Planning Commission Agenda 04-07-1998
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Memhers:
Dick Frie, Richard Carlson, Dick artie, Rod Dragsten, Robbie Smith
1. Call to order.
2. ~ /PI,v'Approval of minutes of the regular meetin held March 5, 1998.
3.
Consideration of adding items to the agen a.
4.
Citizens corrnnents.
5.
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Public Hearing--Consideration of an application of the City of Monticello for a zoning
map amendment rezoning various properti s in the downtown area of Monticello from R-
1, R-2, R-3, B-3, B-4, 1-1, 1-2, PZR, and ZM Districts to the CCD, Central Community
District. Applicant: Monticello Planning ommission.
6.
Public Hearing--Consideration of a reques for a Conditional Use Permit and Preliminary
Plat allowing a religious institution in a P- ,Public/Semi-Public Use District. Location:
Property is a 35 acre parcel, east of Wash' gton St., South of Little Mountain
SettlementlRR tracks, and North ofI-94. pplicant: St. Henry's Church.
7. Public Hearing--Consideration of an appli ation of the Harold Shermer property for a
Preliminary Plat for East Oaks Meadows. Location: 33 Acre Parcel directly East of
Meadow Oaks subdivision, bounded on N rth by 1-94, Applicant: Harold Shermer.
8. Public Hearing--Consideration of a reques for a Preliminary Plat for River Mill 4th
Addition. Location: Outlot B, River Mill th Addition. Applicant: Residential
Development, Inc.
9. Public Hearing--Consideration of a reque t for a Conditional Use Permit allowing a
Development Stage approval for a Planne Unit Development for Klein Farms Estates 3rd
Addition. Location: Outlot D, Klein Far Addition. Applicant: E&K Development.
10. Public Hearing--Consideration for a Con itional Use Permit allowing a Concept Plan and
Development Stage approval for a Planne Unit Development in the "R-2", Single and
Two Family Residential. Location: Lot 7 8,9, and 10, Block 8, Original Plat. Applicant:
Michael Cyr d.b.a. Front Porch Associati n.
11.
Public Hearing--Consideration of a eond.tional Use Permit allowing open sales as an
accessory use in the B-4, Regional Busin ss District. Location: 101 West Broadway, Lot
9 & 10, Block 52, Original Plat. Applica ion: Scott Rolfe, Skippers Pools and Spas.
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16.
Planning Commission Agenda - April 7, 1998
Public Hearing--Consideration of an applic tion for a Conditional Use Permit allowing a
concept plan approval for a Planned Unit evelopment in the "CCD" Central Community
District, and a Conditional Use Permit allo ing a hotel in the "CCD", Central Community
District. Location, Lot 1, Block 1, Kirkma Addition. Applicant: Amcon Construction
Company.
Public Hearing--Consideration of a Condit" nal Use Permit amending Conditional Use
Permit 93-017, to allow an office addition 0 the existing commercial storage use in a B- 3,
Highway Business, zoning district. Locati n: 36 Dundas Road; Part of the S 'h of the NW
1/4 Section 14, TWP 121, Range 25, Unp tted. Applicant: Glen Posusta, Amax Self
Storage, LLC.
Public Hearing--Consideration of an applic tion for a variance to allow barbed wire to be
installed on top of a six foot high chain' fence to be erected as part of an existing
commercial storage use in a B-3, Highway Business, zoning district. Location: 36 Dundas
Road; Part of the S 'h of the NW 1/4 Sect' n, TWP 121, Range 25, Unplatted. Applicant:
Glen Posusta, Amax Self Storage, LLC.
Consideration of a request for a concept p n review of a townhome development along
7th Street between Elm and Minnesota Str ets. Applicant: Star City Builders.
Call for Public Hearing--Jill Stark, pre-sch 01. (Jeff - Report).
17. Consideration of additional review of SW ea Plan as requested by the City Council.
18. Consideration of appointing a representati e to the Orderly Annexation Board.
19. Updates:
a. Hospital Site Plan
b. MCP, Rod Dragsten
20. Adjournment.
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MIN TES
REGULAR MEETING. MONTIC LLO PLANNING COMMISSION
Thursday, Marc 5,1998.7 pm.
Members Present:
Council Liaison Absent:
Staff Present:
Also Present:
Dick Frie, Richard Carls n, Dick Martie, Rod Dragsten, Robbie Smith
Clint Herbst
Fred Patch, Jeff O'Neill, teve Grittman
Mayor Bill Fair
1. Call to order.
Chairman Dick Frie called the meeting to 0 der at 7:03 p.m.
2.
A MOTION WAS MADE BY ROD DRA STEN TO APPROVE THE MINUTES OF THE
REGULAR MEETING HELD FEBRU Y 3, 1998. MOTION SECONDED BY
RICHARD CARLSON.
Motion passed unanimously.
3.
One item was added to the agenda: Stev Grittman requested that an item be added to
provide an Annexation Aereement Update Chairman Dick Frie added the update as
item 12 b..
4.
Citizens conunents.
No comments were heard.
5.
Steve Grittman requested that the Plannin Commission continue this item as it appears that
some property owners were not properly otified. Chairman Dick Frie asked those in
attendance at the meeting if any were pre ent regarding this item Hearing no response,
Chairman Dick Frie requested a motion.
MOTION SECONDED BY ROBBIE S
MOTION BY DICK MARTIE, TO CO TINUE THE PUBLIC HEARING FOR THIS
ZONING MAP AMENDMENT TO TH APRIL 7, 1998 REGULAR MEETING OF THE
PLANNING COMMISSION.
Motion passed unanimously.
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Planning Commission Minutes - 3/5/98
6.
Staff report on this item was presented by teve Grittman. Grittman stated that this request
involves two actions, a conditional use per 't and a variance. The conditional use permit is
necessary as the church use is located in th R-2, Single and 2 Family Residential zoning
district and is a legal non-conforming use, aving not been allowed under a conditional use
permit previously. The conditional use per 't is necessary to allow expansion of the church
building.
Variance
Grittman stated that while the variance is s' nificant (to allow the building to be located 2.7
feet from the front property line), it is just' ble as the purpose of the addition is to provide
access to disabled persons in compliance w'th the American With Disabilities Act (ADA), and
to allow a more reasonable use of the exist g building. In order to justify the granting of this
variance, reasonable alternatives not requir g variance must be unavailable or prohibitive to
reasonable use of the property. Alternativ s were explored by the Architect and reviewed
with city staff and it was found by staff tha there are no practical alternatives other than as
presented and requiring the variance. Aest etic issues may also be considered in the granting
of this variance. The proposed addition intains and improves the architectural character of
the church building in its urban context.
Conditional Use Permit
The plan submitted for the conditional use permit shows 31 new parking stalls and shows
driveways connnecting to 3rd and Wright treets. The church is asking to defer construction
of the parking for approximately four (4) ears, as the necessary church development funds
are not currently available.
Mr. Grittman stated that staff is recomme . ding approval of both the variance and the
conditional use permit.
Chairman Dick Frie opened the public he
Hearing no public comments, Chairman ick Frie closed the public hearing.
Dick Martie questioned the necessity to d fer the construction of on-site parking. Mr.
Bernard Christianson representing St. Pet rs Lutheran Church stated that it will be at least
four years until the church has finances to build the parking.
Richard Carlson recognized the need to ovide handicap parking, and further discussed the
possibilities for the church to build on-sit handicap parking stalls immediately. Mr. Bernard
Christianson stated the on-site handicap arking could be constructed in conjunction with this
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Planning Commission Minutes - 3/5/98
project. Richard Carlson spoke in favor of a four year deferral to the installation of all on-site
parking other than handicap parking.
Rod Dragsten stated that he was not in fav r of approving a 2.7 foot front yard setback and
questioned the conclusion that other altern tives should be excluded. He stated that off-street
parking should be a priority to the develop nt of the property. Mr. Bernard Christianson
reiterated the space needs and priorities of he church to provide handicap access and the need
to improve internal traffic flow and usabilit for the building. He stated that construction of
the parking lot at this time would also incr ase the maintenance budget for the church.
Dick Frie said that he had met with various adjacent property owners and had heard that there
were problems with on-street church park' g in front of drives and mailboxes during weddings
and funerals. Otherwise there were no co laints. Mr. Bernard Christianson stated that the
church had held an open house to address eighborhood concerns regarding the proposed
addition and no neighbors attended. Frie . d concern for possible negative precedent this
variance action may cause. Mr. Grittman aid that this property and petition are unique and
would not establish an adverse precedent. Richard Carlson stated that he would support a 2
year deferral for installation of off-street p rking.
MOTION BY DICK FRIE TO RECOM END TO THE CITY COUNCIL THAT THE
CONDITIONAL USE PERMIT ALLO NG A CHURCH FACILITY IN AN R-2 ZONE
BE APPROVED, SUBJECT TO A CON ITION THAT THE OFF-STREET PARKING IN
AN ARRANGEMENT SIMILAR TO OR SUPERIOR TO THE DRAWING A 'IT ACHED
AS EXHIBIT A BE INSTALLED WITH DEFERRAL OF THIS PARKING
REQUIREMENT FOR TWO (2)YEARS.
MOTION SECONDED BY DICK MAR IE.
Motion passed unanimously.
MOTION BY RICHARD CARLSON T APPROVE THE APPLICATION FOR A
V ARIANCE ALLOWING A FRONT Y RD SETBACK OF 2.7 FEET, BASED ON A
FINDING THAT THE EXPANSION IS ECESSARY TO PROVIDE FOR
ACCESSIBILITY TO DISABLED PER ONS IN COMPLIANCE WITH THE
AMERICANS WITH DISABILITY AC (ADA), AND TO MAKE REASONABLE USE
OF THE SITE.
7.
MOTION SECONDED BY ROBBIE S
Motion passed with Dick Frie, Richard C Ison, Dick Martie and Robbie Smith voting in
favor and Rod Dragsten voting against.
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Planning Commission Minutes - 3/5/98
Staff report on this item was presented by teve Grittman. Mr. Grittman described the
proposed housing development as Klein F m.., Estates 3rd Addition, a planned unit
development (PUD) being considered unde a Conditional Use Permit within the R-PUD
zoning district. The project site is located etween School Boulevard and Farmstead Drive,
adjacent to Edmonson Avenue (Co. Rd. 11 ).
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Mr. Grittman stated that the development eets the requirements for low density residential
development in accordance with the Comp ehensive Plan of the City.
Mr. Grittman identified his concerns with t e project as:
Driveways serving residences alon Farmstead Drive should be accessed off of the
private street internal to the project
The driveways and curb cuts along the cul-de-sac should be re~oriented to avoid the
appearance of continuous curb cut .
Additional landscaping should be p ovided in the twin home area to reduce the impact
of wide driveways and extensive p' king.
Drainage area should be provided ith natural vegetation including a mixture of trees
and other plant materials appropria e for their planting location.
A paved pathway connection betw en the cul-de-sac and the School Boulevard
pathway system should be created.
The preliminary plat drawings mus be revised to correspond with revised
Development Stage PUD Plan.
Mr. Grittman advised the Commission tha it would be appropriate to recommend approval of
the Concept Development Stage PUD; ho ever, he recommended that action on the
preliminary plat be tabled pending a [mall t arrangement and revised plan.
Chairman Dick Frie opened the public he ing and recognized Mr. John Anderson of Midwest
Land Surveyors, representing E & K Land Development. Mr. Anderson responded to the
concerns raised by Mr. Grittman:
1. Drives will be moved off of Farms ead Drive and acceSS the internal street.
2. Drives off of the cul-de-sac are no easily rearranged, and cause floor plan problems
and drives that would extend arou d the buildings into what would otherwise be back
yards.
3. Additional landscaping will be add d to mitigate the crowding of driveways and
parking.
4. Natural vegetation will be added t the natural drainage area
5. A pathway will be added per the s etch presented by Mr. Grittman.
Mr. Bill Gleason and Mr. John Gleason d scribed their project in detail.
Hearing no other comments, Chairman D' k Frie closed the public hearing.
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lanning Commission Minutes - 3/5/98
Commissioners generally spoke in favor of th project. Rod Dragsten questioned the mix of
uses in the area ofthis development. Mr. Gr'ttman responded that the use is allowed and
consistent with the Comprehensive Plan for evelopment in the area,
MOTION BY ROD DRAGSTEN TO REC MMEND TO THE CITY COUNCIL THAT
THE CONCEPT STAGE PLANNED UNI DEVELOPMENT BE APPROVED SUBJECT
TO THE CONDITIONS DESCRIBED IN XHIBIT B FROM THE STAFF REPORT,
BASED ON A FINDING THAT THE ZO ING AND DENSITY ARE APPROPRIATE
FOR THE PROJECT.
8.
MOTION SECONDED BY DICK MARTI
Motion passed unanimously.
Staff report on this item was presented by teve Grittman. Steve Grittman reviewed a new
site plan made available by Mr. Dale Sonni hisen of Amcon, design/contractor for Cub Foods.
The new site plan described elements of th site plan that will be changed to address concerns
identified by both the Design Advisory Te (DA T) and staff:
1. Alignment and site design elements including ornamental light poles and landscaping
to coordinate with and extend futue Walnut Street improvements;
2. Elimination of parking stalls backin into the lane of traffic on the Walnut Street
entrance by "flipping" the curb isla d to the west and parking to the east onto the KFC
lot;
3. Inclusion of light poles and landsc ping into the "flipped" curb island area to mirror
image the improvements to the we t;
4. Addition of a bench in front of the Cub Store;
5. Inclusion of additional curb island into the parking area just east of the Cub Foods
Store; and,
6, Inclusion of a cornice detail exten ing along the top of raised parapet at the front entry
area, and at the southeast and nor heast corners of the building.
Chairman Dick Frie opened the public he ing and recognized Mr. Brad Johnson, of Lotus
Realty and Project Developer. Mr. Brad ohnson introduced the project and Mr. Dale
Sonnichisen of Ameon, design/contracto for Cub Foods. Mr. Sonnichisen described the site
development in detail and agreed that the site plan would be redesigned to incorporate the
elements described above. He explained hat the cornice detail would be difficult to achieve in
the southeast and northeast corners of th building as material changes occur. He added that
additional landscaping would be provide at the new curb islands and area behind curb to the
east and south of the Cub building.
Chairman Dick Frie recognized Mr. Dav Henning, owner of the Country Grill Restaurant.
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lanning Commission Minutes - 3/5/98
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Mr. Henning had concerns relating to visibilit ,signage, lighting and access for trucks serving
his business. Staff reassured that additional r view would be conducted to insure that the
concerns of Mr. Henning would be addressed.
Commissioners generally made comments in avor of the plan.
Hearing no other comments, Chairman Dick rie closed the public hearing.
MOTION BY ROBBIE SMITH TO RECO MEND TO THE CITY COUNCIL THAT A
CONDITIONAL USE PERMIT BE ALLO D FOR A PLANNED UNIT
DEVELOPMENT TO ALLOW THE CUB OODS STORE AND ADDITIONAL RETAIL
TO BE CONSTRUCTED WITH A ZERO OT LINE, SUBJECT TO THE CONDITIONS
LISTED IN EXHIBIT D, SUBJECT TO T E REVISED SITE PLAN AS PRESENTED AT
THE MEETING, AND SUBJECT TO ST FF REVIEW AND POSSIBLE
MODIFICATION OF THE PLAN TO AD RESS THE NEEDS OF THE COUNTRY
GRILL, BASED ON A FINDING THAT S AMENDED THE PROJECT WOULD
SUBST ANTI ALL Y COMPLY WITH TH INTENT OF THE CITY'S COMPREHENSIVE
PLAN AND THE DOWNTOWN REVIT LIZATION PLAN.
MOTION SECONDED BY RICHARD C
Motion passed unanimously.
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9.
Jeff O'Neill presented the staff report for his item. It was explained that this item will create
three (3) lots and finish the Eastwood Kn 11 development.
