a motor fuel ccnter. storm v>"atcr detention
ponds. and a lot that docs not yet have a designated use. The retail store next to the Home
Depot may be a proposed Walmart. The current application includes only the I-Iome Depot
and a storm water detention pond south of the store. We expect to receive more detailed
plans about the other uses at some point in the future.
Circulation Primary circulation routes include a drive aisle 6'om Cedar Street running in
front of the proposed building and three drive aisles extending south 11'om the primary
east/v,iest road through the PU D. A temporary fire Jane is shO\vn on the east side of the
building that would exist until "Retail B" is constructed. lhe circulation system appears to
be practical.
Parking, For building material sales within structures and garden supply stores. a minimum
ofeight off-street parking spaces plus one additional space n:>r cach 800 square fect of noor
area over 1,000 square feet is required. Based on 133.796 square feet of store and sales area.
a minimum of 174 parking spaces are required. Although Home Depot may wish to have
more than the minimum required. it appears that 1110re parking is proposed than is necessary.
It is our experience in visiting other flame Depot stores that generally more parking area is
supplied than is needed. There may be opportunities here to reduce the amount of parking
somewhat and replace it with landscaping that would break up the huge expanse of parking
that will exist \vhen the PUD is fully developed. Those green areas would be considered
"proof of parking" areas that couJd be convel1ed to parking in the future if the store
demonstrates to the City that more parking is needed.
Lands'canhll!/Screcning, A Jandscape plan has not been submitted. Since the site wi IJ be
developed to a great extend with paving and building area. it is expected that the green areas
that are left will be extensively landscaped with trees. shrubs. and groundcover. Attention
Planning Commission Agenda - 01/07/03
should especially be paid to providing landscape screening between the building and Cedar .
Street to screen the proposed loading area and mechanical equiplTlent. In designing the storm
water detention pond southwest of the building, some area should be left for evergreen trees
and other plantings bet\veen the building and Cedar Street.
Seasonal Outdoor Sales. A seasonal sales area is proposed on the \vest side of the building.
Having an outdoor sales area would provide a less attractive view of the site from Cedar
Road and the entrance to the site. even if screened. We recommend that either the outdoor
garden center be expanded to accommodate seasonal sales or this use be eliminated.
Parkin'.! Lot Lam/scapin'.!. The City has a regulation relating specifically to landscaping
within the parking area. To avoid the undesirable monotony, heat. and \vind associated with
large parking lots. the Zoning Ordinance requires a minimum of one internal landscaped
arealisland delineator in addition to any required traffic safety island for each additional
5,000 square feet of off-street parking space after the first 5,000 square feet. with each island
equal in size to a single parking space.
The site plan shows islands at the ends of the parking rows and in association with the cart
corrals. The only exception is in front of the entry vestibule. where access aisles associated
with the disability parking spaces replace islands. Landscaped islands should be located at
the ends of all the rows of parking. induding in front of the entry vestibule. to be consistent
with the goals ofthe City in breaking up large parking areas with green areas and to maintain .
a uniform landscape treatment. In addition. we would recommend that along the drive aisle
bordering the adjacent retail site, the rO\v of parking west of the drive aisle be replaced with
a long landscaped island planted with trees and shrubs. This would enhance the entry
experience and provide relief from the massive expanse of paving, while stiJl providing an
adequate parking supply.
Pal'ine/C'urbinf!. Rather than striping the drive aisle area in front of the entry vestibule, a
different paving material. such as stamped and/or colored concrete, would provide a more
attractive and distinctive design that would highlight this pedestrian crossing area. Curbing
is not shown along the north end of the parking lot or main drive aisle in the PUD. Curbing
is required and must be shown.
Pnmertv Lines. The site plan notes that the architect and surveyor are using different
boundary lines, especially in the southwest corner ofthe site. For clarity, inconect boundary
lines should be eliminated. The site plan shows a property line dividing the storm water
detention pond southwest of the building. lfphasing of the storm water detention pond is
proposed. this must be incorporated as part of the planning and would be subject to review
and approval by the City Engineer.
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Planning Commission Agenda - 01/07/03
AL TERNA TIVE ACTIONS
I. Motion to approve the PUO concept plan based on the finding that the PUD concept
plan, with conditions, is consistent with the City Comprehensive Plan and is in
compliance with the City Zoning Ordinance. The conditions of approval are listed
in Exhibit Z.
2. Motion to deny the PUO concept plan based upon a finding that the PUD concept
plan, as proposed. is not consistent with the City Zoning Ordinance.
