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Planning Commission Agenda 02-07-2006 . . . AGENDA MONTICELLO PLANNING COMMISSION TUESDAY, FEBRUARY 7th, 2006 6:00 PM Commissioners: Rod Dragsten, Lloyd Hilgart, William Spartz, and Sandy Suchy Council Liaison: Glen Posusta Staff: Jeff O'Neill, Angela Schumann and Steve Grittman - NAC I. Call to order. 2. Approval of the minutes of the regular Planning Commission meeting of Tuesday, January 3rd,2005. 3. Consideration of adding items to the agenda. 4. Citizen comments. 5. Continue Public Hearing - Consideration ofa request for an Amendment to the Monticello Zoning Ordinance regulating Open and Outdoor Storage in I-I, 1-2, and I-IA areas. Applicant: City of Monticello 6. Consideration to adopt a resolution approving the modification of the Tax Increment Plan for Tax Increment Finance District No. 1-6 (Raindance). 7. Public Hearing - Consideration of a request for variance to the sideyard setback relating to the extension of a driveway in an R-I (Single-Family Residential) District. Applicant: Michael Moree 8. Public Hearing - Consideration of a request for Conditional Use Permit for a Concept Stage Planned Unit Development for a 128-unit residential development in a PZM (Performance Zone-Mixed) District. Applicant: UP Development 9. Public Hearing - Consideration of a request for Preliminary Plat and request for rezoning from A-O to R-l A for the Second Phase of Hidden Forest, a In-unit single-family development. Applicant: Monticello 39, Inc. 10. Public Hearing - Consideration of a request for Preliminary Plat and request for rezoning from A-O to R-IA for Niagara Falls, a 75-unit single-family development. Applicant: GP Land Corporation II. Public Hearing - Consideration of a Preliminary Plat, Conditional Use Permit for Joint Access and Drives and for Drive-through facility for Warnert Retail, a commercial retail development in a B-3 (Highway Business) District. Miller Architects & Builders, Inc. Planning Commission Agenda 02/07/06 . 12. Public Hearing - Consideration of a request for a Conditional Use Permit for and Amendment to Planned Unit Development for Open and Outdoor Storage and for Outdoor Sales and Display in a B-3 (Highway Business) District and for Additional Used Automobile/Light Truck Sales & Display. Applicant: Walt's Pawn and Bargain Center 13. Consideration to review staff application of ordinance governing temporary signs. 14. Consideration to set date to interview Planning Commission applicants. 15. Adjourn. . . . MINUTES MONTICELLO PLANNING COMMISSION TUESDA Y, JANUARY 3rd, 2006 6:00 PM Commissioners Present: Dick Frie, Rod Dragsten, Lloyd Hilgart, William Spartz, and Sandy Suchy Council Liaison: Glen Posusta Staff Present: Jeff O'Neill, Fred Patch, Bruce Westby, Angela Schumann and Steve Grittman - NAC I. Call to order. Chairman Frie called the meeting to order at 6:00 PM and declared a full quorum. 2. Approval of the minutes of the regular Planning Commission meeting ofTuesdav, December 6th, 2005. MOTION BY COMMISSIONER SPARTZ TO APPROVE THE MINUTES OF TUESDAY, DECEMBER 6TH, 2005. MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED, 5-0. . 3. Consideration of adding items to the agenda. Schumann requested that a review of2006 Commissioner positions be added as item number 9 on the agenda. 4. Citizen comments. NONE. 5. Continued Public Hearing ~ Consideration of a request for an Amendment to the Monticello Zoning Ordinance regulating Open and Outdoor Storage in I-I. 1-2, and I-1A areas. Applicant: Citv of Monticello Grittman reported that the ad hoc committee had met in December and developed some additional comments related to the four remaining issues to be addressed. Grittman indicated that as a result of the discussion on those items, staff had developed an ordinance, which was included in the Commission packet. However, Grittman stated that the IDC is requesting tabling of the item so that the ad hoc committee could have an opportunity to comment and review the revised ordinance. If the Planning Commission is agreeable to that, the item would be considered in February. . Chairman Frie asked if any of the Commissioners had any comments or concerns. Commissioner Spartz noted that there were meetings on this topic in November and December. He stated his opinion that the group had come a long way in the crafting of this ordinance and that ifthey need additional time to review the amendment, he is comfortable with that. Spartz also asked staffto provide a comparison illustrating the current to proposed ordinance. Grittman noted that staff has worked on that and will be able to provide that information. Chairman Frie stated that the IDC should be aware of the rationale behind an amendment to the ordinance. Frie explained that the Planning Commission wants something in place that is more . . . Planning Commission Minutes 