MOTION BY DICK MARTIE TO REC MMEND TO THE CITY COUNCIL TO
APPROVE THE PRELIMINARY AND FINAL PLAT OF THE EASTWOOD KNOLL 2ND
ADDITION SUBDIVISION.
Richard Carlson questioned the costs of t e project and asked if the City would recover its
costs in having developed the Eastwood oll Addition.
MOTION SECONDED BY ROBBIE S
Motion passed unanimously.
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Planning Commission Minutes - 3/5/98
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Commission.
Staff report was presented by Steve Gritt n. Mr. Grittman reviewed the intents of the
Monticello Comprehensive plan for annexat' on and development south and west of the City of
Monticello. He explained planning efforts d public input given to the planning process and
considered in development of a concept Ian use planning map presented to the Commission.
Land uses and traffic concepts were presen ed. Mr. Grittman explained that the purposes of
the plan amendment are to:
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development in the south
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l21an;
provide
to the City; and,
in the OAA and extraterritorial areas adjacent
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for future development of land in
OAA and extraterritorial areas.
There was much discussion regarding the s atus of the annexation agreement with Monticello
Township. Mayor Bill Fair provided input as to where the City is in its negotiations toward a
binding annexation agreement with the To nship.
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Chairman Dick Frie opened the public he ing and recognized Mr. Dick VanAllen
representing the Monticello IDC. Mr. Va Allen presented an outline report from the IDC
explaining its desires for additional strateg.cally located industrial land, and asked the
Commission to consider a mixed use co rciaVindustrialland use designation for much of
the land along the southwest side of the 1- 4 and Hwy 25 intersection. Jeff O'Neill and Ollie
Koropchak, city staff added comment to t e discussion regarding the availability of industrial
land in the City. Mr. O'Neill stated that t e plan presented for the south and west
development areas address the desires of t e IDC in the specification of land adjacent to 1-94
for future industrial development. Korophak stated that there are 145 acres of land currently
available for industrial development in the City. Commissioner Richard Carlson questioned if
there was an intent for development of as rvice road on the west side of Hwy. 25. Mr.
Grittman stated that there is no current pI n for such a service road on the west side of Hwy
25.
Chairman Dick Frie recognized Mr. Dan oeman who spoke in favor of the plan as presented.
He explained that he has personally been pproached by several parties interested in the
development of industrial or conunercial ites in the south and west development area. He
asked if the Commission would consider ixed commercial and industrial uses as suggested
by the IDe.
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Chairman Dick Frie recognized Mr. John Chadwick of Bloomington, Minnesota. Mr.
Chadwick stated that he has a signed pur hase agreement for the "Momson" parcel. He
presented information relating to approx. tely 18 acres of wetlands located in the area
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lanning Commission Minutes - 3/5/98
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indicated in the land use plan map as intended for industrial use. He stated that the Chelsea
Road extension as drawn appears to be locat d over two existing houses and suggested that
the road be moved west to a different power' e corridor. He encouraged industrial use on
both sides of Chelsea. Mr. Chadwick also su gested that industrial use be expanded to both
sides of the extended Chelsea Road. Mr Cha wick said he was also amenable to assisting in
the development of Chelsea Road in the area e is planning to develop.
Chairman Dick Frie asked about the flexibilit the City will have in modifying the plan in the
future. Mr. Grittman stated that the plan pr vides opportunity for flexibility in specific
infrastructure details and in the specific areas of proposed land use; however, once adopted,
the land use areas designated by the plan are generally fixed by adoption into the
Comprehensive Plan. Mayor Bill Fair stated that this plan for development of the area south
and west of the City is important as it will se ve as a guide document for those persons
annexing property into the City.
Mr. Jim Bauer suggested that existing trees utilized to serve as a buffer between uses.
Dick VanAllen requested that additional ind strialland uses be incorporated into the south
and west development area. Mr. O'Neill no ed that the amendment designates a large area for
industrial use that had previously been desig ated for residential use.
Hearing no other comments, Chairman Dic Frie closed the public hearing.
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MOTION BY ROBBIE SMITH TO REC MMEND TO THE CITY COUNCIL THAT IT
APPROVE THE AMENDMENTS TO TH COMPREHENSIVE PLAN AS PROPOSED
IN THE "SOUTH/WEST AREA PLAN".
MOTION BY DICK MARTIE, SECOND D BY RICHARD CARLSON TO TABLE THIS
ITEM.
MOTION SECONDED BY ROD DRAGS
Motion passed unanimously.
11.
Staff recommended that the Planning Co . ssion table this item pending the outcome of
known litigation involving identical issues elating to storm damaged billboards.
Motion passed unanimously.
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12a. Community Center Update: Jeff O'Neill provided a brief overview on the status of the
Community Center. Richard Carlson ask d questions regarding the acquisition of land. Mr.
O'Neill stated that land acquisition has no yet occurred, discussed acquisition of the BN
Railroad property, and discussed relocati n benefits that must be paid by the City.
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Planning Commission Minutes - 3/5/98
12b. Annexation Aereement Update: Steve Grittman explained the process involved with
coming to agreement with Monticello Tow ship on annexation. He explained that the Orderly
Annexation Agreement will be in place for 10 year period, until its termination date. He
stated that the agreement will be very positi e for the City and reiterated the rules for the
annexation of land outside the corporate . 'ts of the City:
1. 66' must be contiguous to the corpo ate limits of the City;
2. The land being annexed must be cap ble of being served by city utilities;
3. Within three years, 50% of the land eing annexed must be served by city utilities;
4. The land must be in the Orderly A exation Area (OAA);
5. Petition for annexation must be by t e land owner; and,
6. Proposed land use for the area bein annexed must be consistent with the land use plan
adopted into the OAA.
13. MOTION TO ADJOURN THE MEETIN BY ROBBIE SMITH, SECONDED BY DICK
MARTIE.
Motion passed unanimously.
Meeting adjourned at 10:30 p.m..
Fred Patch
Chief Building Official
Pa e9
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Planning Commission Agenda 4/07/98
5.
A. REFERENCE AND BACKGROUND:
The City has adopted the text of a new zoning district intended to implement the objectives
of the downtown revitalization plan. At this ime, staff is requesting that the Planning
Commission consider rezoning a portion of the reater downtown area to the new district,
called the "CCD", Central Community Distri . Recently, an open house was held for
property owners in and near the downtown to review proposed district lines and provide
comment to the City regarding the impacts of he district on the area.
The most commonly heard comment was i regard to the residential portions of the
proposed district near the transition line betwe n CCD and (typically) R-2 neighborhoods.
The concern reflected in these comments wa the CCD district's language which places
commercial uses above residential uses in te ms of ease of administration.
As a result, the boundaries reflected in th original discussions of CCD have been
tightened somewhat, with PZM District areas dded as transitional zones near the edges
of the downtown. The PZM District permits R 1 and R-2 uses by permitted use, and R-3
and B-2 uses by Conditional Use. With the un erlying Revitalization Plan as the controlling
Comprehensive Plan for the area, an effective ansition which protects the neighborhoods
from inappropriate encroachments should be possible.
Overall, the revised zoning pattern in the dow town area should reflect a more traditional
downtown pattern than the current 8-4 domi ated zoning. The B-4 district is essentially
a suburban commercial zoning district with littt accommodation for the mix uses, shared
parking and pedestrian orientation of the owntown Revitalization Plan. The CCD,
combined with appropriately place PZM area , should better implement the objectives of
the Plan. .
8. ALTERNATIVE ACTIONS
1. Motion to approve the rezonings to CCD and PZM as proposed on the map
attached as Exhibit 8.
2. Motion to table action on the rezonings, subject to additional information and public
review.
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Planning Commission Agenda ~4/07/98
C.
STAFF RECOMMENDATION
Staff recommends approval of the rezonings as submitted. As noted, we believe that they
are consistent with the Comprehensive Plan, as amended by the Downtown Revitalization
Plan.
D. SUPPORTING DATA
Exhibit A - Current Zoning
Exhibit 8 - Revised Zoning
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Planning Commission Agenda- 04/07/98
6.
A.
The Church of St. Henry has acquir d property within the City of Monticello
currently zoned Public/Semi-Public(P/S ). The City of Monticello Zoning Ordinance
requires church facility uses by Conditi nal Use Permit in an P/SP district
Definition of Church
As defined by the City of Monticello Zo ing Ordinance, section 2/8, denoted [CE],
a church is a building, together with its accessory buildings and uses, where
persons regularly assemble for religious worship, and which building, together with
its accessory buildings and uses, is ma ntained and controlled by a religious body
organized to sustain public worship.
Setbacks
Required setbacks for a conditional use in an PIPS district are not less that 40 feet
for front yard, not less that 10 feet for side yard when abutting non-residentially
zoned property and not less than 30 t et for rear yard setbacks (Section 198/3,
subd. (C) of the City Zoning Ordina ce). The site plan indicates that these
requirements have been met, but they should be clearly dimensioned on the site
plan for future reference.
Parking
. Driveway access curb openings on a public street shall not be located less
than forty (40) feet from one nother (Section 3/28, subd. (h) of the City
Zoning Ordinance).
. No curb cut access shall excee twenty-four (24) feet in width. Exceptions
to this must be approved by the ity engineer and the Zoning Administrator
(Section 3/28, subd. (f) of the ity Zoning Ordinance).
. Slopes in off street parking lots re not to exceed a five percent (5%) slope
(Section 3/28, subd. (i) of the ity Zoning Ordinance).
. Each parking space shall be not less than nine (9) feet wide and twenty (20)
feet in length exclusive of acc ss aisles, and each space shall be served
adequately by access aisles Section 3/27, subd. (a) of the City Zoning
Ordinance).
. For ninety degree parking (90), minimum length of 64 feet is required from
interlock to interlock (Section 3 28, subd. (f) of the City Zoning Ordinance).
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C:\SANDY\WORIMGENDA\ST -HENRY.PCA
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Planning Commission Agenda- 04/07/98
The site plan indicates that the afore entioned requirements have been met.
However, dimensioning of these require ents is needed for future reference. Note
also that the plan produced by Taylor and Surveyors contains a scale that does
not correspond with the featured plan. A so note that the scale, 1" = 80', submitted
by the architects, is not a standard sc Ie. A site plan should be submitted which
corresponds to a standard engineering scale for future evaluation.
Church use parking requires that there e at least one parking space for each four
seats based on the design capacity of t e main assembly hall (Section 3/33, subd.
(8). While a parking configuration is sh wn on the plan, staff did not receive a plan
exhibiting the number of seats that wo Id be designed into the proposed church.
Without this number, calculating the equired number of parking spaces is not
possible.
Note also that future parking configur tions must include the number of spaces /
row of parking, as well as the number f spaces total/lot.
.
Based on the plan submitted, a total f approximately 420 parking spaces have
been provided. This would accommod te an assembly size seating approximately
1,680 persons. The building inspec or should verify this number based upon
building capacity.
Landscape Plan
Staff received no plans illustrating the roposed landscaping for the site. The City
of Monticello Zoning Ordinance section 3/8, subd. (2) states that detailed landscape
plans shall be required in all cases here site plan approval is specified by the
zoning ordinance and subdivision ordin nee. The landscape plan should be based
upon the site plan designs submitted for approval and, to assure clarity, it is
required that the plan be produced on a separate sheet from that containing
grading, drainage, and utility plans. T is plan will be primarily for ornamental and
erosion control purposes. However, it hould be submitted for City review to verify
appropriate ground cover and plantin of the areas disturbed during construction
of the facility.
R. 0. W.
Along with this development, the City requests the dedication of a R.O.W. for the
future extension and realignment of 7th Street and the future linking of Fallon
Avenue to 7th Street by bridging Inter tate #94. A temporary road connecting the
existing 7th street to the proposed chuch is proposed as an access substitute until
the construction of the future 7th Str et and Fallon Avenue.
.
C:\SANDY\WORD\AGENDA\ST-HENRY.PCA
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Planning Commission Agenda- 04/07/98
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The proposed layout of the Church and th alignment of future streets require a Plat
of the property. properties which are not immediately used by the Church may be
subdivided into separate lots and outlot for future use.
Park
While the current alignment of streets djacent to the site does not substantially
change existing adjacent land uses, t e future alignment of these Streets will
segregate portions of the Church pro erty from the larger whole. The future
alignment of 7th Street requires the eli ination of park property which abuts the
westernmost boundary of the Church poperty.
With the proposed future alignments 0 7th Street and Fallon Avenue, it may be
advantageous to consider using the Chu ch property (southwest corner) segregated
from the larger parcel by the proposed al gnments to replace the park property that
would be consumed by the realignmen of 7th Street.
.
With the realignment of 7th Street and the extension of Fallon Avenue complete,
the temporary Church access road coul be vacated, leaving the southwest corner
of the Church property open for poss ble park use. However, the existing park
would not necessarily be abandoned until 7th Street is constructed. Therefore,
there should be only a short period during which park facilities are not available in
the area.
Additional Facilities
It should be noted that related faciliti s are outlined on the site plan. The future
building is proposed to be an assi ted living senior residential project. The
designers of the Church have place it on the plan for the purposes of future
planning. However, they have in icated that this facility will be a future
development on the property by oth rs, and are not requesting approval of that
project at this time.
B. ALTERNATIVE ACTIONS
1. Approve the CUP based on he finding that the proposed land use is in
compliance with the City of onticello Comprehensive Plan and Zoning
Ordinance with conditions (8 e Exhibit A).
2. Table the request for CUP b sed on the finding that the applicant should
submit finalized plans prior t approval.
.
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C.
STAFF RECOMMENDATION
Planning Commission Agenda- 04/07/98
Staff recommends that the request for C P be granted if the conditions meet the
intent of the City of Monicello Compreh nsive Plan and Zoning Ordinance. This
recommendation is based upon staff's vie that the required revisions to the plans
are primarily minor in nature, and will no alter the basic layout of the project.
D. SUPPORTING DATA
Exhibit A- Conditions to Approval
Exhibit B1 - Site Plan
Exhibit B2 - Building Elevations
Exhibit C - Grading and Utility Plan
C:\<;ANDY\WORIMGENDA'ST -HENRY .pCA
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Conditions for granting a CUP to the Chur h of 51. Henry
. The submission of a plan illustrating ow the future alignment of 7th Street and
Fallon Avenue will affect the surroundi g development. This plan must illustrate
what alternatives are available for relocating the parts of the park that will be
consumed by the realignment of 7th St eet.
. The submission of a Preliminary and Fin I Plat document illustrating the division of
the Church property into lots and out ots as required by the City's Subdivision
Ordinance.
. The submission of a detailed landscap plan which adheres to the requirements
outlined in the City Zoning Ordinance.
. The submission of a new set of site pi ns (including the landscape plan) that are
accurately and appropriately dimension d and scaled. It is recommended that the
maps included in the CUP request be caled consistently with one another.
C:\SANDY\WORIMGENDA\ST-HENRY.PCA
EXHIBIT A
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Planning Commission Agenda - 04/07/98
7.
Site Description
The Shermer site is approximately 33.6 cres of rolling terrain, primarily
comprised of fallow agricultural fields an remnant woods on the northeastern
boundary. According to the survey, ther are two wetlands on the site. The site
is triangular in shape, bordered on the E by interstate #94 and the Rail Road,
on the south by a power line easement nd on the west by Meadow Oaks 2nd
Addition.
Land Use Designation
Currently the site is outside of City limit . However, in accordance with the
Comprehensive Plan, the site will be he d to Single Family Residential
Standards (R-1) for the purpose of preli inary plan review. Annexation may be
proposed pursuant to the submittal of th final plat.
Existing Features
The power line easement which straddl s the southern boundary of the site
should be more clearly defined on the s te plan. Flood elevations of the wetland
on the site must be included on the gra ing and drainage plan (Chapter 4, p. 2,
subd. (B) #6 in the City Subdivision Ordinance).