3. Motion to table the PUD concept plan subject to the submission of additional
information.
STAFF RECOMMENOA TI0N
.
The proposed site layout and land uses appear to make sense for the property provided some
issues, such as increased green space, provision of screening. and elimination of outdoor
sales and display, are addressed as the project progresses. Staff recommends that the PUO
concept plan be approved subject to the con?itions listed in Exhibit Z.
SUPPORTING DATA
Exhibit A - Overall Concept Plan
Exhibit B - Concept Site Plan
Exhibit Z - Recommended Conditions of Approval
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Planning COllllllission Agenda - 01/07/03
RECOMMENDED CONDITIONS OF CONCEPT PLAN APPROVAL
1. A landscape plan is submitted that includes screening of the loading area and mechanical
equipment from Cedar Street.
2. Instead of an outdoor seasonal sales area, either the olltdoor garden center must be expanded
to accommodate seasonal sales or this use should be considered for elimination.
3. Landscaped islands are added in front of the entry vestibule and along the drive aisle adjacent
to the neighboring retail site.
4. A different paving material. such as stamped and/or colored concrete, is used in front orthe
entry vestibule.
5. The entire parking and drive area is surrounded with curbing.
6. Incorrect property lines are eliminated from the site plan to add clarity.
7. If phasing of the storm water detention pond is proposed, this is incorporated as part or the
planning and would be subject to review and approval by the City Engineer.
8.
The developer submit a complete PUD development stage application in accordance with
Chapter 20. Section 20-4[B]5 of the Zoning Ordinance requires that the development stage
application be submitted within nine (9) months of the date of concept plan approval.
9. Comments from other City staff.
G-h,'bll L
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Planning Commission Agenda - 01/07/03
Public Hearint!:: Consideration of apDlications for Preliminan' Plat approyal of a
residential subdivision called Spirit Hills, and for Conccpt and Developmcnt Sta2c pun
approval ofthe townhome portion ofthc proiect. ADplicnnt: l\bplcwood Dcvclopment,
Inc. (NAC)
REFERENCE AND BACKGROUND
Bach:l'Ound and Existin'.! Conditions. The applicant has applied for approval of a
Preliminary Plat of a residential subdivision called Spirit Hills and for approval of a
Development Stage PUD for the to\\/nhome portion of the project. The land is currently not
within the City and will be annexed. The project includes 50 large single family lots on 34.4
acres of land and, to the north, 1 ()4 townhome units on 17.3 acres of land. Rezoning will be
requested with final platting and PUO approval. The proposed zoning of the single family
area is R-l A Single Family Residential District. and the proposed zoning of the to\vnhome
area is R-2. Single and Two-Family Residential District. Townhomes are a conditional use
in the R-2 District. The overall City lanel use plan calls for low density development in this
area. The higher density of the town home area is balanced by the large lots of the single
family area.
With regard to annexation, both the City and Township have approved a joint resolution
supporting annexation of both parcels.
Single Flll1lill' Area.
Larout and Desir:n. The street design provides connections to the northeast, south, and west.
Half cul-de-sacs are proposed in the southeast and northwest corners of the subdivision.
While planning staff does not have a problem with half cui-dc-sacs, we acknowledge that
public \\orb staffis not favorable to these designs. The R-l A District is intended to contain
neighborhoods with a higher level of amenities than is typical. We would encourage the
developer to work with public works staff and the City Engineer to develop additional
amenities with the street system, such as landscaped islands within these half cui-de-sacs.
Connections to trail easements and outlots in adjacent developments to the east and southeast
are labeled drainage and utility easements. The preliminary plat should also include trail
easements in these locations. Sidewalks are required on one side of all the proposed streets.
Extra large Jots are required and are shown along the gas line that runs diagonally across the
site.
Lot S'ize. ]n the R-1 A District, proposed lot areas must average at least 16,000 square feet,
with no lot being less than 12,000 square feet in area and no fewer than 40 percent of all
individual lots in the subdivision equal to or greater than 16.000 square feet in area.
According to the plan, in the proposed development the average Jot area is 17,265 square feet
and 52 pcrcent of the lots are over 16,000 square feet: therefore. the dcvelopmcnt is
Planning COl11l11ission Agenda - 01/07/03
compliant \yith thcse regulations.
.
Lor Widrh. In the R-I A District proposed lot \\-idths must <l\erage at least 90 fed. \yith no
lot \yidth being less than 80 feet and no fewer than -1-0 percent of all individual lots being 90
feet or more in width. According to thc plan. the proposed development is compliant \\ith
these requirements with an average lot width of 106.4 feet and 82 percent of the lots 90 feet
or more in width.