01/03/06 enforceable than the current ordinance. Chairman Frie asked if the industrial representatives present would like to make a brief statement. Bill Tapper, 150 I Edmonson, stated that the IDC discussion centered around the promise to distribute the revised amendment prior to Christmas, in order for the ad hoc committee to have an opportunity to review it. Tapper stated that as there are a number of interested parties who've attended the meetings consistently, they would like opportunity to review the final draft. Tapper indicated that while the draft substantially covers what was discussed, there are some typographical errors that need to be corrected. Frie asked if there were any specific concerns. Tapper stated that there were not. Jay Morell, 1401 Fallon Avenue, commented that he supported Tapper's statements. Morrell expressed appreciation to Spartz for attending the meetings and commended the staff on working through the amendment. Morrell noted that the amendment should be sent to those on the attendee list from the ad hoc meetings. Frie noted for the record that a public hearing was not held on the amendment. MOTION BY COMMISSIONER DRAGSTEN TO CONTINUE THE PUBLIC HEARING REGARDING OPEN AND OUTDOOR STORAGE TO THE FEBRUARY MEETING OF THE PLANNING COMMISSION, AND TO DIRECT STAFF TO MAKE THE FINAL AMENDMENT AND REPORT A V AILABLE TO THE AD HOC COMMITTEE AND ALL INTERESTED PARTIES. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 5-0. 6. Continued Public Hearing - Consideration reQuest for Variance from the Monticello Zoning ordinance to allow an 11.760 SQuare foot detached accessory structure in an 1-2 district. Applicant: Wallboard. Inc. Grittman reviewed the application, explaining that Wallboard, located within an 1-2 District, is seeking to construct an 11,760 square foot detached accessory structure in addition to an existing 6330 square foot accessory structure. If allowed to construct the 196' x 60' structure, the detached accessory structure square footage for both would total 18,090 square feet, or almost 35% of the gross principal building's square footage (principal building at 51,904 square feet). Grittman stated that the Commission had tabled action on this item in December, recommending that the applicant meet with staff to discuss other alternatives. He noted that the appl icant had considered a principal building expansion, increasing the 30% threshold. However, Grittman reported that the applicant has decided to proceed with the variance request. Grittman stated that he wanted to make clear that there is enough room to build the size of the building they are proposing. The issue is that they need a variance as they are allowed to construct an accessory building that is a maximum of30% oftheir principal structure. The building they propose is over that 30%. Grittman referred to the required lindings for granting of a variance. He stated that the presumption is that the ordinance should prevail unless a hardship exists. Grittman indicated that physically, there is adequate room to expand the principal structure or just build a smaller building. Therefore, staff does not recommend approval ofthe variance. Hilgart asked what the difference is between what Wallboard could build and what they are requesting. Grittman stated that he believed it to be about 2500 square feet. 2 Planning Commission Minutes 01103/06 . Chairman Frie opened the public hearing. Mike Sand, representing Wallboard, explained that Grittman had touched on a majority ofthe items. He stated that the principal structure addition is something they may do but he doesn't know when. He doesn't want to move forward on a building permit they may not move forward on. Morell questioned why the Commission would deny a variance when they are looking to eliminate outdoor storage. Morell stated that from a business standpoint, economics are a hardship factor. He supported giving Wallboard an opportunity to expand. Frie stated that while he understands the financial aspect, the guidelines outlined in both the state and city codes are clear in that economics are not an eligible hardship for variance. Morell responded that perhaps the 30% mark is wrong and n that case, the Commission can make a variance. Frie asked Grittman to respond. Grittman stated if the concern is regarding whether the 30% is appropriate, the remedy is not a variance to a specific request, but an amendment to the ordinance. If the Commission does want to adj ust the 30%, that is their option. Frie asked if that would be a Council process. Grittman stated that the request could come from anywhere, but would go through the Commission for public hearing. Tapper commented stated that his property is directly adjacent to the Wallboard property and that he does not oppose the variance. . Hearing no further comment, Chairman Frie closed the public hearing. Hilgart stated that in his opinion, if the Commission were going to accommodate the request, it should be through the ordinance. Hilgart asked if anyone else had come fonvard requesting a change. Grittman stated that he is not aware of other issues with the 30% number. Grittman noted that the ordinances are set up to prefer the principal buildings, as they tend to be more likely employment and tax generators. Hilgart asked ifthe City should look at different percentages for the different districts. Grittman replied that the Commission could do that. Frie agreed, noting that the ordinance now provides hard and fast direction to the Commission in regard to the variance. 