Proposed Features
The project consists of 66 single family ots. The minimum lot size requirement
of 12,000 square feet (Section 3/22, SUi d. A of the City Subdivision Ordinance)
has been met in the proposed develop ent plan. Lots that are located on a
curve must have the width of the lot at t e building setback line clearly denoted
(Chapter 4, p.2, subd, (C) #5) in the Su division Ordinance).
Blocks one (1) and three(3) slightly exc ed the 1320 foot maximum block length
allowed for an R-1 district (Chapter 5, .1, subd, (A,B) in the City Subdivision
Ordinance). However, it may not be n cessary to correct this as the layout of
the subdivision logically delineates the location of the Blocks. The impact of a
Blocks slightly over 1320 feet in this d sign are negligible.
The average lot size of 17,778 square eet is consistent with the abutti ng
property to the west. The proposed de elopment sites fourteen (14) lots against
its western boundary, whereas the abu ting property currently sites (16) lots
against the same boundary.
C:\SANDY\WORD\AGENDA\<;HERMER.PCA
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Planning Corrnnission Agenda - 04/07/98
Fourteen (14) lots are proposed to abu the southern property against the
existing four (4) properties. These den ities correspond with proposed land
uses outlined in the comprehensive pia.
Proposals to develop this site have be n made to the City previously. Since the
initial proposal, several additional suggestions/changes have been made.
Issue One
The suggestion which proposed the co nection of the two easternmost
culdesacs with a road running NW to E was deemed an inferior alternative to
the proposed culdesac version. The c rrent proposal to culdesac the
central east-west road avoids aligning the road over compromising grades and
conserves a greater amount of existing vegetation.
Issue Two
The request to include street side side alks in the subdivision has been waived
by the City in favor of a pathway syste on the southern boundary of the
property in the power line easement a d along the western boundary of the
property. Staff feels that these indepe dent pathways will serve pedestrian
traffic as well as roadside sidewalks i the case of this proposed development.
Issue Three
The proposed plat would cut through n existing park area from Meadow Oak
Drive. The developer has proposed r placing this park area with a new park
adjacent to lot 1, block 2. That park a ea has adequate space to accommodate
some smaller hard-court recreation, in luding tennis and basketball. The plan
would rely on Meadow Oak Park to th west as the primary open space area. As
a replacement park area, the new pro osed park would not offset the
development's park dedication requir ments. Proximity to Meadow Oak Park
should be adequate to impose a park edication fee in lieu of land on this plat.
The pathways constructed on the sou h and west sides of the property:
. should be contained within a p blic R.O.W at least 20 feet wide.
. are constructed such that they onnect to existing pedestrian corridors
and open spaces or logically align with future adjacent pedestrian
corridors or open spaces. (Se Exhibit illustrating the Plat)
.
are accessed periodically by e sements between lots so that the access
points to the trails are not limit d to the extreme ends of the property.
The pathway access in the pro osed development which currently sits
C:\SANDY\WORI:MGENDA\,)HERMER.PCA
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Planning Commission Agenda - 04/07/98
.
between lots six (6) and seven (7 of block one (1) is one such access
point. However, the access may ccommodate pedestrian movement
more effectively if it were aligned with the existing easement between lots
one (1) and eleven (11) in block wo (2) of Meadow Oak 2nd Addition. In
addition, a pathway connection f om the end of the cul-de-sac between
lots 16 and 17 of block two shoul be added to the south street.
proposed locations of storm water dete tion/retention basins will sacrifice an
excessive amount of vegetation. Altern te sites and creative design solutions
for storm water detention/retention sho Id be conceived to curtail the excess
loss of existing vegetation.
.
A survey of all significant trees should e performed to be added with the project
proposal. Staff recommends that every existing tree six (6) inches caliper size or
greater that is removed from the site b replaced somewhere on the site with a
native and indigenous tree no less tha 2.5" caliper for deciduous trees and no
less than 6' for coniferous trees. This r planting should be accompanied by a
detailed landscape plan following the r quirement outlined in section 3 of the
City of Monticello Zoning Ordinance. he 1 to 1 tree planting requirement is in
addition to the requirement set for indi idual property owners within the
subdivision. The standard landscapin requirements can be found in section 3
of the City of Monticello Zoning Ordin nee.
B. ALTERNATIVE ACTIONS
1. Approve preliminary plat based on the finding that the proposed land use,
with conditions, is in complianc with the City Comprehensive Land Use
Plan and the City Zoning Ordinance. The conditions to this preliminary
plat are illustrated in Exhibit A.
2. Table the preliminary plat bas d on the finding that the conditions be met
and re-submitted for prelimina y plat review.
Staff recommends that the prelimina plat be approved if the conditions meet
the intent of the City of Monticello C mprehensive Plan and Zoning Ordinance.
D. SUPPORTING DATA
.
Exhibit A - Conditions to Approval
Exhibit 8 - Preliminary Plat
Exhibit C - Grading and Drainage PI n
C:\SANDY\WORIMGENDA\SHERMER.PCA
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Conditions to the Approval of Preliminary PII t of East Oaks Meadows.
. The powerline easement on the souther boundary of the proposed
development must be more clearly anno ated on the site plan.
. Flood elevation(s) must be added to the wetland(s) on the site.
. Lot sizes below the minimum of 12,000 quare feet must be brought up to
standard.
. Lots that are located on a curve must h ve the width of the lot at the building
setback line clearly denoted.
. A logical system of pedestrian corridors be designed and clearly outlined on the
site plan. Easements should be aligne to increase the efficiency of this system
whenever possible.
. Stormwater retention/detention basins ,ust be located such that excess losses
of existing woody vegetation are minimi ed.
I
I
I
A detailed vegetation plan illustrating t, e location and species of trees to be
removed and the location and species f the replacement trees must be
conceived.
.
C:\SANDY\WORrMGENDA\SHERMER.PCA
EXHIBIT A
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(5)
and all other signs not specifically permitted in this section are
prohibited except for grand openings, as provided in Subsection
~411. /'
'3. 41 "- .Cs)
(d) Gasoline an Price i n. One (1) sign (single or double fa ed) per
frontage on a ~blic street, suitable for apprising persons the total
sale price per g Ion. The area of such price sign shal not exceed
sixteen (16) squ e feet on either side. Each suc sign shall be
affixed to the standar of a ground sign or light fixtur , and shall state
the total price. No si posting an incomplete pri or less than the
total sales price is per 'tted.
\
(e) Informational Signaae. \Signs denoting operation instructions
associated with self servic~ gas facilitie including gas pump, air
supply and car washes are \~xempt fr the maximum sign area
standards of Section ~ of tMis Cod .
"3.4'''1 \
Banners Pennants treamers trin s\ Searchli hts. Portable
signs, banners, pennants, streamers, stgs of lights, search lights or any
other temporary sign shall be permiss' Ie '~nly for commercial or industrial
special or promotional events of a limit tI dura,on by permit acquired from the
City pursuant to the following condi 'ons: \
\
(a) ecial or Promotional ents. Specia~ or promotional events shall
mean events such as rand openings, \management or ownership
changes, or periodic les or similar even,s.
\
.
.
(b) Permit A lication Permits for any temp ary sign pursuant to this
section shall be ssued only to owners or enants of commercial or
industrial prope y. Applications must be sub itted to the City Building
Official on a orm approved by the City a inimum of fourteen (14)
days prior t the special or promotional eve t when the signs will be
used. \
\,
(c) Permit uration. All permits issued hereunder shall be e for a
maxi um period of fourteen (14) days and shalf\~xpire automatically
after; said period. Upon the permit expiration, the apPlicant shall cease
to isplay any and all signs permitted by the per"., it unless the
a licant has obtained a new permit for said signage. ......
"
."~
10
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Ex ibit C - Grading/Drainage Plan
(b)
area of the one side of the building upon which said signs shall be .
isplayed or one hundred twenty-five (125) square feet.
An interior window sign may be illuminate . pmvisGld.
(i)
'-sf9Jl4s.~r9stricted..to-bu~s identif ation only, as
de 'nedIn'Se.ction-S.422 (+it e business
..nc:m:i'e;-or--togoe<ch:tstve-t6-tfote. property. ~.
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as defined in
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Temporary Advertisina\ Signs. Adv signs that are clearly
intended for temporary \display onl , may be affixed to a window
\
provided that the sign a~a conf rms with the formula allowance
outlined in this subsection.' ,The allowable sign area for a window
advertising sign is in addition,to he total permitted wall sign area as
regulated in Section . Window signs other than for
advertising, such as busine . entification, or any sign which is
permanently affixed to a win , 'shall constitute a dual purpose sign
and thus be regulated un both the above and the pmvisions of
Section 1. 4ie (1 ). r4;;, U)
34~=dJ) . Ie, .
i n Accesso to as al s in Con'un \ tion with Automobile ervice
tations or 0 ve ience tor The following s.igns accessory to automobile
service stations and conve ience stores with1gas sales are permitted in
addition to the signs permi ed under Subsection'~. H~EJ.
~ ,t/12-
(a) Oil Racks. Ra s for the orderly display Of cans 0 engine oil for
convenience in ispensing said oil may be locaf~d on or at the ends of
pump islands (Limit to two (2) to each island). \
.
(c)
(b) Tire Racks Two (2) open portable tire racks (not mqre than seven (7)
feet in he' ht including signs, and six (6) feet in length) on casters for
the pur se of displaying new tire casings shall be petmitted for each
auto bile or tire service station.
(c)
P table Si ns Placards Pennants. Portable signs,\placards,
ennants, streamers, flags (except the U.S. flag), reVOIVing'\ards
9 \
.
.
.
.
Planning Commission Agenda - 4/07/98
8.
A. REFERENCE AND BACKGROU D:
Residential Development, Inc, has req ested preliminary plat approval of a 27 lot
single family residential development t tied River Mill 4th Addition. The proposed
subdivision overlays a 14.51 acre pacel south of County Road 39 and north of
Interstate 94 currently platted as Outl t B of River Mill 3rd Addition. The subject
parcel is zoned R-1, Single Family Re idential.
Streets
Layout. The proposed street layout s generally acceptable. One issue is the
intersection of Mill Trail Drive and Mil Trail Lane. The applicant is proposing to
replat River Mill 3rd Addition to chang Mill Trail Lane/Mill Trail Drive from a loop
street and make Mill Trail lane extend s a through street across the River Mill 4th
Addition (Exhibit C). Mill Trail Drive ould intersect at a "T" with Mill Trail Lane.
The proposed street layout results in a on-linear alignment of Mill Trail Lane. Staff
recommends that the original layout 0 Mill Trail Lane/Mill Trail Drive within River
Mill 3rd Addition be maintained and t at Mill Trail Lane be extended to River Mill
4th Addition from a 90 degree intersect on between Lot 5, Block 4 of River Mill 3rd
Addition and Lot 6, Block 2 of River M II 4th Addition.
Half Street. The applicant is proposin to plat a half street 30 foot right-of-way on
the east edge of the subject plat. The reposed half street provides access to Lots
13-17 of Block 2. The right-of-way f r the other half of the street would not be
dedicated until such time as the prope y to the east is subdivided and developed.
As only 30 feet of right-of-way is vailable, a public street designed to City
standards cannot be provided. Staff r commends that the proposed half right-of-
way be platted as an outlot and Lots 13-17, Block 2 also be platted as a second
outlot as access cannot be provided at his time. At such time as the property to the
east of this plat is subdivided and developed, the east half of the public right-of-way
will be required to be dedicated and a ublic street constructed. The outlot area of
proposed Lots 13-17, Block 2 could t en be subdivided and developed.
The construction of this future street ould be dependent upon the cooperation of
two separate owners. If for whatev r reason, the property owners cannot work
together to construct the street, the ity may be compelled to undertake a public
improvement and assess adjacent pr perty owners to complete the street.
C :\SANDYlWORD\AGENDA\RIVMILL.PCA
10
Planning Commission Agenda - 4/07/98
.
RiC)ht-of-wav. As required by Ordinanc , the proper right-of-way width of 60 feet
has been provided, except as discusse above.
Access. Access into the proposed sub ivision will be via Mill Trail Lane to River
Mill Drive, which connects to Riverview rive/County Highway 39. It is anticipated
that there will be a future secondary a cess to County Road 39 to the east as
adjacent parcels are developed.
Blocks. Section 11-5-1 (A) of the Subd vision Ordinance establishes a maximum
block length of 1,320 feet. The propo ed subdivision layout conforms with this
requirement. The Subdivision Ordina ce also suggests lot widths sufficient to
accommodate two tiers of lots. The prop sed blocks conform with this provision as
well.
Lots. The lots of River Mill 4th Addition II conform to the minimum lot area and lot
width requirements of the R-1 District:
Lot Area 12,0 0 square feet
Lot Width: 80 f et
.
Further, all of the proposed lots demonstrate sufficient building area in
consideration of R~1 District setback r quirements:
Front Yard 30 f et
Side Yard (Interior) 10 f et
(Street) 20 f et
Rear Yard 30 f et
Parks Dedication. Section 11-6-1 f the subdivision requires a minimum 10%
area of the gross final plat be dedicate to the City for development of parks, open
space and trails. The applicant is p oposing to dedicate 3.78 acres (26.51 % of
gross area) designated as Outlot A on the plat to the City. Park dedication
requirements for this development ave already been satisfied. As such, the
dedication of Outlot A is over and ab ve dedication requirements. Acceptance of
the dedication of Outlot A requires a proval of the City Council.
Sidewalks/Pathways. Section 11-7- (H) of the Subdivision Ordinance stipulates
that the City Council may require st ndard design sidewalks. Outlot A abuts a
significantly sized park to the north est and is adjacent to Mill Trail Lane. As
access to the park is available a ross Outlot A, no additional pathways are
anticipated to be necessary.
.
C :\SANDY\WORD\AGENDA\RIVMILLPCA
11
.
Planning Commission Agenda - 4/07/98
Screening. Proposed Outlot A separ tes the residential lots from the adjacent
Interstate 94 off-ramp and right-of-way. Plans submitted by the applicant indicate
vegetative cover over the majority of the outlot. This vegetation will provide
valuable buffer between residential are s and noise impacts of the Interstate.
Grading and Drainage. As require by Section 11-4-1, the applicant has
submitted a grading plan for review (E hibit F). The proposed grading plan does
not include erosion control measures, which will be required as part of a final
grading plan. All grading, drainage a d erosion control plans will be subject to
review and approval of the City Engine r.
Utility Plans. The applicant has submi ted preliminary utility plans in accordance
with Section 11-4-1 of the Subdivision rdinance (Exhibit D). These plans will be
subject to review and approval of the Cit Engineer. The City Engineer should also
provide recommendation as to the need or easements to be included as part of the
final plat.
B. ALTERNATIVE ACTIONS
.
1.
Motion to approve the preliminar plat of River Mill 4th Addition based upon
a finding that the project is consi tent with applicable Subdivision Ordinance
and Zoning Ordinance require ents, subject to the conditions outlined in
Exhibit G.
2. Motion to deny the preliminary lat of River Mill 4th Addition based upon a
finding that the project is incon istent with established City policies and/or
ordinances.
C. STAFF RECOMMENDATION
Based on a review in consideration of stablished City ordinance and policies, our
office recommends approval of the Ri er Mill 4th Addition subject to the applicant
addressing the conditions of approval utlined in Exhibit G to the satisfaction of the
City.
D. SUPPORTING DATA
.
Exhibit A - Site Location
Exhibit B - Preliminary Plat
Exhibit C - Existing Street Layout
Exhibit D - Utility Plan
Exhibit E - Existing Conditions
Exhibit F - Grading/Drainage Plan
Exhibit G - Conditions of Approval
12
C :\SANDY\WORD\AGENDA\RIVMILL.PCA
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CONDITIONS OF PRELIM I ARY PLAT APPROVAL
FOR RIVER MILL RD ADDITION
1.
The existing design of Mill Trail Lane/ ill Trail Drive as platted by River Mill 3rd
Addition be maintained. The extension f Mill Trail Lane as platted by River Mill 4th
Addition shall intersect the existing str et design at a 90 degree angle, subject to
review and approval of the City Engin er.