Lal7dsca/Ji17>J.. Subdivisions in the R~ I A District are required to include high-quality
landscaping. and a landscape plan has been submitted for review. The entrance to the
subdivision from Fenning Avenue N.E. is emphasized with plantings of perennials. shrubs.
and spruce trees. A mixture of evergreen and deciduous trees arc proposed along Fenning
A venue N. E. The proposed sizes of the cyergreen trees and crabapple trees arc appropriate.
Overstory trees are proposed to be 2 inch caliper: however. the Zoning Ordinance requires
deciduous overstory trees to have a minimum 2.5 inch caliper. This applies to the proposed
maple. linden. and ash trees.
The landscape plan includes a mixture of individual shade trees and groups of shade and
ornamental trees in the front yards of the lots. The corners of the blocks are highlighted with
groups of three to five crabapple trees. Crabapple trees are attractive when in /lower:
however. they are small trees that will not create a big impact in this open. large-lot
landscape \yhen not in flower. Although conyerting this un-treed site into a woodland might .
be overly ambitious. we would recommend that in very visible locations of the subdivision.
such as corners of blocks. plantings include a variety ofmorc closely spaced native trees and
shrubs to create the impression of a beginning of a woodland. We belieye this would be
consistent with the theme of informal groupings of trees proposed by the developer and
vvollld giye the subdivision a distinctive look. Suggested trees and shrubs for these areas
include white oak (Quercus alha). black cherry (PrllllUs seroril7u). Allegany serviceberry
(Amelanchier Jacvis), American hophornbeam (Ostl}'a virginiana). nannyberry viburnum
(Viburnum lent ago), witch hazel (Hamamelis virginiana), and common snowberry
(5) '1l1phoricarpos al hus).
Storm Water A1anagemenr. It had been planned that storm water will be routed to a
subregional pond south of the property. Currently construction of a pond to the south may
not be practical. This may cause a delay in the Spirit J-lills development. The developer
needs to work with the City Engineer to resol ve the issue of storm water management. Three
temporary sediment basins are proposed along the south property line o[the site. A plan for
restoration of these areas must be submitted.
TownllOme Area.
Lavol/t and Desif!l1. The subdivision is located northwest of a large hill, and land slopes
2
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Planning Commission Agenda - 01/07/03
.
down to the northwest corner of the site. The grading plan shows extensive grading of the
site. The developer has said that the proposed layout works best for the site: hO\vever,
planning staff,vonders if a different layout and/or building type might work better with the
existing topography. The developer has been asked to submit examples of other layouts for
comparison. At this time the developer has not submitted any alternative examples. One
option that would be more sensitive to the existing topography would be rmv-style
townhomes that are oriented parallel to the slope. They could have garages on the lower
level, with entrances on the northwest side of the building, and the story above could walk
out to patios on the southeast side of the building.
In case the developer and City decide to proceed ,vith the layout generally as proposed. some
more specific comments follow:
S'etbacks. In the R-2 District the required setbacks are 30 feet for the front yard, 10 feet for
an interior side yard, 30 feet for a side yard next to a street. and 30 feet for the rear yard. The
City has allowed a 25-foot setbacks from private drives. The project complies with setback
requirements from perimeter boundary lines and from the right-of-way of Street E. The
private drives closest to Fenning ^ ve. NE on the north and south sides of Street E are closer
than 25 feet from the adjacent buildings. If private drives arc \videned to 24 feet, other
buildings may also be less than 25 feet from private drives.
.
Streets. Dr;1'('l1'al's, and Parkin'?. Three of the buildings have driveways on Street E. but the
building on the west side of Street E at the north end of the site has an additional private
drive bet,veen the building and Street E. To increase green space in the development. we
'vould recommend eliminating this private drive.
The private drive on the north side of Street E closest to Fenning A \Ie. N E makes a sharp
curve in order to comply with the required 40-fi)ot setback from the street. This jog makes
the access more awkward and possibly less safe. A row-style building may be more
appropriate in this location.
Street E is proposed to be a public street. Widths of both 30 feet and 32 feet are shown on
the plan. A right-of-way width of 60 feet and street width of 32 feet face-to-face are
required. Some private drives are shown with a width of24 feet and others are shown with
a width 01'20 feet. In the past the City has required a minimum width of24 feet for private
drives, and we expect this development would be held to the same standard. The ends of
private drives must be designed for vehicle turnaround.