3 Frie asked if the true factor in making the request was economics. Sand answered that it is. Sand stated that they need to be careful in what and when they promise to expand. In response to Grittman's statement regarding primary structures, they are looking for storage, but it doesn't inhibit job creation. Sand said that their company will continue to grow. Frie stated that he feels very strongly about getting things inside and that he believes the balance ofthe Commission is also supportive of that goal. However. he said that he cannot justify circumventing the code through the variance. Dragsten commented that he was also curious whether other businesses had requested a change from the 30%. Dragsten also noted the outdoor storage issue was a factor here. He stated his opinion that it was ditlicult to justify the variance. . Spartz noted that Wallboard had previously asked for an open and outdoor storage CUP. Spartz asked how much more space would be needed for storage and how much more buildable area there would be without the variance. Sand stated that due to the elevations of their primary building. they can't expand to the west or north and an expansion to the south Planning Commission Minutes 01103/06 . would present an aesthetic issue. Sand indicated that they do have sufficient room on the east side for expansion. Sand stated that they want to put up an 11,000 square foot accessory structure. The gap between that and what is allowable is 2500 square feet. Spartz clarified that there is already a shed on the property. Sand concurred, noting that it is currently filled. Spartz asked if Wallboard has gone ahead with the footings and foundation for the new accessory structure. Sand confirmed. Frie asked if Sand had any opinion on the open and outdoor storage meeting. Sand stated that he feels that they've come along way in the year that the group has been meeting. He stated that agreed it is important for committee members to be able to review the item. Suchy also noted the existing CUP for open and outdoor storage. Suchy asked what the advantage is to keeping Wallboard's product indoors. Sand explained that some of their product is weather resistant. However, moisture does create problems and lost product. Sand indicated that Wallboard needs as much indoor storage as possible. Suchy stated that while she understands their position, she does believe that the 30% is adequate unless there is a justifiable reason for expansion. Suchy stated that in her opinion, this request doesn't meet the guidelines for the variance. Sand stated that there is always gray area, and although he understands the black and white of the ordinance, he is requesting that the Commission make a decision based on what makes sense. . Frie asked Grittman if the Commission can approve the variance and adjust the 30% without amending the ordinance. Grittman stated they would have to amend the ordinance. Frie asked if Commission denies the variance, does Wallboard have the right to appeal. Grittman stated that the applicant can appeal to the Council. Frie asked for Wallboard's timeframe. Sand stated that they would take every step as fast as they can, as they need to order their structure. Posusta commented that the City tries hard to entice businesses to come to Monticello, and we have a business that wants to expand storage to help their business make their product better. He stated that he thinks the Commission should allow that to happen. If it means amending the code, then he stated that is what should be done. Schumann asked Sand if Wallboard was interested in applying for the amendment. Sand indicated that he could not answer at this point. Dragsten asked if the Commission conld call for the hearing. Grittman stated that it could. Sand stated that with all due respect, he would request that Commission grant the variance and then amend the ordinance. Frie indicated that process would be putting the cart before the horse. Posusta stated that he would like to vote on the request and see what he Council has to say in an appeal. O'Neill noted that there is a public hearing process for the appeal of variance. . MOTION BY COMMISSIONER DRAGSTEN TO DENY THE VARIANCE. BASED ON A FINDING THAT NO HARDSHIP IS PRESENT, AND THAT THE APPLICANT CAN CONTINUE TO PUT THE PROPERTY TO REASONABLE USE UNDER THE BASIC ZONING REGULATIONS WITHOUT A VARIANCE. 