2.
proposed Lots 13~17, Block 2 shall be r drawn as Outlot 8, River Mill 4th Addition.
The proposed 30 foot right~of-way (half street) between River Ridge Lane and Mill
Trail Lane shall be platted as Outlot C, River Mill 4th Addition. The adjacent
property to the east will be required to dedicate 30 feet of right~of-way parallel to
Outlot C at the time of subdivision. At this time, Outlot 8 may be subdivided into
buildable Lots 13-17, Block 2 and dev loped.
3.
The City Council accept Outlot A, River Mill 4th Addition as adding to previous park
dedication.
4.
The preliminary grading, drainage, er sion and utility plans are subject to review
and approval of the City Engineer.
5. The City Engineer recommend and approve the need and location of easements to
be included on the final plat.
6. The applicant enter into a developme t contract with the City.
EXHI IT G .. CONDITIONS OF APPROVAL
C :\SANDY\WORD\AGENDA\RIVMILL.PCA
<&,1
.
.
.
Planning Commission Agenda - 4/07/98
9.
A. REFERENCE AND BACKGROU
Following Concept Stage PUD appro ai, E & K Development is requesting
Development Stage PUD and preli inary plat approval for the proposed
development of Klein Farms Estates 3r Addition. The proposed preliminary plat
was also considered previously, but ction was tabled pending approval of
Development Stage PUD. The developm nt consists of 34 single family units within
eight twin home buildings and five quad nit buildings. The subject site is located
between Farmstead Drive and Schoo Boulevard, adjacent to the Edmonson
Avenue (County Road 117), and abut Klein Farms 2nd Addition single family
development to the east. The use is appropriate for the zoning district of the
subject property, but requires PUD/CU approval to accommodate the proposed
private street.
Cul.ee-Sac. Section 11-5-3 of the S bdivision Ordinance suggests that cul-de-
sac streets not exceed 600 feet under n rmal conditions. The cul-de-sac proposed
for the private street is approximately 61 feet in length. The additional length can
be accommodated within the PUD flexib lity and considered appropriate to provide
additional green areas between stru tures. In conformance with Subdivision
Ordinance requirements, the radius f the private street cul-de-sac has been
expanded to 60 feet. Also, consistent wi h Concept Plan PUD approval conditions,
the paved area of the cul-de-sac has een expanded from 45 feet to 50 feet. A
green space island of 44 feet in diameter has been provided in the center of the cul-
de-sac, which will be provided with ad itionallandscaping.
Driveways. The Development Stag PUD has been revised from Concept Plan
PUD layouts such that all of the prop sed units access Farmstead Drive via the
private street. This is different from the Concept Plan that had Units 1/3 and 33/34
accessing directly from Farmstead Dri e. However, there are several issues with
the proposed shared driveways:
1.
All driveways at the quad units re only 12 feet wide, which is insufficient for
two-way traffic, whereas a su gested 18 feet would provide for two-way
traffic and address issues of mergencyaccess. However, widening the
driveway widths would increas the overall impervious surface coverage of
the site and reduce green are
C:\SANDYlWORD\AGENDA\KLEIN3.PCA
13
Planning Commission Agenda - 4/07/98
.
2.
Reduced green area adjacent to nits 3 and 34 as the driveway is only 10
feet from the structure, whereas 0 feet is common for other quad homes
and twin homes.
3.
Reduced snow storage area that could impact visibility.
These issues may suggest that the comb'nation of structures, as well as the number
of structures may be more than can fit on the site, The removal of one or more of
the structures may provide sufficient rea to allow the site to be re-oriented to
address the issues above.
Sidewalks/Paths. There is an eight fo t wide bituminous pathway extending from
the cul-de-sac to a connection with existing sidewalks adjacent to School
Boulevard. This connection is positive it provides pedestrian access to the east
of the site (and park access).
Setbacks. The proposed Developme t Stage PUD plan illustrates conformance
with all applicable perimeter setbacks f structures from adjacent properties.
.
Lots. The proposed developme t is to be platted in a base lot/unit lot
configuration. Residents will own their unit and directly surrounding ground area.
The base lot area will be held in commo by an owners association responsible for
all grounds keeping maintenance. Doc ments establishing the owners association
will be required as part of final PUD a plication.
Density. The total area of the parce is 8.58 acres. With 34 dwelling units, the
resulting gross density is 3.96 units pe acre. When easement and ponding areas
are considered, the resulting net de sity is 4.92 units per acre. The Monticello
Comprehensive Plan defines densitie of five units an acre as mid density. With
the recommendation of staff to reduce t e number of units discussed above, the net
density can be expected to decrease.
.
Landscaping. Approval of the PUD oncept Plan was based upon the conditions
that the green area around the twin omes be increased, the front yards of these
units be intensely landscaped and t e natural drainage area be provided with a
mixture of trees, shrubs and groun cover or grasses that would thrive in that
environment. The intent of these requ'rements was to justify granting flexibility from
strict Zoning Ordinance provisions in xchange for an enhanced development and
elements intended to mitigate the i pact of reduced performance standards. In
consideration of these requirements the submitted landscape plan with minimal
planting materials is inadequate.
C :\SANDY\WORD\AGENDA\KLEIN3.PCA
14
Planning Commission Agenda - 4/07/98
.
The quantities and specifications of lanting materials must be substantially
increased prior to being considered acee table in exchange for PUD flexibility. The
intensive plantings required of Klein Far s Estates 1 st Addition (Exhibit D) should
be considered a model upon which a landscape plan for this development be
created. Intensive landscaping may be e ended beyond the front yards of the twin
units, however, to include the open/dra nage area, cul-de-sac center island, and
areas around the quad units. Inten ive landscaping of the entire site may
satisfactorily mitigate the impacts of the "tight" site plan as proposed.
Building Plans. The applicant has n t provided typical building elevations and
floor plans for the proposed structures. These plans should be provided prior to
final plat application and are subject to review and approval of the City Council.
Snow Storage. Due to the intense use of the subject site, there are limited areas
for snow storage. As a condition of prel minary plat approval, the applicant will be
required to incorporate a snow removal Ian as part of the owners association rules
and bylaws.
.
Park Dedication. Park dedication r quirements applicable to this project have
been satisfied by the dedication of I nd along Fallon Avenue, south of School
Boulevard, that was made at the ti e Klein Farms Estates 1 st Addition was
approved.
Easements. The City Engineer shoul provide comment and recommendation on
the need for easements per the Subdi ision Ordinance requirements.
Parking. The proposed building fo tprints indicate a two stall garage for each
unit. The driveways adjacent to the nits all have a minimum depth of 20 feet,
which is sufficient to accommodate 0 e vehicle. As such, each unit has four off-
street parking stalls.
The proposed width of the private st eet and access drives to the quad units is
insufficient to allow on-street parking d e to concern for emergency vehicle access.
As such, on-street parking will be prohi, ited along the private streets and driveways
not directly adjacent to a garage.
Development Agreement. The applicant will be required to enter into a
development agreement with the Ci y if the final plat is approved and post all
necessary securities that may be req ired.
.
C:\SANDY\WORD\AGENDA\KLEIN3.PCA
15
Planning Commission Agenda - 4/07/98
.
Grading and Drainage. As requir d by Section 11-4-1, the applicant has
submitted a grading plan for review (Exhi it C). All grading, drainage and erosion
control plans will be subject to review a d approval of the City Engineer.
Utility Plans. The applicant has submit ed preliminary utility plans in accordance
with Section 11-4-1 of the Subdivision rdinance. These plans will be subject to
review and approval of the City Engine r.
B. ALTERNATIVE ACTIONS
1. Motion to approve the Development Stage PUD and preliminary plat of Klein
Farms Estates 3rd Addition subje t to the conditions as described in Exhibit
D based upon a finding that th project conforms with all applicable City
ordinances and policies.
.
3.
Motion to table action on the Dev lopment Stage PUD and/or the preliminary
plat subject to alternatives to th project design and landscaping plan.
2. Motion to deny the Development tage PUD and preliminary plat, based on
a finding that the project doe not reflect the intent of the City's PUD
regulations.
C. STAFF RECOMMENDATION
Staff recommends approval of the De elopment Stage PUD and preliminary plat
subject to the conditions listed in Exhibi D. Of greatest concern is the landscaping
plan which is substantially below the tandard which has been required of similar
developments, and what is necessary to provide a high level of project quality as
reuqired of PUD projects.
As noted in the propsoed conditions, e would suggest an 18 foot wide driveway
for the quad units. This dimension WOUi d minimally accommodate two vehicles, and
would avoid problems where a large ga hering results in overflow parking along the
driveway.
D. SUPPORTIVE DATA
.
Exhibit A - Site Location
Exhibit 8 - Preliminary Plat/Utility Pia
Exhibit C - Grading Plan
Exhibit D - 1 st Addition Landscape Plan
Exhibit E - Conditions of Approval
C :\SANDY\WORD\AGENDA\KLEIN3. PCA
16
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.
.
.
1.
2.
3.
4.
CONDITIONS OF PUD DEVEL PMENT STAGE APPROVAL
FOR KLEIN FARMS EST TES 3RD ADDITION
Reorientation of the dwelling units, inclu ing the possibility of reducing the number
of units, providing 18 foot driveway acce ses to the internal street, and maintaining
green spaces.
Submission of a revised landscape Ian that provides intensive landscaping
adjacent to all of the quads and twin ome units, center of the cul-de-sac, and a
variety of materials in the open draina e areas.
The applicant provide all proposed ovenants and documents necessary to
establish an owners association.
The applicant provide typical building levations and floor plans subject to review
and approval of the City Council.
5.
A snow storage plan be submitted s bject to review and approval of the City
Council.
6.
On-street parking is prohibited on the i ternal streets and those areas not directly
adjacent to a garage stall.
7. All grading, drainage, utility and easement plans shall be subject to review and
approval of the City Engineer.
EXHI IT E .. CONDITIONS OF APPROVAL
C:\SANDYlW ORD\AGENDA\KLEIN3.PCA
q,~
.
Planning Commission Agenda -4/07/98
10.
p
Front Porch Associates. (NAC)
Front Porch Associates has applied for Conditional Use Permit PUD to allow the
construction of 13 townhomes in the are of Elm Street, Vine Street and 5th Street.
The project envisions the following additional property:
. vacation of 5th Street between ine and Elm Streets
. acquisition of Burlington Northe n Railroad property north of 5th Street.
. acquisition of one single family h me on Lot 6 at the corner of Vine and 5th.
.
The street vacation would provide the a plicant with a significant opportunity to re-
orient the project toward the side str ets, rather than the railroad. Due to the
Burlington Northern railroad tracks on th north side, 5th Street serves only one tier
of lots on the south (the proposed proje site). It would appear that this section of
5th Street is not critical to any are traffic movements, although we would
recommend additional review by the Cit Engineering staff and the fire department.
The applicant has requested City pa icipation in the acquisition of the existing
home, as well as direct City action in v eating the street.
This review will proceed based upon a ondition that the applicant is successful in
acquiring the additional property as pr posed.
.
Zoning. The subject site is zoned PZ- I Performance Zoning District. This district
would allow for development flexibility nd special design control. The purpose of
this district is also to provide a land use transition between high density residential
land uses and low intensity business I nd uses, as well as the intermixing of each
such land use. Townhomes are allowe in this district as a Conditional Use Permit
Planned Unit Development. Section 22-1 (D) requires the Planning Commission to
consider the possible adverse effe of the proposed conditional use. The
judgement of the Planning Commissio shall be based upon, but not limited to the
following factors:
1. Relationship to municipal Com
2. The geographical area involve
3. Whether such use will tend to r actually depreciate the area in which it is
proposed.
4. The character of the surroundi g area.
5. The demonstrated need for su h use.
C :\SANDY\WORD\AGENDA\FT -PRCH.PCA
7
Planning Commission Agenda -4/07/98
.
Land Use Compatibility. To determinE the compatibility of the proposed use, it
is considered beneficial to identify the types of uses which surround the subiect site.
The following is a listing of uses and ~ oning designations which surround the
subiect property.
Direction Use Zoning
North Rail Line/Single Family PZ- M
Dwellings
South Single Family PZ- M
East High Density R-3
West Single Family PZ- M
As demonstrated above the proposed to'oilfnhome development is considered similar
to existing uses in the area and compa ible with surrounding development.
.
Comprehensive Plan. The propos ed use is generally consistent with the
provisions of the City's Comprehensive )Ian in that it promotes an effort to provide
a wide range of housing choices within the City.
PUD Processing. The applicant hi: s requested approval of a PUD/CUP to
accommodate the base lot/unit lot configuration of the development. The
processing of single phase developmen s occurs in two stages - PUD Development
Plan and PUD Final Plan. The :IUD Development Plan of single phase
developments requires substantial co npliance with Zoning Ordinance provisions
on which the PUD Final Plan will be b sed. If the City Council approves the PUD
Development Plan, the applicant will submit a PUD Final Plan along with the final
plat that addresses all outstanding iss ues or conditions of approval regarding the
proposed development.
Performance Standards. The foll:>wing table illustrates all lot performance
requirements of the Zoning Ordinance and the proposed development's compliance
with the applicable requirements.
Lot Area Lot Width Lot ~rea Setbacks
Per Unit
Front Side Rear
Required 12,000sq.ft. BOft. 6,000sq.ft. 30 ft. 10ft. 30 ft.
. proposed +/~90,220 260ft. 6,94 sq .ft. 35 ft. 10ft. 35 ft.
sq.ft.
C :\SANDY\WORD\AGENDA\FT .PRCH.PCA
18
Planning Commission Agenda -4/07/98
.
Density. The proposed project consists f thirteen dwelling units in six two-family
structures and one single family stru ture. The proposed density would be
approximately 6.3 dwelling units per acre, or 6,940 square feet per unit, based upon
the estimated dimensions listed on the ite plan. The Zoning Ordinance permits
two family structures at a minimum lot a ea per unit standard of 6,000 square feet
per unit. The proposed plan exceeds the Ordinance requirement for this standard.
Access. The project is designed to g in its sole access from Vine Street on the
east. A driveway of 24 feet in width in the area of the current 5th Street would
provide access to an internal parking a ea with garages behind the units. In this
way, the project streetscape is almost e elusively housing fronts, with limited view
to the inner court where the garages and private "alleyways" would be located. This
streetfront is positive in its attempt to m intain a traditional impression of the area.
We would raise the concern, however, that the units which face Elm Street, and
which would have an Elm Street ad ress, have no access from Elm Street.
Response from the fire station to the east would be convenient so long as the
applicant proposes to add an entrance f rm Elm Street. Further, the applicant has
indicated that the Elm Street facing town omes would be constructed as phase one.
.
Landscaping. The applicant has n t submitted a landscape plan for review.
However, applicant has noted in the pplication letter that the south side of the
property would be screened with a privacy fence and some green areas will be
provided along this area. Further, he as made note that the areas between the
townhomes will be landscaped and the west and east end yards will be seeded or
sodded. As part of the PUD requirem nt it is the City's recommendation that the
applicant construct a trail along the orthern property line. The applicant has
indicated that a gazebo may be constru ed for trail users along this trail. Further,
the applicant should demonstrate inn vation in landscape design. According to
Section 20-2.K of the Zoning Ordinanc (PUD general requirements) a landscaping
plan must be submitted which identif es the location, size and variety of all site
planting. As a condition of PUDIC P approval, a landscape plan should be
submitted for review.
Screening. The applicant has indic ted that the property will be screened with
privacy screen along the south sid north and west property line. Whereas,
screening along the south would be a positive act because of land use
compatibility, staff recommend that t e Elm Street side and northeast area of the
property be screened by trees and s rubs only.
.