In areas ",-ith longer driveways, such as the buildings with driveways on Street E, if middle
units shared access to the street, the number of curb cuts and paving would be reduced. The
driveways should continue to have enough area to allow parking in the driveway for each
unit.
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Planning Commission Agenda ~ 01/07/03
[n the past. the City has required one visitor parking stal] for every three units. and we expect .
this development to be held to the same standard. Parking may be prO\ided through on-street
parking on Street E and scattered bump~out parking areas. Planning staff will have
additional comments at the Planning Commission meeting regarding a revised plan that the
developer has submitted.
Buildinl! S!Jocil1<;f. The City has required other projects to 111aintain 74 feet of separation
between the faces of buildings. This allov,:s a 24-foot-wide private drive and driveways that
are 25 feet long. Some Counci]members have expressed concern regarding whether this is
a good standard or whether it creates a development that feels too dense. The proposed
project does not even meet the 74-foot standard. and, therefore, may be judged to have
insufficient building spacing. One positive feature of this project is the placement ofa public
street through the center of the development. None of the buildings are very far from this
open street corridonvl1ere the City' s street pavement \\idth. right-of-way width. and building
setback standards are met. While a 74-foot separation between the faces of buildings is
minimally functional. the Planning Commission may wish to comment on whether a greater
spacing should be imposed.
Lundsco/Jine, A landscape plan has been submitted for the overall development that includes
overstory trees. evergreen trees. ornamental trees, shrubs. and perennial flowers. The
landscape plan must be revised to include landscaping around the pond in the northwest
corner of the development. A typical unit landscape plan must also be submitted, and .
maintenance of the perennial flower beds must be addressed in association documents.
Overstory trees must have a minimum 2.5 inch caliper.
Buildin'"f Desi'"fl1 and Muteriols, Building elevations have been pro\'ided but do not note
exterior building materials. Floor plans have not been submitted. The building elevation
appear to depict primarily lap siding with some brick. The developer is required to have
building materials and elevation drawings approved by the Planning Commission before a
building permit is issued.
B. ALTERNA JIVE ACTIONS
1. Motion to approve the Spirit Hills Preliminary Plat. Concept and Development Stage
PUD based on the finding that the proposed plat, with conditions, is appropriate for
the location and proposed uses, and that the proposed improvements qualify for PUD
consideration under the City's PU 0 ordinance. The conditions of approval are listed
in Exhibit Z.
2. Motion to deny the Spirit Hills Preliminary Plat. Concept and Development Stage
PUD, based on a finding that the proposed townhome area is not sensitive to the
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Planning Commission Agenda - 0] 107/03
existing topography, the townhomes are spaced too closely. and the single family
area has inadequate landscaping.
"
_1.
Motion to table action on the Spirit Hills Preliminary Plat. Concept and Development
Stage PU D, subject to the submission of additional and revised information.
STAFF RECOMMENDA TION
According to the City's Zoning Ordinance. planned unit developments are intended to
encourage a number of henefits including "the preservation and enhancement of desirable
site characteristic such as natural topography and geologic features and the prevention ofsoi I
erosion," Staff would like to see the applicant explore alterative layouts andlor huilding
types for the townhome area that arc more sensitive to the existing topography and maintain
greater huilding spacing. The applicant should also address other issues listed in Exhibit Z.
If. however. the Planning Commission and City Council find that the proposed application
is appropriate and generally complies with Zoning Ordinance requirements. we recommend
that approval be subject to the conditions listed in Exhihit Z.
SUPPORTING DATA
.
Exhibit A - Site Location
Exhibit B - Existing Conditions - South Single Family Area
Exhibit C - Exhibit Conditions - North Townhome Area
Exhibit D - Preliminary Plat - South Single Family Area
Exhihit E - Preliminary Plat - North Townhome Area
Exhibit F - Grading Plan - South Single Family Area
Exhibit G - Grading Plan - North Townhome Area
Exhibit H - Utility Plan ~ South Single Family Area
Exhibit I - Utility Plan - North Townhome Area
Exhibit Z - Conditions of Approval
.
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CONDITIONS OF PRELIMINARY PLAT AND DEVELOPMENT STAGE PUD
APPROVAL
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General:
1. Approval is subject to final annexation and rezoning.
2. A final plat must be submitted and approved.
3. Grading plans arc subject to review and approval by the City Engineer.
4. Utility plans are subject to review and approval by the City Engineer.
5. The overall City land use plan calls for low density development in this area. The hi!.!her
density of the townhome area is balanced by the large lots of the single family area.