4 . . . Planning Commission Minutes 01/03/06 MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED. 5-0 Frie clarified that Sand understood the process that was going to occur. Sand confirmed. The Commission briefly discussed a time and date for a public hearing regarding an amendment on this topic. MOTION BY COMMISSIONER DRAGSTEN TO CALL FOR A PUBLIC HEARING ON JANUARY 23"0, 2006 AT 6:00 PM TO AMEND THE ZONING ORDNANCE RELATING TO THE PERCENTAGE OF ALLOWABLE ACCESSORY BUILDING SQUARE FOOTAGE IN THE "I" ZONING DISTRICTS. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 5-0. 7. Public Hearing - Consideration of a request for Conditional Use Permit for a Concept Stage Planned Unit Development in a PZM District. Applicant: UP Development Grittman presented the staff report, stating that the concept PUD proposed includes 40 attached townhouse units on approximately 6.8 acres ofland. The west boundary of the project is Elm Street, with 6 Yo Street extending through the project, connecting with Elm. Grittman reported that the project consists of a series of looped private drives and two-story buildings in groups of 4 and 6 units. Grittman referenced that the site was subject to a previous concept PUD proposal, which had included a mix of 41 detached and attached units. In that plan, the developer proposed a housing design new to Monticello, relying on rear- loaded garages exiting directly to an alley. Grittman noted that the minimal use of driveways was intended to focus more property in front yard open spaces. Grittman stated that the new proposal design is more garage-oriented, noting the loop street with driveways and direct access to units. Grittman stated that the applicant has also indicated that he is working on a concept for the property on the west side of Elm Street. He has used that suggestion as pati of the argument in favor of considering a more dense project on this side, with less density on the other side. Grittman noted that proposal is not to be considered with this part of the request. The question is how far is the Commission willing to go in terms of approval, in consideration of the other site for leverage. Grittman relayed that staff does have concerns with the east side, notwithstanding what happens on the west. Primarily, the concern is the amount of housing on th is site. Grittman noted that when looking at PUDs, the City should make a finding that there is a tangible henefit to the use of PUD design flexibility. Grittman stated that an increase in density is not necessari Iy a negative, if by using private streets, a site is able to have increased building separation. However. Grittman noted that did not happen in this case. Instead, the developer increased the amount of impervious surface. Grittman stated that the project includes very little open space that is not consolidated and usable. Grittman stated that when the project was considered previously, one of the issues was trying to make sure that the open space was usable and offset visually from the front yard access. With this plan, Grittman indicated that almost all of the front yards are driveways. As a site itself, the plan maximizes density, at 7 un its per acre, Grittman reported. Theoretically, from a zoning code perspective, Grittman said that 8 units per acre would be possible, but that would leave no usable open space. Grittman said that staff is also concerned about the back-to-back housing units with only a single exposure. This arrangement makes them into multi-family units. The single exposure does present a liveability issue. Grittman indicated that there are also other functional issues, including a number of driveways that come out into corners, which presents visibility and safety issues. The building separation 5 . Planning Connnission Minutes OIl03/06 is also a concern. Grittman discussed the next steps in the PUD process, stating that concept stage PUD is an opportunity to provide feedback to the developer. At this point, Grittman stated that staff's recommendation is denial of the concept stage PUD. Grittman recommended that if the intent is to balance density between the east and west sites, the appl icant should present both together. Frie asked Grittman to briefly explain the difference between attached and detached town homes. Grittman said that the simple explanation is an attached unit shares a common wall with another unit. The units are all townhouses in that they each have their own lot. In contrast, Grittman explained that a detached unit has no common walls. He noted that all the units would be governed by an association, but detached units are separate free-standing structures on smaller lots. Dragsten asked if the