Building Height. The applicant as submitted a perspective of the typical
townhome unit and indicated that the uilding will be single story. Thus the project
meets the building height requirement of a maximum 2 story as applicable in a PZ-
M District. The City will be supporti g the townhome project by TIF and vacation
C :\SANDY\WORD\AGENDA\FT -PRCH.PCA
19
.
.
.
Planning Commission Agenda -4/07/98
of the 5th street. Based on this assist nee, the city recommends certain design
standard improvement to the structure. he City recommends that the roof pitch of
the proposed single story units be incre sed to better reflect the old design house
standard that the applicant is proposin .
Protective Covenants. The applicant has indicated that there will be covenants
in place through the town home asso iation to ensure adherence to common
standards in the long-run. The covenant will be subject to review and approval by
the City Attorney.
Park Dedication. The City should revi w the proposed development in regard to
appropriate park dedication requirement All park dedication contributions shall be
paid at the time of final plat approval. However, previous City practice has not
required park dedication for replats.
Grading, Drainage and Utility Plan. The applicant is required to submit a
proposed grading and drainage plan a well as proposed utility plan. Said plans
shall be subject to review and approva of the City Engineer and Public Works.
B. ALTERNATIVE ACTIONS
Decision 1: Request for a Conditio al Use Permit allowing for Concept and
Development Stage Planned Unit D velopment.
a. Motion to approve the Planned Unit Development/ Conditional Use Permit
for the Concept and Developm nt Stage subject to the conditions listed as
Exhibit E
b. Motion to deny the Planned Un t Development! Conditional Use Permit for
the Concept and Development tage.
Potential findings supporting th s decision would be:
. Vacation of the 5th Stree between Vine and Elm would not be in the
best interest of the City.
C. ST AFF RECOMMENDATION
The proposed project is generally consistent with the intent of the City's
Comprehensive Plan and Zoning 0 dinance. The proposed is also generally
compatible with the existing uses in the area. As such, staff recommends approval
of both the PUD and Preliminary Plat ith the aforementioned conditions.
C :\SANDY\WOAD\AGENDA\FT -PACH.PCA
o
.
.
.
D.
SUPPORTING DATA
Exhibit A - Zoning Map and Site Locati n
Exhibit B - Preliminary Plat / Site Plan
Exhibit C - Floor Plan
Exhibit D - Building Perspective.
Exhibit E - Conditions of Approval
C :\5ANDY\WORD\AGENDA\FT ~PRCH.PCA
Planning Commission Agenda -4/07/98
1
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Conditions of Approval fo Conditional Use Permit
Front Porch ssociates
6.
The applicant is successful in a quiring the additional property as
proposed.
A landscape plan is submitted hich identifies the location, size and
variety of site planting.
Eliminate privacy fence along t e west and north property line.
The City review the proposed d velopment in regard to appropriate park
dedication requirements.
Approval of grading and draina e issues by the City Engineer and Public
Works.
Preliminary and Final Plat will b reviewed and approved at time of Final
PUD.
1.
2.
3.
4.
5.
Potential findings supporting this decision would be the consistency of the
proposal to the Comprehensive Plan; xisting land use in the area; the
provisions of the Zoning Ordinance, a d other City's use of Planned Unit
Development.
C:,,)ANDY\WORD\AGENDA'Ff-2PRCH.PCA
EXHIBIT E
, 0..6
Planning Commission Agenda- 4n /98
11.
.
Pools and Spas. (FP)
Mr. Scott Rolfe of Skippers Pools and Spa is proposing to seasonally setup and display
an above ground swimming pool in the pav d area east and immediately adjacent to the
building housing his business. Openloutsid sale as an accessory use is allowed as a
conditional use in the B-4, Regional Busin ss District subject to the following conditions:
1. The outside sale must
... be connected with the princ pal use and limited to 30% of the gross floor
area of the principal use (or larger only as a condition of the conditional
use permit).
... be compatible in its relation hip to the Comprehensive Plan,
... be compatible in its relation hip to the geographical area and the character
of the surrounding area,
... be justified by a demonstrat on of the need for such use, and
... not depreciate the area in w ich it is proposed.
2. Lighting must be directed away fro the public right of way.
.
3.
The sales area must be surfaced to 'ontrol dust.
While it is clear that the outside display an sales of swimming pools is connected with the
principal use of the property, the outdoor etail display and sales of large products such as
swimming pools appears to be inconsistent and incompatible in its relationship with the
Comprehensive Plan and the intents of the Monticello Downtown and Riverfront
Revitalization Plan to, "".create developm nt that "fits" the context of each district." The
Broadway - "Downtown" district is intend d to provide for small and mid-sized retail,
specialty retail, and personal and business, ervices. It does not appear to be intended for
the outdoor display and sales of swimming pools or other large scale products such as
automobiles, garden structures, lumber, an the like.
If the Commission fmds that this proposed use is compatible with the intents of the
Comprehensive Plan, and a conditional us permit is approved by the City Council, the
pool display would cover approximately 6 2 square feet of the paved drive and parking
area as depicted on the Exhibit C -- Site P an. On~site parking for the business would
remain sufficient as at least 12 parking sta s are provided on the site, and according to the
applicant, at least 10 additional stalls coul be developed across the alley to the north of
the building. Currently, parking stalls are ot sufficiently marked or striped.
.
According to the application for condition 1 use permit, the swimming pool would be
surrounded with a railing system to preve t unauthorized entry and would not contain
water.
C:\SANDY\WORfMGENDA\SKIPPERS.PCA
22
Planning Corrnnission Agenda- 4n /98
.
8. ALTERNATIVE ACTIONS:
1.
Motion to:
2.
Motion to:
.
Reconnnend to the Cit Council that the issuance of the conditional
use permit be denied, ding that the proposed outdoor display and
sales use is neither co patible in its relationship to the
Comprehensive Plan n r is it compatible in its relationship to the
character of the surro ding area.
Reconnnend to the Cit Council that the issuance of the conditional
use permit be approve , finding that the proposed outdoor display
and sales use as propo ed is:
~ connected wit the principal use and limited to no more
than 30% of t gross floor area of the principal use,
~ compatible in i s relationship to the Comprehensive Plan,
~ compatible in is relationship to the geographical area and
the character f the surrounding area,
~ justified by a d monstration of the need for such use, and
~ does not subst ntially depreciate the area in which it is
proposed.
The Conditional Use ermit shall be subject to the following
conditions:
1.
Outdoor sales and display shall be conducted only between
Aprill and A gust 31 of each year;
All lighting m st be directed away from the public right of
way;
Parking stalls ust be clearly striped and marked;
No permanen or temporary signs shall be erected on the
outdoor displ y.
Any swirnmin pool or spa displayed outdoors must be
provided wit a continuous surrounding barrier to prevent
entry; and,
Outdoor sw. 'ng pool or spa displays must not contain
any water.
2.
3.
4.
5.
6.
c. STAFF RECOMMENDATION:
Staff reconnnends that the issuance of the onditional use permit be denied according to
Alternative "1" above.
D. SUPPORTING DATA:
.
Exhibit A - Copy of Applicable Ordinance ection: 14-4 [B] 3.
Exhibit B - Location Map.
Exhibit C - Copy of Application and Propo ed Site Plan.
Exhibit D - Copy of Land Survey for lots 9 and 10, Block 52, Original Plat, Monticello.
C:\SANDY\WORD\AGENDA\SKlPPERS.PCA
3
[A] Open and outdoor storag as an accessory use provided that:
.
.
1. The area is fenced nd screened from view of neighboring
residential uses or i abutting a residential district in
compliance with Capter 3, Section 2 [G], of this ordinance.
2. Storage is screened from view from the public right-of-way in
compliance with C apter 3, Section 2 [G], of this ordinance.
3. Storage area is gra sed or surfaced to control dust.
4. All lighting shall b hooded and so directed that the light source
shall not be visible rom the public right~of-way or from
neighboring reside ces and shall be in compliance with Chapter
3, Section 2 [H], of his ordinance.
5. The privisions of C apter 22 of this ordinance are considered
and satisfactorily et.
[B] Open or outdoor service sale, and rental as a principal and accessory
use and including sales 'n or from motorized vehicles, trailers, or
wagons, provided that:
[C]
.
1. Outside service, s es, and equipment rental connected with the
principal use is Ii ited to thirty percent (30%) of the gross floor
area of the princip I use. This percentage may be increased as a
condition of the co ditional use permit.
2. Outside sales are s are fenced or screened from view of the
neighboring resid ntial uses or an abutting residential district
in compliance wit Chapter 3, Section 2 [G], of this C)rdinance.
4. Sales area is grassed or surfaced to control dust.
3. All Iighting shall e hooded and so directed that the light source
shall not be visibl from the public right-of-way or from
neighboring resid nces and shall be in compliance with
Chapter 3, Sectio 2 [H], of this ordinance.
5. The provisions of Chapter 22 of this ordinance are considered
and satisfactoril met.
Custom manufacturin , restricted production and repair limited to
the following: Art, ne dlework, jewelry from precious metals,
watches, dentures, an optical lenses, provided that:
1. Such use is acce sory as defined in Chapter 2, Section 2, of this
ordinance to the rincipal use of the ProP~hi bi.. 1\ ",.\
MONTICELLO ZONING ORDINANCE
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CITY OF MO ICELLO
COMMUNITY DEVELO MENT DEPARTMENT
250 E. Broadwa ,PO Box 1147
Monticello, N 55362
(612) 29 -2711
Planning
Case # l' f "ul <-
Check Requested Action:
'$ CONDITIONAL USE - $ 25.00 + all necessary consulting expenses.
_ ZONING MAP/ TEXT ENDMENT . $250.00 + necessary consulting expenses.
_ SIMPLE SUBDMSION - $50
_ SPECIAL PLANNING C MMISSION MEETING - $250
_ SUBDIVISION PLAT - $ 00 + $lOO/acre up to 10 acres; $25/acre
after 10 acres + expense . City will refund excess of per-acre deposit.
_ VARIANCE REQUEST - $50 for setbackl$125 for others + nec. consult. expenses.
OTHER - Fee $
· NOTE: Necessary consu1tin.{ fees include cost to ha e City Planner analyze variance, rezoning, &
conditional use permit requests at the rate of $75/hr. The need for City Planner assistance is determined
solely by City staff.
Applicant Name:
Address:
SK,
'61
Business:
Phone: Home:
Property Address: ~ -, ~
..iIfgal Description of Property:
. Lot: q d- \ 0 ; Bluck:
Other:
Current Zoning:
5'l.
Su division:
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Describe Request: ec.
tbt'l "50-..." "V-"".,(./L ~ ~ -€.
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Information provided by the applicant on this form is true d correct.
Date
Prope ty Owner Signature
3-IO~ 98
;> ((01&
Date
.~ O~~",
VCUSSAM.APP: 2/06//95
Date ReceivedIPaid: '9-Ju"~'t ~
Receipt Number: "d.3- 7l/~
Public Hearing Date: l/ - 7 - ~1
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MONTIC:
PHONF'
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.
-Encourage the development of sign programs on B oadway that meet
the intentions of the plan's design guidelines, stressing an orientation
to pedestrians and integrity related to the original bu lding and the cur-
rent use.
Poll building owners to determine which might be illing to partici-
pate in a storefront or infrastructure loan program.
Institute loan program to encourage rivate sector
redevelopment/rehabilitation of existing structures (storefront loans
and infrastructure loans); create "design grants" of no more than
$2500 to defray some of the costs of storefront des gn assistance; tie
loan approval to satisfying the design guidelines of t is plan.
Explore tax abatement to help fund improvement ef orts of individual
building owners.
Pursue development of empty sites in accordance ith the intentions
of the "Broadway: Downtown District,"
Create connections between parking areas behi d buildings and
Broadway in key locations (as conditions allow).
Probable Costs
It might be assumed that five loans per year might b provided in each
category, with a $25,000 loan maximum for storefr nt improvements
and a $50,000 loan maximum for infrastructure i provements. A
design grant related to the storefront improvement would be $2500.
The term of the loan program (that is, the period of time which the
City determines is appropriate to operate the progra ) and the cost of
the write-down will determine the total cost for the ac ion.
The pedestrian "pass-throughs" would cost approxim tely $22,000.
Funding
Tax increment financing might be the best source 0 funds for a loan
progarm.
Staff time will be required to organize and initiate 10 n program; MCP
could poll building owners and help them move t rough the loan,
design and implementation process.
Tax abatement might be a likely source of funds for individuals who
desire to make improvements on their own.
TIF will be the most likely source of funds for the de elopment of the
pedestrian "pass-throughs,"
Related Guidinr Princioles
Improve Broadway outside
of downtown
An identity related to Monticello: This road is th introduction to
Monticello for many who use Broadway to get to do ntown or to get
through the community, yet it says nothing of the co munity. Actions
should be taken in concert with the county's planned econstruction to
make it feel more like a local street - Broadway than a county
highway - CASH 75.
A transportation web: All streets are important to m naging traffic in
Monticello, but it cannot be accomplished solely b making bigger
roads. The configuration of the road is important - 1I0wing for free
flow of traffic, but this does not have to mean more lanes of traffic.
Also, as the road is planned, accommodation of oth r transportation
modes (bicycles and pedestrians) should be a part of t e road's design. ~_ ' "
Downtown's neighbors: This street is the "main str et" for many of
I
A New Bridge '
RevitalizinG Monticello's DoWlltoWlland RIverfront ~~
&"i~,~ l'
... Strategy 3b
Enco.e the highest possible
Isity of development within the
boundaries of downtown
Strategy 3c
- Define transition zones at the
'lY of downtown for uses such
3S mUlti-family residential and
home-based businesses
.
Strategy 4a
renovate buildings to create a
hip to the community as well
,<; to their immediate purpose
Strategy 4b
DUbHe buildings that stand out
Qlher downtown buildings but
; .that have a common
: character and quality
,
~New Bridge
Wlal/zlng Monllre/lo's Downtown and Rlverfront
Actions
~. Require design review 0 every new development or rehabilita-
tion within downtown 0 ensure conformance to the design
guidelines outlined by t is plan, especially when such projects
receive city assistance.
Reduce on-site parking requirements for downtown uses by
allowing on-street parki g along a site's public periphery.
Encourage the develop ent of multi-story buildings in down-
town.
Actions
. Establish land use con rols for an area lying generally one
block beyond the downt wn boundary that will allow for "tran-
sition" uses and develop ent.
Strategic Outcome
A downtown that is rec gnized as the center of the Monticello
community due to its b ilt patterns, and one that is interesting
for pedestrians and enco rages pedestrian activity on the streets
of downtown.
Strategic Target
. Revised land use contr Is adopted within one year of accep~
tance of the plan.
Strategy 4: An identity related to Mo ticello
~
Actions
· Work to identify and un erstand the community's special char-
acter and qualities so th t those ideas can be passed on to those
private sector that might contemplate changes to their buildings
or new buildings.
. Require adherence to t e design guidelines for all new build-
ings, for all renovation that receive any degree of city assis-
tance and for all othe improvements that total more than
$10.000 in value or effe t more than one-quarter of a building's
gross floor area or more than 25% of total facade of a building.
Encourage the creation f buildings that are flexible enough to
accommodate a variet of uses over time. and that are con-
structed with a life span of at least 50 years.
. Mandate that any impr vement that requires a building permit
have a building mainte ance program submitted and approved
before issuance of a ce ificate of occupancy.
Actions
Agree upon an architect ral style for all public buildings that is
based on character of th community.
Place public buildings on sites that are prominent within down-
town.
~
fAlai '~i+ E-
.
.
.
12.
Planning Commission Agenda - 4/07/98
A.
Tom and Chuck DuFresne have submit ed plans calling for the construction of an
80 room hotel and two retail buildings u on a 21 acre parcel of land located north
of 1-94 between Minnesota Street (unim roved) and Kmart. To accommodate the
development proposal, the following ini ial approvals have been requested:
1. A conditional use permit for a pia ned unit development in the CCD Zoning
District.