Therefore. final plat approval for the townhome area must occur at the same time as final
plat approval for the single family area.
6. Comments from other City staff.
Sil1(!le Fal71ilv Area:
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7.
The developer shall cooperate with public works staff and the City engineer to develop
additional amenities with the street system, such as landscaped islands within half cul-de-
sacs.
8. Trail casements to the east and southeast must be dedicated.
9. A sidewalk must be provided on one side of all streets.
10. 'fhe landscape plan must be revised so that all overstory trees are at least 2.5" caliper.
11. "fhe landscape plan must be revised to include closely-spaced native trees and shrubs in
very visible locations, such as block corners.
12. Storm water management issues must be resolved and are subject to review and approval
by the City Engineer.
13. A restoration plan for temporary sedimentation basins is required and is subject to City
Engineer review and approval.
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6
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TOll'nhome Area:
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14. A setback of at least 25 feet must be maintained from all private drives.
15. All private drives must be at least 24 feet wide. and Street E must be 32 feet wide from
face to face.
16. Private drives must be dcsigned for vehicle turnaround.
17. 'fhe Planning Commission should consider requiring elimination of the private drive
between the building on the west side of Street E at the north end of the site.
18. The Planning Commission should consider requiring the building on the north side of
Street E that is closest to Fenning Ave. NE to be a row-style building. rather than back-
to-back. to address setback and alignment issues with the private drive on the west side of
the building.
19. The Planning Commission should consider requiring middle units to share access to the
street to reduce the number of curb cuts and the amount of paving.
20. At least one visitor parking stall per three units must be provided.
21.
Floor plans must be submitted showing that the units comply with floor area minimums.
.
22. Elevations must be submitted with exterior bui Iding materials noted. The developer is
required to have building materials and elevation drawings approved by the Planning
Commission before a building permit is issued.
23. The landscape plan must be revised so that all overstory trees are at least 2.5" caliper.
24. The landscape plan must be revised to include landscaping around the pond in the
northwest corner of the development.
25. A typical unit landscape plan must be submitted, and maintenance of the perennial flower
beds must be addressed in association documents.
26. A final plan must be submitted and approved in accordance with Chapter 20. Section 20-
4[D] of the Zoning Ordinance requires the applicant to submit a final plan with the City
Administrator within six months of development stage approval.
7
t:'X-hibit L
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Planning COlllmission Agenda - 01/07/03
1L
Considcmtion of Callin2: for A Public I-Iearing on Amendments to the District
Boundan' Map identified in the Downtown Redevelonment Plan. (.10)
REFERENCE AND BACKGROUND
Planning Commission is asked to call for a public hearing on changes proposed to the
District boundaries identified in the Downtown Revita]ization plan which is a sub section
of the Comprehensive Plan. The boundary changes proposed are relatively minor
housekeeping items that should be considered in light of recent land exchanges affecting
public and private/commercial land. Specifically, the exchange between the City and
Wells Fargo has placed the Library use (old Marquette Bank) in the Walnut Strcet
District. Conversely, the land on which the former Library \\'as located (now Wells
Fargo) will need to be considered for placement in the Walnut Street District and taken
out of the "Civic/lnstitutional" District. Fina]]y, the Planning Commission could also
consider formally placing the 'fown Centre site into the Walnut Street District. As you
may recall commercial development on this property was deemed acceptable and
consistent with the Comprehensive Plan, even though it ,vas identi1~ed as being in the
Civic/Institutional District. The action proposed would formally shift this property into a
commercial designation.
In the cases above, shifts were made in land use that were incidental and accompanied by
a recognition that the shifts were not inconsistent with the general plan. The proposed
Comprehensive Plan amendments would serve to establish an up to date district boundary
map that reflects land use, thus enhancing the legitimacy orthe document.
ALTERNATIVE ACTIONS
]. Motion to call for a public hearing on amendments to the District Boundary Map
identified in the Downtown Redeve]opment Plan.
2. Motion to deny request to call for a public hearing on amendments to the District
Boundary Map identified in the Downtown Redevelopment Plan.
STAFF RECOMMENDATION
Staff recommends alternative 1. The action will put in motion the process of updating the
plan.
SUPPORTING DATA
Draft of proposed amendments to District Boundary Map.
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organized to create a sense of pieces fitting exactly together. The picture that
results in a built downtown is one that is beautiful and one that functions well
for the community.
-.