interior townhomes are multi-family as defined by the ordinance. Grittman confirmed that and replied that the ordinance also defines different styles of units. For example, a townhouse is a unit that has a separate private front and rear entrance. A "townhouse" is essentially a row house; it might have a side common wall. However, Grittman stated that back-to-back style units are not "townhouses" by definition. He noted that the PZM district, which is the zoning district applicable in this situation, does allow multi- family units. Drgatsen asked if the multi-family units could still be sold separately. Grittman confirmed that they could be. Chairman Frie opened the public hearing. . Dan Goeman, Goeman Realty, 307 I 451h Street, addressed the Commission. Goeman stated that he owns one of the homes in the adjacent Vine Place subdivision. Goeman indicated that he had delivered the plan to others in the Vine Place subdivision. He indicated that he had spoken with about ten neigbbors, and the consensus is that they are happy with the open space that is there. Goeman stated that they do not what to see this density. Goeman said that they would like to see this plan put over the Vine Place townome plan as a comparison. Goeman explained that the Vine Street project consists of 26 homes on 4 acres. At the time that project was proposed, he noted that the fire department and post office had concerns about private streets and density. Goeman commented that while he understands the motive for density, there are other factors to consider on this site. Frie stated that long-range, something will be developed there. Goeman confirmed that the residents understand that, but they would like to see quality rather than quantity. Hilgart asked if Vine Place was a PUD project. Grittman replied that it was, as it included flexihility to setbacks and private streets. The benefits to that project were the front yard space and alley driveways. Tom Rollings, addressed the Commission as applicant and representative of UP Development. Rollings stated that he had hoped to get feedback on the entire 21 acres before proceeding. He indicated that he does have control of the whole site. Rollings asked the Commission if they had seen the concept plan for the whole site. . Frie stated that in considering providing feed hack on the whole site, the Commission would be straying from what the agenda item is. Rollings stated that he had taken the single family off ofthis site, because he had acquired the whole site. The single-family product had been moved to the west side. Rollings referred to the elevation drawings, noting that he has a builder for the east side and the elevations are reflective of the product that would be built. He stated that the units arc over 1500 square feet and are townhomes with an association. Rollings commented that the phasing would be from the single family on the west side, then to 6 . Planning Commission Minutes 01103/06 detached and row homes, then on the higher density back-to-back townhomes on this east portion. Rollings indicated that on entire site, the density is just under 6 units per acre. He indicated that Vine Place is at 5.2 units per acre. Rollings stated that the private drives are currently at 28 feet, but they can go to a narrower width to provide more greenspace, and change access points. Rollings stated that on the west side of the project, 32 of the 80 units are detached with rear-load access. Frie restated that while he understands there is a larger site, the request is for concept stage PUD only on the east side of the project. Frie asked what the market for the project is. Rollings stated that it will be a mix dne to mix of entire project. Mike Cyr, developer of Vine Place townhomes, stated that it is his understanding that the concern of the Vine Place residents is that this project wonld be detrimental to their property values. Cyr said that the values should be the same for this project as Vine Place. He said that the project is too dense, in his opinion. Hearing no further comment, Chairman Frie closed the public hearing. Hilgart stated that when Vine Place was constructed, people probably thought that project was also too dense. Hilgart asked if the west side is also zoned PZM. Grittman confirmed. Hilgart asked Rollings what the density would be on the west side. Rollings responded it would be 80 units on 14.4 acres. Hilgart stated that at this point, he would like to see the whole project at once. He explained that he can't accept a PUD on this side alone ifthey are meant to fit together. . Dragsten stated that the impervious area shown on the plan is a concern for him. Dragsten inquired about the gross living area. Rollings answered that the units range from 1548-1566 square feet total, with about 750 per level. Dragsten confirmed the 6-plex units include a double-car garage. Rollings