2. A conditional use permit for a ho el in the CCD District.
Use Acceptability. In recognition of t e City's desire to establish a hotel within
its downtown area, some question exist whether or not the establishment such a
use upon the subject site is desired in hat it may potentially create undesirable
competition to the City's objectives.
If the City feels that a hotel would co stitute a desirable use of the property,
question exists as to the most appropri te means of processing the development
proposal. The CCD Zoning District is sp cifically intended to implement the plans
and policies of the Monticello Downto n Revitalization Plan. In regard to the
allowance of hotels, the district provisio s specify that principal building coverage
of not less than 50 percent of the property must be maintained. This provision is
intended to establish a pedestrian orientation and avoid expansive on-grade
parking lots. In review of the submitted si e plan (Exhibit B), it is the opinion of staff
that the design objectives of the CCD D strict have not been achieved.
B-3 Zoning District Application. I is also our opinion, however, that the
submitted concept plan is consistent ith the purpose and intent of the B-3,
Highway Business Zoning District. Thus, if the use and site plan concept are
viewed as acceptable, we would suggest hat a B-3 zoning designation be retained
for the property and that the development be reviewed in comparison to applicable
district standards. Considering that the roperty in question lies on the periphery
of the CCD District and is bordered on the west by a B-3 District, we feel a B-3
zoning application to the property can b justified.
C :\SANDYlWORD\AGENDA\HOTEL.PCA
2
.
.
.
Planning Commission Agenda - 4/07/98
CCD Zoning District Application. As noted previously, the CCD District
provisions stipulate that hotel covera e must not be less than 50 percent of the
property. While this requirement has been satisfied on the submitted site plan, the
depicted lot lines (in the opinion of our office) have been located simply to satisfy
the ordinance requirements and are n t consistent with the intent and purpose of
the district.
If the City feels that the proposed us of the property is appropriate but that the
intent of the CCD District designation has not been and should be satisfied, we
would recommend denial of the c nditional use permit and planned unit
development concept plan.
If the City feels that the CCD zoning 0 the property is appropriate, revised plans
should be submitted which more clo ely respond to the intent of the district's
establishment.
Plan Submissions. While the site pia submission appears generally consistent
with B-3 District provisions, a com lete concept plan evaluation cannot be
conducted until such time as correspon ing grading and drainage plan information
is submitted. If a B-3 zoning designatio is considered appropriate for the property
in question, it is suggested that action 0 the concept plan be tabled until such time
as additional information is received.
B. ALTERNATIVE ACTIONS
1. Motion to approve the concept Ian planned unit development in the CCD
District and conditional use pe mit based on the finding that the proposed
use and conceptual design layout is consistent with the purpose and intent
of the CCD District establishment.
2. Motion to deny the concept p an planned unit development in the CCD
District and conditional use pe mit based on the finding that the proposed
use and conceptual design lay ut is not consistent with the purpose and
intent of the CCD District estab ishment.
3. Motion to table action on th request based on the finding that the
submission of revised plans i necessary to determine compliance with
applicable CCD District and pi nned unit development provisions.
C :\SANDY\WORD\AGENDA\HOTEL.PCA
2
.
.
.
C.
STAFF RECOMMENDATION
Planning Commission Agenda - 4/07/98
It is the opinion of our office that the su mitted concept plan submission does not
satisfy the intent of the applicable CCD Di trict zoning designation. The plan does,
however, appear to be generally consist nt with the City's B-3, Highway Business
Zoning District requirements. While our ffice believes a B-3 zoning of the site can
be justified, a decision regarding the mo t appropriate zoning of the property (and
applicable performance standards) is co sidered a policy matter to be determined
by City officials.
Should the City feel that the B-3 zo e is appropriate for the site, we would
recommend a tabling of the planned unit development concept plan until such time
as more detailed plans are submitted (i e., drainage plans).
Should the City feel the CCD Zoning Di trict designation is appropriate, we would
recommend denial of the planned unit d velopment concept as it fails to satisfy the
purpose and intent of the district's esta lishment.
D. SUPPORTING DATA
Exhibit A - Site Location
Exhibit B - Site Plan. CCD
Exhibit C - Site Plan - B-3
C :\SANDY\WORD\AGENDA\HOTEL,PCA
26
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BIT A - SITE ,____
EXHI _ _.__ _
TOM & CHUCK. DUFRESNE
HOTEL IN CCD DISTRICT
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SITE PLAN
DATE
2/2V98
P1
.
.
.
Planning Commission Agenda 4/7/98
13.
Mr. Glen Posusta of Amax Self Storage, L C is proposing to amend the existing
Conditional Use Permit 93-017 to add three buildings to the site currently serving Amax
Self Storage. Two of the proposed buildin s are 3960 square feet in area each, and are
intended only for indoor storage purposes. he third building is to provide 3668 square
feet of office space and 2620 square feet of door storage space.
In addition to the proposed buildings, a fen e is proposed to surround the entire property
with the exception of in front of the propos d offices toward Dundas Road.
Commercial storage contained entirely with a building is a conditional use in the B-3,
Highway Business District (See Exhibit A). The commercial office is a permitted use, and
in this case accessory to the principal use.
Staff has reviewed the site plan proposed b the applicant (See Exhibit C). The site plan
as proposed meets all requirements of city rdinances with exception of the following:
1. The office building must be provide with at least 21 parking stalls. Only 14
parking stalls plus one handicap acc ss aisle are provided by the proposed plan.
2. The fence is proposed to be constru ted of masonry and wrought iron/steel along
Dundas Road; however, the balance of the fence is proposed to be chain link with
three strands of barbed wire on top. (See Separate Variance Petition)
Mr. Posusta has agreed to redesign the site Ian to accommodate additional parking and
improve on site traffic flow (See attached evised Site Plan -- Exhibit D). The City
Engineer has recommended that only one a cess be permitted off of Dundas Road. The
relocation of the street access to the center f the parking area and relocation of the gate
into the storage area will accommodate bot the needs of Amax Self Storage and the City.
B. AL TERNA TIVE ACTIONS:
Recommend to the ity Council that the conditional use permit
amending Condition I Use Permit 93-017 be approved to allow site
improvements includ' g the addition of three (3) new buildings to
include storage and ffice use, fmding that the proposed use is:
1.
Motion to:
C:\SANDY\WORIMGENDA\AMAX-CU.WPD
2
.
.
.
Planning Conunission Agenda 4/7/98
"
compatible' its relationship to the Comprehensive Plan, &
compatible' its relationship to the geographical area and
the character of the surrounding area.
"
The Conditional Us Permit shall be subject to the following
conditions:
a. The site plan for the Amax Self Storage facility and offices
must be as d picted by Exhibit D.
b. Prior to issua ce of a building permit for the construction of
a new buildin subject to this conditional use permit, Amax
Self Storage, LLC must comply with all conditions of the
original Con itional Use Permit 93-017.
c. Prior to issua ce of a building permit for the construction of
any new buil ing, the City Engineer must approve the
grading and ainage plan submitted in application for
building per 't.
d.
Prior to issua ce of a building permit the applicant must
specify the sp cies and size of trees to be planted.
e. All areas of t e site not paved or built upon must be sodded
to the propert lines on the south, east and west, and to the
street on the orth.
2.
Motion to:
Recommend to the C ty Council that the issuance of the conditional
use permit be denied or reasons to be determined by the Planning
Commission].
C. STAFF RECOMMENDATION:
Staff recommends Alternative "1".
D. SUPPORTING DATA:
Exhibit A - Copy of Applicable Ordinance S ction: 13-4 [K].
Exhibit B - Location Map.
Exhibit C - Copy of Site Plan for 36 Dundas oad as originally submitted by applicant.
Exhibit D - Copy of Site Plan for 36 Dundas oad as amended.
C:'SANDY\WORD\AGENDA\AMAX-CU.wPD
28
.
.
.
5. The provisions of hapter 22 of this ordinance are considered
and satisfactorily et.
[H]
Shopping Center.
[1] AI,rimal Pet Clinics.
1. Annual inspectio by City's health officer at owner's expense.
2. All pets must be lashed.
3. Treatment to be l'mited to household pets.
[J] Pet hospitals with the ollowing condition:
1. No outside pens 0 kennels.
2. Annual inspectio by City Health Officer at owner's expense.
3. All animals must be leashed.
4. Treatment would be limited to small domesticated animals.
5. Side yard setbac s would be 20 feet instead of 10 feet.
6. No outside stora e of carcasses.
[K] Commercial storage c ntained entirely within a building.
[L] Commercial planned 't development as regulated by Chapter 20 of
this ordinance.
[M] Consignment auction ales and/or auction sales.
1. appearance and function plan of the building
and site shall no be so dissimilar to the existing buildings or
area as to cause mpairment in property values or constitute a
blighting influe ce within a reasonable distance of the lot.
2. At the boundari s of residential districts, a strip of not less than
5 feet shall be I dscaped and screened in compliance with
Chapter 3, Becti n 2 [G], of this ordinance.
3.
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Any light stand rd islands and all islands in the parking lot
shall be landsca ed or covered.
4.
Parking areas s all be screened from view of abutting
residential dist cts in compliance with Chapter 3, Section 5 [G],
of this ordinanc .
MONTICELLO ZONING ORDINANCE
13/8
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Consideration of an appLication
variance to allow barbed wire to
installed on top of a six foot h
link fence to be erected as par
existing commercial storage use
Highway Business, zoning district
APPLICANT; Glen Posusta
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CITY OF MO ICELLO
COMMUNITY DEVELOP ENT DEPARTMENT
250 E. Broadway PO Box 1147
Monticello, N 55362
(612) 29 -2711
Planrlln~ g _ 00 f.o
Case #
Check Requested Action:
X CONDITIONAL USE - $1 5.00 + all necessary consulting expenses.
- ZONING MAP/ TEXT ENDMENT - $250.00 + necessary consulting expenses'"
_ SIMPLE SUBDIVISION. $50
_ tiPECIAL PLANNING C MMISSION MEETING - $250
- SUBDIVISION PLAT - $ 00 + $100/acre up to 10 acres; $25/acre
after 10 acres + expenses City will refund excess of per-acre deposit.
:&. VARIANCE REQUEST - 50 for setback/$125 for others + nee. consult. expenses'"
OTHER - Fee $
· NOTE: Necessary consulting fees include cost to hav City Planner analyze variance, rezoning, &
conditional use permit requests at the rate of $75/hr. Ie need for City Planner assistance is determined
solely by City staff.
Applicant Name:
Address:
Phone: Home:
Property Address:
.al Description of Property:
Lot: ; Block:
Other: S'':; - 5"'00 .-
Current Zoning:
8-J--
Information provided by the applicant on this form is true an
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(CONT NUE ON BACK...)
VCUSSAM.APP: 2/06//95
Date ReceivedIPaid: .3' /f 11 R
Receipt Number: <='17,S) 7-0 S-
Public Hearing Date:
,~'3
FOR ZONING MAP AMENDMENT ONLY: Proposed Zoni g:
FOR SIMPLE SUBDIVISION ONLY: Size of parcel to be ivided:
.
FOR SUBDIVISION PLAT ONLY: Size of Parcel to be PIa ted:
Name of Firm Preparing Subdivision Plat:
Street Address:
City:
_ Acres
State. _ Zip:
Phone:
FOR VARIANCE ONLY:
**********************.****.******.**~******...*******..** *...***.*..***..*....***.*.*************** ~*******.**
(For City Us Only)
COMMENTS:
.
VCUSSAM.APP: 2/06//95
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Planning Commission Agenda - 4/7/98
14.
Mr. Glen Posusta of Amax Self Storage is r questing a variance to allow the installation of
barbed wire on top of a chain link security ti nee to be constructed in locations as
described in Exhibit C, at the Amax Self Sto age facility in the B-3, Highway Business
District.
On March 14, 1998, the City of Monticello dopted an ordinance amending the City
Zoning Code Section 3-2 [F] as related to fi nces, prohibiting barbed wire, razor ribbon,
electric fences, and the like. (See Exhibit A.
It is the opinion of staff that such dangerous fencing materials represent blight, are not
aesthetically compatible with the desired' ge of developed areas of the City, and present
a significant hazard to the health, safety and welfare of the public.
B.
ALTERNATIVE ACTIONS:
1.
Motion to:
Deny the variance as sufficient findings cannot be made to warrant
a variance.
Approve the varianc , fmding that approval of the variance will not:
a. Impair an ad quate supply of light and air to adjacent
property.
b. Umeasonabl increase the congestion of a public street.
c. Increase the anger of fire or endanger the public safety.
d. U measonabl diminish or impair established property values
within the ne ghborhood or in any other way be contrary to
the intent of he ordinance.
e. (Other findi gs as specified by the Planning Commission.)
2.
Motion to:
C. STAFF RECOMMENDATION:
Staff recommends that the Planning Co 'ssion move to approve Alternative 1 above.
C:\SANDY\WORI]\AGENDA\AMAX-V AR.WPD
2
.
.
.
Planning Commission Agenda - 4/7/98
D.
SUPPORTING DATA
Exhibit A -
Exhibit B -
Exhibit C -
Copy of Chapter 3, Section , [F] 9.
Location Map.
Copy of Site Plan for 36 Du das Road as submitted by applicant with the
proposed fence highlighted.
C:\SANDY\WORD\AGENDA\AMAX~ V AR.WPD
30
.
.
.
9. Electrified wires, b rbed wire, razor ribbon, and the like are
prohibited on fence .
10. All swimming pool, hot tubs, spas, and other water tanks
exceeding 24 inche in depth must be completely fenced in.
a. Residential wimming pool fences shall be constructed as
follows:
1. Resi ential swimming pool fences must be at
least 48 inches in height. The fence must not
pe 't the passage of a 4-inch sphere through
ope ngs in the fence. Fences must be
cons ructed of durable, corrosion- and decay-
resia ive materials, Openings below the fence to
grad must not exceed 4 inches,
H. Whe e an above-ground pool structure has walls
that re at least 4 feet in height, the pool wall
may erve to meet the fencing requirements;
hower, the access to the pool must provide
equi alent protection to prevent unauthorized
ent
Hi.
Fenc s for swimming pools must include a self-
closi g, self-latching device on all gates. Latches
must be installed at least 3 feet 6 inches above
grad , Gates must not exceed 4 feet in width and
must meet the same construction requirements as
fence . You must provide temporary fencing
duri g installation if your yard is not fenced.
Buil ing permits are required for fences
exce ding 6 feet 6 inches in height.
b, Commercial wimming pool fences shall be not less than 5
feet in height and constructed as required by the
Minnesota D partment of Health.
(1/12/98, #305)
[G] REQUIRED FENCING, CREENING, AND LANDSCAPING: The
fencing and screening re uired by this subsection shall be subject to
Subsection [F] above and shall consist of either a fence or a
landscaped planting pIa
1. PURPOSE AND 0 JECTIVE: The purpose of this policy is to
establish minimum requirements and standards relative to
landscaping, buffe 'ng, and screening to be implemented
concurrently with s'te plans approved by the City; the standards
MONTICELLO ZONING ORDINANCE
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Consideration of an application
variance to allow barbed wire to be
installed on top of a six foot h gh thain
link fence to be erected as par of,an
existing commercial storage use a'-B-3,
Highway Business, zoning district - I
APPLICANT: Glen Posusta
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CITY OF MO
COMMUNITY DEVELOP ENT DEPARTMENT
250 E. Broadway PO Box 1147
Monticello, N 55362
(612) 29 -2711
Planningqg_ OO~
Case #
Check Requested Action:
X CONDITIONAL USE - $1 5.00 + all necessary consulting expenses'"
- ZONING MAP/ TEXT AM NDMENT - $250.00 + necessary consulting expenses'"
_ SIMPLE SUBDMSION - $50
- DPECIAL PLANNING C MMISSION MEETING - $250
- SUBDIVISION PLAT - $3 0 + $100/acre up to 10 acres; $25/acre
after 10 acres + expenses City will refund excess of per-acre deposit.