Districts.. Downtown Monticello will always be a mix of uses, ages and patterns, and the
plan recognizes a series of districts formed around basic uses and character.
Therefore, a building near the river will have a character different from a
building near the interstate. A unifo~ building character across the entire
downtown will never be achieved and would likely be undesirable for tenants
and the community. Within districts, however, buildings would have a strong
relationship to one another and a consistent relationship to the streets of the
distri ct.
.
K.y DbUid.
.1ItN'1!"'1I1l1Q"IT
_ IlROAOwAV; DOWNfQWH
~ '''OAOW,,'1: !A,ST AND
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D NII!ICIIH.a..~oO
~ INDuITI'IAL
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[.........~~1 ~.....K AND O,.I!N ....ACE
.. ..."".tTlTUTIO.... IN 'r . ~
T ~ """ '"" . --ol'" "'". ,_...... d'::' ::" ~1\Y.,d _ ""g '" _~....-... '" '""'........
~ A New Bridge
~~ Revltaltz/ng MontJr:ello's Downtown and Rlw!rfront
I Page 3:11
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The plan envisions eleven districts in downtown, each with varying targets for
use and character:
Riverfront
· Specialty retail, eating establishments, lodging, entertainment, multi~
family residential, offic~; upper level residential or office; two or three
story buildings; river orientation; emphasis on public areas surround-
ing buildings (rather than parking lots)
Broadway: Downtown'
· Small and mid-sized retail, specialty retail, personal and business ser-
vices, eating establishments, lodging, entertainment and office; upper
level residential or office; two story buildings; orientation to Broadway
Broadway: East and West
· Single family residential; strong emphasis on restoration of existing
older homes
Walnut
· Small and mid-sized retail, personal and business services, eating
establishments and office; upper level residential or office; two story
buildings encouraged; orientation to Walnut Street
Pine
· Mid-sized retail and office; two story buildings encouraged; orienta-
tion to Pine Street
Seventh Street
· Larger scale retail and service, auto-oriented retail and service, drive-
through restaurants, lodging; orientation to Seventh Street
T ransi ti onal
· Mix of small office, personal and business services, multi~family resi-
dential and single family homes
Neighborhood
· Predominantly single family homes following existing neighborhood
patterns
Industrial
· Sunny Fresh operations only; transition to Civicllnstitutional, Walnut
or Transitional if Sunny Fresh ceases operation
Park and Open Space
· Parks, cemeteries, outdoor public spaces and gathering spaces
Civic/institutional ~
· Municipal and county facilities (except maintenance operations), pub~
lie meeting spaces, community activity spaces, educational facilities,
churches, outdoor gathering spaces
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A New Bridge ~
Revitalizing Mont/cello's Down/own and Riverfront tlI>~
Page 3:13
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12.
Planning Commission Agenda - 01107/03
Consideration of re-appointment for expired terms of plannimr commission
members Dick Frie and Rod Draesten.
The terms filled by Dick Frie and Rod Dragsten expire in January. If they are interested
in continuing to serve on the Planning Commission, they should let their interest be
known and the Planning Commission should then forward a recommendation to the City
Council.
Please see attached 2003 annual appointments.
2003 ANNUAL APPOINTMENTS
Official Depositories:
Marquette Bank Monticello
Chief Financial Officer - authorized to designate
other depositories for investment purposes only.
Newspaper:
Monticello Times
Health Officer:
(1 year)
River Place Phvsician Clinic
Acting Mayor:
(1 year)
Brian Stumpf
Joint Commissions:
Community Education
Fire Board
Bruce Thielen
Rick Wolfsteller and Brian Stumpf
Attorney:
Matt Brokl
Camphell Knutson
Plannec
Northwest Associated Consultants (Steve Grittman)
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Auditor":
Gruys, Borden. Carlson & Associates
Recycling Committee:
Bruce Thielen
Engineer:
WSB & Associates
NAME TERM EXPIRES
Housing & Redevelopment Authority: 1. Steve Andrews 12/2002
(5-year staggered terms) 2. Dan Frie 12/2003
3. Brad Barger 12/2004
4. Dan'in Lahr 12/2005
5. Bill Fair 12/2006
Planning Commission: 1. Dick Frie 12/2002
(Assuming 3-year staggered terms) 2. Rod Dra~sten 12/2002
., Robbie Smith 12/2003
.J.
.-. 4. Lloyd Hilgart 12/2004
-- 5. Richard Carlson 12/2004
Library Board: 1. Tom Parker 12/2002
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