concurred, stating that they are tuck-under. Dragsten stated that he did like the design of the units, but that some additional style variation would make it even better. Dragsten commented that overall, the project is an okay, but not superior. He noted that this type of density and the lack of open space areas are a concern. Dragsten asked if he had plans for additional open space. Rollings stated that he does not at this time. Rollings stated that ifthe units could front off 6 v" they would get a lot more green space in the back, but that design would change the entrance/exits. Rollings inquired about a possible reduction in the width of the street. Dragsten stated that there are not many projects in the city with private drives at 24'. Dragsten stated that ifthe 6 unit works, he would leave it up to marketing. Spartz stated that he is also concerned about the density on the east portion. He indicated that he would also like to see the whole plan. Suchy commented that she would also like to see the whole plan. She stated that the density is also too high, indicating that she would prefer it (0 be around 6 units per acre. Suchy noted that she wants to see more amenities. She said that a big concern is the lack of both front and rear yards, and open green space. Suchy also referenced that she would like to see adequate street lighting in these locations. . Rollings stated that hc thought the Commission was going to see the whole plan, including the sketch for the west side. Rollings inquired about feedback from Council. 7 . . . Planning Commission Minutes 01/03/06 Posusta asked if staff had tried to discourage him from bringing this plan forward. Posusta stated that the direction of the Council has been to not increase nnits per acre. Posusta stated that if staff didn't convey that, they should have. Rollings indicated that staff had made a recommendation to reduce density. Rollings stated that he wanted to do a better job in bringing a proposal forward. He stated that the project has been an 18 month communication and evolution. He commented that the next time the Commission sees it, it will be combined. Posusta noted that a recent developer had just dropped all of the townhouse from their plan and put in single-family units. He suggested that if Rollings made these all the units four plexes, it might be more palatable. Posusta stated that for the most part, the Council is against packing as many townhouses into a parcel as possible. Posusta commented that he feels Rollings is wasting time by bringing such a project forward, as it doesn't meet lowest residential district guidelines in terms of setbacks and greenspace. Posusta stated it would be better to see the project as a whole. O'Neill noted that staff had wanted to see both sides together in a formal application. However, the developer didn't want to bring other side forward in a formal concept stage application. It was staffs opinion that the sketch plan needed to be part of same concept PUD application ifthe Commission were going to review it, not based on a promise of what was may occur on the other side. O'Neill noted that the original concept for detached single- family was approved. At that time, the developer did receive good feedback and was about 3- 4 units away from the desired density. Frie summarized the Commission's comments, stating that the direction is that both east and west should compliment each other. Additionally, the developer is responsible for higher site standards and building design because of the PUD designation. Also, the Commission would rather see an all-encompassing project. Frie inquired about the submission deadline for the applicant' west side materials. Schumann indicated that the deadline had passed, but could perhaps be extended to allow the applicant to be considered on the February agenda. MOTION BY COMMISSIONER FRIE TO TABLE ACTION ON THE REQUEST FOR CONCEPT STAGE PUD UNTIL AN AMENDED PLAN IS PRESENTED TO INCLUDE THE WEST SIDE OF THE PROJECT, AND TO EXTEND THE APPLICATION DEADLINE FOR THIS APPLICANT BY ONE WEEK. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 5-0. Grittman introduced Charles Carlson, with Northwest Associated Consultants. Carlson will be assisting with Monticello work in the future. Carlson is a graduate of the University of Minnesota's Humphrey Institute. 