X VARIANCE REQUEST - 50 for sethack/$125 for others + nec. consult. expenses'"
OTHER - Fee $
· NOTE: Necessary consulting (ees include cost to hav City Planner analyze variance, rezoning, &
conditional use permit requests at the rate o( $75/hr. e need (or City Planner assistance is determined
solely by City staff.
Applicant Name:
Address:
Phone: Home:
Property Address:
.1 Description of Property:
Lot: ; Block:
Other: / S'5" - -S-oo
Current Zoning:
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Information provided by the applicant on this fonn is true and correct.
2--20.-98
--.J
Date
~1~
:2-20'..9'1
Date
VCUSSAM,APP: 2/06//95
Date ReceivedIPaid: 3' /; II p
Receipt Number: "';7~ 70 S--
Public Hearing Date:
1'-1 -:)
FOR ZONING MAP AMENDMENT ONLY: Proposed Zoni
FOR SIMPLE SUBDIVISION ONLY: Size of parcel to be ivided:
.
FOR SUBDIVISION PLAT ONLY: Size of Parcel to be PIa ted:
Name of Firm Preparing Subdivision Plat:
Street Address:
City:
Acres
Zip:
Phone:
FOR VARIANCE ONLY: Please identify the Wlique proper conditions or hardship that exist that justifies
granting a variance. A hardship exists when by reason of pr perty narrowness, shallowness, shape, or exceptional
topographic or water conditions, combines with strict applica ion of the terms of the ordinance result in exceptional
difficulties when utilizing the parcel in a manner customary d legally permissible within the district in which the
lot is located.
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(For City U e Only)
COMMENTS:
.
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Planning Commission Agenda -4/07/98
Star City Builders has requested City re iew of a proposed town home development
concept along the south side of 7th Stre t. The project consists of 60 dwelling units
in two and four-unit clusters. The prop sal is designed around three cul-de-sacs,
from which the 56 of the 60 units ould gain access to either 7th Street or
Minnesota Street. An additional 4 unit tructure proposes access to 7th Street via
a direct driveway.
15.
Star City Builders.
Land Use.
.
The current zoning of the area is ZM, Performance Zone - Mixed. This
designation provides for townhouse st Ie development by conditional use permit.
The proposed project would meet th general intent of the Zoning District with
regard to land use and structure type. he Comprehensive Plan calls for a land use
pattern which is similar to that of th existing development. In this area, the
community is transitioning from hig er density residential development and
traditional single family areas to more suburban style subdivision. At
approximately 10.2 acres, the density 0 the project is just under six units per acre,
a mid-density pattern as defined by the Comprehensive Plan. The proposal would
appear to meet the housing style and ensity concepts supported in the Plan.
Surrounding land uses affect the proje as well. To the north lies an auto salvage
business, and some vacant land which s controlled by the auto salvage operation.
To the south lies the future conne tion route for 7th Street, and B-3 zoned
commercial property between the 7t Street route and 1-94. Buffering of these
differing land uses would be neces ary to help ensure a positive residential
environment.
Project Design.
.
As noted above, all but four of the units surround a series of three cul-de-sacs.
This results in the development of relatively insulated neighborhood. As a
collector route, the City will discou age direct access from 7th Street, so the
proposed design would appear to meet this objective. However, it may be
beneficial to consider a project layo t which avoids the use of cul-de-sac design
and better reflects the more tradition I pattern found in Monticello.
C:\SANDY\WOAD\AGENDA\ST AACIT1.PCA
31
.-
Planning Commission Agenda -4/07/98
One possible design option could be t focus the entire project along a single
primary street which meanders through t e property. This would help to break up
a pavement-dominated streetscape a pearance, and would retain the varied
building facade setbacks built into the c rrent proposal. With the concept plan as
drawn, the cul-de-sac areas would c nsist of broad expanses of pavement,
including the street and the driveways, any of which flow into each other before
reaching the street itself. With a di erent layout, street access points from
Minnesota Street, 7th Street and Elm Street on the west would help distribute
internal traffic.
Project architecture is another area wher the plan can reflect traditional Monticello
development. We would encourage a mix of unit types, with traditional detailing
reflective of the existing community wh re possible.
On the positive side, we believe that t e mixed size of unit clusters would help to
vary the streetscape, and the plan woul appear to allow for a variation in building
facades along the street. In addition, th re appears to be a significant reservation
of open space in the project, particular y in common areas shared by residents of
the development.
...--..
The project should be sensitive to ssues on adjoining parcels. The City's
bufferyard requirements will apply to the north based on an industrial - residential
buffer standard. In addition, there are adjoining properties which will be affected
by access, layout, and the street align ent of this project. We would recommend
consideration for access and future evelopment of neighboring properties be
integrated into this project design at a conceptual level.
At this stage, the project is in concept orm only. The Planning Commission's role
should be to identify the land use and d sign issues which the project raises, above
and beyond engineering issues whic will be raised as more detailed plans are
developed. Any changes which the ity would like to lead the developer toward
should be mentioned at this stage to uide the design of the next phase of project
planning.
B. ALTERNATIVE ACTIONS
1. Motion to approve the concept plan for Star City Builders as proposed.
2. Motion to approve the concept Ian for Star City Builders, with the conditions
as listed in Exhibit C.
3. Motion to deny the concept pia for Star City Builders, based upon a finding
that the land use as proposed is not appropriate for the property.
C:\SANDY\WORD\AGENDA\ST ARCIT1.PCA
32
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.~xhibit B - Concept Plan
.
.
.
Conditions of Conc pt Plan Approval
FOR TOWNHOME DEVELOPMENT
STAR CITY UILDERS
1.
Reorientation of the street system to pro ide fewer, or no, cul-de-sacs in the project.
2.
Development of a plan which avoids joi ed driveways and other large expanses of
pavement.
3.
Submission of plans for Development tage PUD approval which include:
a. Utility Plan.
b. Street Plan, including 7th Street.
c. Grading and Drainage Plan.
d. Landscape Plan, including buff ring from neighboring land uses.
e. Floor and Elevation Plans for th proposed units.
4. Concept Plan coordinating developme t on the exception parcel at the southeast
corner of the project.
Exhibit C - Condit ons of Concept Plan Approval
C:\SANDY\WORD\AGENDA\STARCIT1.PCA
15'3
.
.
.
17.
Planning Conunission Agenda - 04/07/98
Consideration of additional review of the SW Area Plan as requested by the City
Council.
A. REFERENCE AISll
As you recall, at the previous meet' g of the Planning Conunission, the
Commission conducted a public he iug and forwarded a recommendation to
approve the Southwest Area Plan. he City Council reviewed the plan and
recommendation and received additi nal information from area landowners and
requested that the Planning Commis ion provide additional review of items noted
below. Steve Grittman will be prov ding a response to those items at the meeting.
1. The plan shows a large park area between the two wetlands. There is a
concern that the park area I cation and size may unduly limit or restrict
residential development in t e vicinity. Does the plan have the flexibility
needed to allow for develop nt of both residential and park uses. In
addition, given the plan as it now exists, will it be necessary to extend
utilities across a large expan e of park land in order to provide service to
the residential area thus ing it difficult economically to develop the site.
Should the industrial area al ng 94 between County Road 39 and
Oakwood drive be expande to the west as requested by John Chadwick.
A letter outlining Chadwick s request is provided.
2.
3. The Industrial Developmen Committee is concerned about the long term
potential of erosion of indu trial land areas to residential use and would like
to make a recommendation with regard to establishment of a goal for
developing a percentage of nd for industrial land is not as important as
making sure that future lan use decision making takes into account a goal
for maintaining a minimum ercentage of industrial land. The IDC has not
had the opportunity to revi w all available data on this topic and therefore
is not in position to make a reconunendation at this time. Steve Grittman is
currently reviewing our Ian use statistics and will be providing IDC
members and the Planning ommission with an analysis based on the land
use distribution of the city ased on the Southwest area plan as proposed.
A preview of this informat' n will be provided at the meeting.
B. ALTERNATIVE
1.
Motion to modify Southw st Area Plan and forward a recommendation to
City Council.
34
Planning Commission Agenda - 04/07/98
.
2.
Motion to make no changes t the plan as previously recorrunended and
forward to the City Council a cordingly.
3.
Motion to table approval of t e plan pending further review by the
Industrial Development Com . ttee.
c.
RECOMMENDA TTON
Staff recommends that this item be t bled pending further review of land use
statistics by the IDe.
D. SlJPPORTTNG DATA
Letter and Map submitted by John C adwick.
.
.
5
.
- ~ THE CHADWICK ROUP, INc.
~ Registered Investment Adv sor
Firstar Financial Center, Suite 640
1550 East 79th Street
Bloomington, Minnesota 55425
March 17, 1998
Telephone (612) 853-2473
FAX (612) 854-9241
Wats (800) 727-2423
Mr. Richard VanAllen, Monticello Industrial D elopment Cormnission
Ms. Ollie Koropchak, Economic Development irector
Mr. Jeff O'Neill, Assistant Administrator
Mr. Steve Gritman, Northwest Associated Cons ltants
Members of the Planning Commission and City o1.mcil
Greetings:
.
Mr. Jim Bowers and 1 have recently purchased proximately 85 acres located south ofI-
94 and County Road 39. This property is withi the Monticello orderly annexation area,
which was presented to the planning commissio at the March 5, 1998, meeting.
.
The'Southwest area concept plan envisions con truction of a service road West ofI-94,
which would provide access to 1-94 at trunk. hi way 25. This service road would run
diagonally through our property and splits in t ee directions at County Road 39. The
portion of our site lying between 1-94 and the s rvice road is planned for industrial
development, with the balance planned for low ensity residential. The proposed service
road is the buffer between the industrial and th residential land uses.
We have carefully studied or property and the roposed plan and we respectfully request
that our entire site be designated and planned [I r industrial development. We have a
preliminary'roadway and land use plan we will present to the IDC on March 19t\ to
support our request. We believe that an indus rial designation for our entire site is
appropriate for the following reasons:
1. Our property is heavily impacted by the se ice road extension. Service roads along
major freeways usually provide access to i dustrial and commercial land uses and not
low density residential.
2. Approximately 18 of our 85 acres are dev ted to power line or gas pipeline
easements. These easements tend to buffe the site from others and bisect the site
creating isolated pockets.
3. The site is highly visible from 1-94, as we I as subject to the corresponding highway
nOlse.
.
11-1
Linsco I Privah'l Ledge MamhAr NASD SIPC
.
.
.
4. The extensive power line easements along 0 r Westerly lot line will serve to buffer
our proposed industrial development from t e YMCA property to the West.
5. Of the 83 acres shown on the Southwest are plan currently in the area, 22 acres are
wetlands. Our proposal only adds approxim tely 27 buildable acres to the industrial
designation, resulting in 88 buildable acres, increase of 5 acres.
Power lines, pipelines, service roads, freeway e posure and noise are not conducive to
desirable residential development but they can b an asset to industrial development. We
believe that we can plan and create a very desir Ie industrial park with your support.
We plan to provide ponding and pathway syste s that should foster a good work
environment for tenants within our industrial p k. Moreover, we are willing to work
with the City and adjacent owners to provide th right-of-way and construction of the
service road to Co. Rd. 39, which we support.
We thank you for your consideration of our req est for an industrial land use designation.
Respectfully,
J>>3c~~c~
Cc Jim Bowers
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18.
Planning Commission - 04/07/98
The City Council has requested that the Ch . man of the Planning Commission serve as
representative to the newly formed Orderly nnexation Board.
A few weeks ago the City Council and Tow ship established a new agreement outlining
the process of annexation. This agreement tipulated creation of an orderly annexation
board comprised of two members from the ownship, two from the City and one from the
County. The role of this board is to evaluat annexation requests for consistency with the
comprehensive plan and for consistency wit the minimum requirements for annexation.
Attached is a copy of the agreement. This oard needs to form quickly to address three
annexation requests and to adopt land use r gulations for the annexation area. This Board
will meet once a month.
Attached is a copy of the Orderly Annexati n Agreement.
C:\SANDY\WORD\AGENDA\OAA-REP.PCA
36
.
.
.
"JD
Co
CITY OF MONTICELLO ~,~
ONTICELLO AS TO THE r
ON OF PROPERTY
RESOLUT ON 98-7
JOINT RESOLUTION OF
AND THE TOWNSHIP OF
ORDERLY ANNEXA
WHEREAS, the City of Ivlonticell ("City") and the Township of Monticello
("Township") desire to enter into an agreeme t allowing for the orderly annexation of certain
property, pursuant to Minnesota Statute ~ 414. 325, Subdivision 1; and
WHEREAS, City and the Township e in agreement to the procedures and process
for orderly annexation of certain lands descri ed herein for the pwpose of orderly, planned
growth; and
WHEREAS, the City and the Towns 'p desire to establish a joint planni...'g board to
administer planning, zoning and subdivision r gulations within the Orderly Annexation Area;
and
WHEREAS, it is in the best interest f the City, the Township and their respective
residents to agree to an orderly annexation in erance of orderly growth and the protection
of the public health, safety and welfare; and
WHEREAS, the parties hereto desire to set forth the terms and conditions of such
orderly annexation by means of this Resolutio ;
NOW, THEREFORE, BE IT RES L YED by the City of Monticello, Wright
County, NIinnesota, and the Township ofMon 'cello, Wright County, Minnesota, as follows:
1. The City and Township hereby modify e existing Orderly Annexation Area
("OAA") established by order of the M' esota Municipal Board in file no. A-
2467(OA) to include those properties sho on the attached Exhibit A and legally
described on the attached Ex1--Jbit B. All roperties within the OAA shall remain in
the Township until annexed to the City' accordance with the tenus of this
agreement.
2. Pursuant to Minn. Stat. ~414.0325, The ity and Township hereby establish a Joint
Planning Board ("Planning Board") consisting of five members, two appointed by the
City, two appointed by the Township, an a fifth member appointed by the Wright
County Board. All appointments shall be for staggered two year terms, with one City
and one Township term expiring each ye . The City and Township shall make their
respective initial appointments by April 1 1998, and shall each initially appoint one
,~., I
Resolution 98-7
.
member for a one year term and one me ber for a two year term. The Planning
Board shall have exclusive planning, zo . g and subdivision jurisdiction over all lands
in the OAA so long as said lands remain ithin the Township. Funding for the
Planning Board shall be split between the City and Township on the basis of their
assessed values. The Wright County PI . g and Zoning Administrator shall act as
Planning and Zoning Administrator for e lands within the jurisdiction of the
Planning Board.
.
3. The Planning Board shall adopt a land us plan, and zoning and subdivision
ordinances within one year of the date of this agreement, and, as soon as practicable
shall place a moratorium on 1) subdivisi ns of less than 40 acres, 2) rezoning and
variance requests, and 3) conditional use requests with said moratoriums to be
terminated upon the adoption by the PI . g Board of said land use plan, zoning and
subdivision ordinances. If the Plai"ini.."'1g - oard fails to adopt a land use plan within
one year of the date of this agreement, s agreement shall be null and void. The
existing land use plan, zoning and subdi . sion controls within the OM shall remain
in force for a period of one year after the date of this agreement or until the adoption
of a new land use plan, zoning and subdi . sion controls, whichever occurs first.
During said one year period, but prior to the time a new land use plan is adopted,
annexations of land pursuant to this agre ment may occur according to the terms of
this agreement, except that the requirem nt of paragraph 7(B) that the proposed use of
lands annexed be consistent with the PI . g Board's land use plan shall apply only
to property shown on the City's Southw st Area Concept Plan until the Planning
Board adopts the new land use plan requ ed by this paragraph, at which time all
property annexed must then be consisten with the new land use plan. The land use
plan will incorporate the City's Southwe t Area Concept Plan attached as Exhibit C.
The Planning Board's zoning and subdi . sion ordinances may be modeled after the
City's own zoning and subdivision ordin ces. The Planning Board ordinances shall
specify interim land uses and zoning cla sifications, and future land uses and zoning
classifications, the method of future Ian use authority transition within OAA, and the
method in which the subdivision process will occur within the OM. The Planning
Board shall update the land use plan pe odically. The Planning Board shall consider
amendments to the land use plan upon p tition of a landowner under the Planning
Board's jurisdiction, upon request of the City or Township, or upon the Planning
Board's own initiative.
4. Properties within the OAA may be anne ed only by request of all landowners of the
parcel to be annexed or upon request of e Township.
5. All annexed parcels must be contiguous to the City's border and consistent with the
land use plan adopted by the Planning Bard. Property annexed prior to the adoption
.
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Reso~ution 98-7
.
of the land use plan must be consistent w th the Southwest Area Concept Plan, where
applicable. Contiguous shall mean that e properties have a common, overlapping
boundary of at least 66 feet. Said bound shall be considered common if said
overlapping would otherwise touch along the length of said common area but for the
presence of an intervening roadway or ra.lroad. Areas which the City serves with
sanitary sewer service pursuant to a M. esota Pollution Control Agency ("MPCAn)
order to serve said properties need not m et the definition of contiguous set out in this
paragraph.
6. At least 50% of each parcel of property exed by the City must be served with
sanitary sewer service and municipal wat r service within three years of annexation to
the City. Wetlands which remain unfille shall be excluded from said 50% service
requirement. If any annexed property is ot so served within 3 years of the date of
annexation, no future annexations of any property from the Township to the City may
occur until said sanitary sewer service an municipal water service are extended to
50% of said annexed property. The res ctions of this paragraph shall not apply to
any property meeting any of the followin conditions:
.
A. Extension of sanitary sewer service 0 municipal water service to a particular
parcel of property is rendered imposs ble due to a regulatory impossibility outside
of the City's control. (e.g. MPCA wi! not allow the annexed property to be
sewered within 3 yr. time period).
B. The cost of installing sanitary sewer r municipal water service exceeds 150% of
the City Engineer's good faith estima e of the cost of installing sanitary sewer
service and municipal water service t said property (being the same estimate as
that used for determining the amount of letter of credit or other surety required of
developer).
C. Cemeteries and parcels used primaril for water towers or wastewater treatment
plants.
D. Kjellberg's mobile home park (prope PIDs #213100-154402 and 213100-
15440 I), provided it is fIrst served w th sanitary sewer service over 50% of the
property, in which case no municipal water ~ervice requirement shall apply.
7. All property annexed from the OAA sha I be annexed only in accordance with the
procedures detailed in the paragraph, ess the Township waives the requirements of
this paragraph via a separate joint resolu . on for the orderly annexation of a particular
parcel of property. The procedures belo are listed in the chronological order in
which they must occur:
A. One hundred percent of the landown rs of the parcel to be annexed shall first
submit an annexation petition to the ity (said petition shall detail the intended use
.
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Reso1ution 98-7
.
of the property once annexed to the ity) along with the following documentation:
(i) If the proposed use of the Ian to be annexed requires a subdivision of the
land before development, the andowner shall submit to the City all data
required by the City's ordinan e for the proper processing of a preliminary
plat requirements;
(ii) If the proposed use of the Ian does not require a subdivision of the land
before development, the land wner shall submit a site plan detailing the
proposed use of the land as de eloped.
.
B. The City shall forward this informati n to the Planning Board at least 10 days
prior to the Planning Board's next sc eduled meeting. The Planning Board shall
make a fmding directed to the City at the proposed use is consistent or not
consistent with the land use plan ado ted by the Planning Board and that the
property to be annexed is contiguous or not contiguous with the City's borders
according to the defmition of conti ous set out in paragraph 5 above. The
Planning Board shall make its findin and communicate that fmding to the City
within 40 days of receipt of said info ation from the City. If the Planning Board
makes no fmding within 40 days of r ceipt of said information from the City, then
the parties may proceed as if a fmdin had been made on the 40th day and each
party may exercise their respective ri ts under paragraph 7(C), (D) and (E)
below. Property which the Planning Board has found to be not contiguous to the
City or has fOWld its intended use to e inconsistent with the land use plan may
not be annexed by the City unless th Municipal Board specifically fmds to the
contrary pursuant to paragraph 7(D) elow.
C. After receiving the Planning Board's fmding of consistency with the land use plan
and contiguity of the property to the ity's border, the City may grant the
substantial equivalent of preliminary plat approval (or site plan approval if platting
of the property is not required for its intended use). The City shall then enter into
a development agreement with the I downer (or developer of the land), said
development agreement to require th development of the land in a manner
substantially similar to the proposed se presented to the Planning Board and
consistent with the land use plan ado ted by the Planning Board. Said
development agreement shall require the developer to agree to install sanitary
sewer service and water service to th property to be annexed and require the
developer to put up a letter of credit r other security guaranteeing payment of the
costs of the installation of said sanit sewer service and municipal water service.
The City must also fmd that the pro erty is capable of being served with sanitary
sewer service and municipal water s rvice by the City within a three year period,
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Resolution 98-7
.
and the City must estimate the cost of e extension of such services.
D. If the City and the Township disagree n the consistency of any proposed
development with the Planning Board' land use plan, or if the City and Township
disagree on the contiguity of the land t be annexed with the then-existing City
boundaries, the parties shall submit th se disputed issues to the Municipal Board
(or its successor agency) for a dete . ation of whether said property proposed to
be annexed is consistent with the PI . g Board's land use plan and/or is
contiguous with the then-existing City boundaries in accordance with the
definition set out in paragraph 5 abov . Said appeal shall be made within 30 days
after the Planning Board makes its fm ing or fails to make a fmding on either the
contiguous or consistency issues wi . the 40 day time period allowed in
paragraph 7(B) above.
.
E. Upon the completion of all requireme ts set out in subparagraphs 7 (A), (B) and
(C) (or if the Municipal Board or its s ccessor agency makes a determination that
the property to be annexed is consiste t with the land use plan and contiguous with
the City's borders), the City may then annex, and the City and Township authorize
the Municipal Board to order the ann xation of said property to the City. The City
may then grant fmal plat approval (or site plan approval, if appropriate) to the
property. If the proposed developme t is a multi-phased development which has
received the equivalent of prelimin plat approval under the terms of this
paragraph, future phases of the propo ed development shall remain in the
Township until the installation of s tary sewer service and municipal water
service to at least 50% of the particul phase to be annexed can be accomplished
within three years of the date of anne arion.
8. This Orderly annexation agreement shall remain in force and binding upon the City
and Township for 10 years from the date of its execution by both parties. At the
beginning of the tenth year, the City and Township shall meet to discuss the renewal
and/or modification of this agreement. I at any time during this agreement, the City
has annexed 75% of the original vacant and within the OAA (as measured at the time
of the execution of this agr;ement) and I such annexed lands have been served with
sanitary sewer and municipal water in a cordance with this agreement, the City and
Township shall have six months to rene otiate the terms of this agreement. If a new
or revised agreement is not adopted by e City and Township within said six month
period, this agreement shall terminate at the end of said six month period.
9. Land owned by the City and located . ediately west of and abutting Minnesota
State Highway 25 (PID # 213100-154100) may be annexed by the City pursuant to
paragraph 7 above or upon installation f sanitary sewer service through at least 500
.
5
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Reso1ution 98-7
.
linear feet of said parcel in the event the C ty installs sanitary sewer service in said
parcel as a means of serving all or part of jellberg's mobile home park (PIDs
#213100-154402 and 213100-154401) wi sanitary sewer.
10. The City will not annex, attempt to annex, or support the annexation of any land
outside of the OAA while this agreement is in force. In the event property from
outside the OAA is annexed to the City (e ther via the Municipal Board, its successor
agency or board, or any other agency wi the authority to annex property) without
the written consent of the Township, the ity agrees that it shall not provide sanitary
sewer service to such annexed properties uring the term of this agreement. In the
event the City violates this provision of e agreement, the City shall pay the
Township all taxes collected from said 1 ds annexed from outside the OAA without
the Township's written consent for the dation of this agreement.
11. Paragraphs 4,5.,6, 7 and 10 shall not app y to land upon which the MPCA orders the
City to provide sanitary sewer service, pr vided the City provides sanitary sewer
service directly to said properties. Any s ch lands, whether inside or outside the
OAA, may be annexed by the City pursu t to any procedures allowed under then-
existing law, notwithstanding the terms c ntained in this agreement.
.
12. All Ta.xes payable in the year of annexation will go to the Township for all properties
annexed to the City. In addition, for all roperty 3Ill1exed during the term of this
agreement (except the Kjellberg mobile orne park, PIDs #213100-154402 and
213 100-154401), the City shall, at the . e of annexation, pay the Township taxes
equal to three times the amount of taxes ue to the Township from the annexed
property during the year of annexation. f the City annexes the Kjellberg mobile
home park during the term of this agree ent, the City shall, at the time of annexation,
pay the Township three times the amoun of taxes due to the Township solely from
the land and attached buildings (exc1ud' g the mobile homes) during the year of
annexation. The City need not pay the ownship any taxes generated by the mobile
homes or other personal property locate in Kjellberg's mobile home park.
13. Upon approval by tlie respective govemin bodies of the City andthe Township, this joint
resolution and agreement shall confer juri diction upon the Minnesota Municipal Board
("Municipal Board") so as to accomplish e orderly annexation of the lands described in
the attached Exhibit A in accordance with the terms of this joint resolution and agreement.
14. Having designated the area described on xhibit A as in need of orderly annexatio~ and
having provided for all of the conditions f its annexation within this docmnent, the
parties to this agreement agree that no co sideration by the Municipal Board is necessary.
.
6
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Reso~ution 98-7
15. The City and the Township mutually state at no alteration by the Municipal Board to the
OM bOWldaries as described on Exhibit is appropriate or permitted.
ADOPTED BY THE CITY CO
THIS )v,d DAY OF MARCH, 1998.
ClL OF THE CITY OF MONTICELLO
~JJ~~'
Mayor
~r?;1" ptJ
cf Administrator ( ,.kt,.., co)
ADOPTED BY THE MONTICEL 0 TOWNSHIP BOARD Tms.5ti. DAY
OF MARCH, 1998.
iJlr-c4?fl.p4< ~
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7
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Resolution 98-7
T 121-1
2N:-R25W
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MONTICELLO
:~J",.F~';". :....
J,tiONTICELI..O iW~-:
.
Exhibit A
Monticello
rderly Annexation Area
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Resolution 98-7
.
Beginning at J. point on the Mississippi that. marks the inte eerion wi th the North-South centerline of Section
Thirty-two (32), Township 112 North. Range 25 West, Wri t C::lUIlty, Minneso~ thence South on said line to the
northe:lSterly right-ai-way ofInterst.ate Highway No. 94; ce northwesterly along said northeasterly right-of-
way of Interstate Highway No. 94 to the west line of the t Half of the Northeast Quarter of Section 31. said
Township 122, RD.nge 25; thence southerly aJong said west line afme East Half afme Northeast Quarter of
Section 31 to the c.orthwest corner of the Northeast Q of the Southeast. Quarl.ef' of said Section 31; thence
southerly along the west line of said Northeast Quarter of Sou1heast Quarter of Section 31 to the southwest
comer of said Northeast Quarter of the Southeast Quarter Q See-Jon 31; thence east along the south line of said
Northeast Quarter of the Southeast Quarter of Section 31 t the northwest comer of the South\VeSt Quarter or
the Southwest Quarter of said Section 32; thence southerly Jiang the west Hne of said Southwest Quarter of
Section 32 to the northwest comer of the South Half o{me West Half of the Southwest Quarter of the ,S.)uthwest
Quarter of said Section 32~ thence westerly along me west rly extension of the north line of S<lid South Half of
rht: West Half of the Sout.,west Quarter of the Souiliwest uaner of Section ]2 a distance of&2.3.5 feet; theoce
southerly, parallel with the east line of the Southeast of the Southeast Quarter of said Section 31 a.
distance of264.30 feet:, thence easterly, parallel with the s uth line of the S<>utb. Half of the West Half of me
Southwest Quaner of the Southwest Quarter of smd Sectio 32 a distance of 130.85 feet; thence southerly a
distance of 400.10 reel to a point on the south line of the S uth Half of the West Half of the Southwest Quarter of
the Southwest Qunrter of said Section 32 distant 56.00 feet e:lSt of the southwest comer thereof; thence easterly
aiong the south line of said Section 32 to the oorthwest co er of the East Half of me Northwest Quarter of
Se:::tion 5, said Township 121, Rmge 2.5; thence southerly ong the west line of said East Halfofth: Northwest
Quaner of Section 5 to the southwest comer of said East f of the Northwest Quarter of Section 5; thence
easterly along the south line of the Northwest Quarter of s . d Section 5 to the northwest comer of the East HaIf
ofNonheast Quarter of Southwest Quarter of said Section ; thence southerly along the west line of the East
Half of the Northeast Quarter of the Southwest Quarter an the west line of1he East Half of the SoutheJSt
Quarter of the Southwest Quarter of said Section 5 to the n rthwest comer of the East Half of the Nonhe:lSt
Quarter of the Northwest Quarter of Sectioa 8, sail.! Towns . p 121, Range 25~ thence southerly along the west
line of said East Half of the Nonheast Quarter of the North est Quarter ofSecjon 8 to the southwest comer of
said East Half of the Northeast Quarter afme Nonhwest Q er, thence easterly along the south line of said
North~t Quarter of the Northwest Quarter of Section 8 to the southeast comer of said Northeast. QWlrter of the
Northwest. Quarter of Section 8; thence East along County Road No. 39 to the Eastern bowtdary of section Nine
(9), Township 12] North, Range 25 West thence souther! along the ezt line of said Section"} to the northeast
comer of the Southeast Quarter oflhe Southeast Quarter 0 smd Section 9~ thence westerly along the north line of
said Sowhenst Quarter of the Soulheast Quarter of Section '.> to the northwest comer of said Southeast Quarter- of
the Southeast Quarter of Section <); thence southerly along e west line of said Southeast Quarter of the
$ouche<lSt Quarter of Section <) to the northliae of the No e:JS1 Quaner of Section ]6, said Township 121, Range
25: then<:':: westerly along said non1\ line of tbe North~t uarter of Section 1 ti to the nor-.hwest comer of said
Northeast Quaner of St:Ction t 6: thenc: southerly along th west line of said Northeast Quarter and the west line
afme Southeast Quarter of~id Section 16 to the ccnterlin of 90th Street N.E.; thence southwt:Slt:rly a.nd
southerly along said centedine ofl)Ot.ll Street N.E. to Lhe no line of the Northwest Quarter of Section :21, said
Township 121. Rmtge 25; mence easterly along said nonh ine of the Northwest Quarter of Section 21 to the
northwest comer of the North~t QUMter of said Section I; theoce southerly along Ihe west line of said
North~t Quarter of Section 21 to the southwest comer 0 said Northeast QU<lI1er of Section 21; thence easterly
along the south line of said Northeast Quarter of Section:: to the southwest comer of the Northwest Quar.:er of
Section '22. said Township I::!, R..mge 25: thence East on he East-West c:.:nterline through Section Twent.y-two
(22)_ Twenty-three (23), und Twenly-four (24), all in To hip 121 North. Range '25 West, and continuing East on
t.1e same lint: through S~ction Nineteen (1<)) and 3/4 ofTw nty (20), in Township 121 North, R<lI'Ige :4 West to
the Township road: thence Ncrth to the Mississippi River; thence northwesterly along the course oCthe
Mississippi River 10 th~ point of beginning, \....ith the excep ion of the Village ofMonticeilo as now planed.
Exhibit 8-Le al Description
I
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I ........... ... . ......
sou
ST AREA CONCEPT PLA1~
~
~
November 1997
o 1000 2000 3000
SCALE IN FEET
: '
Low Density Residential
_ Industrial
~.",.
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Medium / High Density Resi ention Public / Semi Public
Exhibit C .. Sout west Area Concept Plan
~ Future Street
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Commercial
. i
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