8. DWSMA and Zoning Presentation bv Citv Engineer and Public Works Director Bruce Westby presented the statTreport on the item, noting that John Simola would have provided the presentation, had he been available. Simola was key in developing the Welllhead Proteetion Plan (WHPP). Bruce Westby referred to thegraphic included in the packet, refereneing the WHPP. He eXplained that the WHPP is meant to proteet drinking water, noting that there are many 8 Planning Commission Minutes 01103/06 . management strategies within the plan. Two of the identified strategies relate to the scope of the Planning Commission. Westby stated that there are specific areas within the DWSMA (Drinking Water Safety Management Area), which are reflected in the grey areas of graphic, that represent moderate and high vulnerability in terms of development impacts on the safety of drinking water. For example, there are three currently three wells within the high vulnerability area, and two in moderate vulnerability areas. Westby indicated that the point of the graphic is to show that the DWSMA connects with zoning districts. He stated that the development of commercial and industrial projects within the vulnerability districts allows for greatest risk of contamination. Westby stated that he and Simola are requesting that City staff, working with Commission, review zoning districts and revised them as necessary to minimize or eliminate potential contamination, and to consider the DWSMA in establishing future zoning boundaries. Secondly, Westby noted that it will be important for staff, again working with the Commission, to contact Public Works Director when it is known that a well will be included with a new development. Westby recommended the last measure as a means for the finding the best location for the well. Westby stated that staff recommends fully approving the City Engineer and Public Works recommendation. Frie inquired who the representatives on the committee had been for residents and the Council. Westby responded that it had been Tom Perrault for the Council and Jeff Burns for a resident liaison. Burns also serves on the School Board. . Frie asked how long the WHPP had been in place and how the plan was funded. Westby stated that the plan had two parts. The first was identification of vulnerable areas, which was published in January of 2004. The second part was development of management strategies, which was published in March 2005. O'Neill stated that the WHPP could have been funded through trunk or general funds. Frie asked if there is a well intended for the Jefferson development. Westby stated that he believes there may be, although there are no specific locations yet. Dragsten asked how the vulnerability was determined. Westby stated it has to do with confining layers, soil types, and percolation. Dragsten asked how deep the wells in vulnerable areas are. Westby stated that he doesn't know the depths of all wells. Dragsten asked if they want separation between surface and groundwater to last longer than 10 years. Westby stated that the area outlined in light grey is the area where surface water will reach well within 10 years. Westby stated that a separation longer than 10 years would increase quality of water reaching the wells. O'Neill stated that while zoning districts wouldn't necessarily change, a strategy will be to create an overlay district with certain standards for the protection areas. . MOTION BY COMMISSIONER DRA.GSTEN TO APPROVE THE WPMC'S REQUESTS OF CITY STAFF, WITH CONCURRENCE FROM THE PLANNING COMMISSION, TO REVIEW OUR CURRENT ZONING BOUNDARIES, REVISE THEM AS DEEMED NECESSARY AND ESTABLISH FUTURE ZONING BOUNDARIES IN CONJUNCTION WITH OUR DWSMA, AND TO CONTACT THE PUBLIC WORKS DIRECTOR ONCE IT IS KNO\VN THAT A DEVELOPER IS PROPOSING TO INSTALL A NEW WATER SUPPLY WELL. 9 . . . Planning Commission Minutes 01103/06 MOTION SECONDED BY COMMISSIONER SPARTZ, MOTION CARRIED, 5-0. 9. Consideration to review and recommend 2006 Commissioner appointments. Schumann reported that the terms for Commissioner Frie and Dragsten were set to expire and inquired whether they would be interested in serving an additional term. Commissioner Dragsten indicated that he would serve another term on the Commission. Chari man Frie stated that as it was his intention to tender his resignation, effective at the completion of the regular January meeting. Frie stated that he had enjoyed his nine years on the Commission and he thanked City staff, the Council liaisons he had worked with previously, including Councilmembers Herbst, Stumpf and Posusta. He also thanked his fellow Commissioners and former Commissioners, noting that it had been a pleasure to work with them, and he thanked the Commission secretary. Frie expressed his thanks to the community for the opportunity. In closing, Frie made a request that the community, Planning Commission and Council keep growing and learning and getting better. MOTION BY CHAIRMAN FRIE TO ADJOURN. MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED, 5-0. O'Neill stated that having Frie as Chairman had been a fantastic experience. He stated that the Chairman always ran meetings efficiently, with class, and a sense of humor. O'Neill thanked Frie, stating that he and others had benefited from his class and sense of humor. 10. Adiourn. As noted above. Respectfully Submitted 10 . . . Planning Commission Agenda - 2/07/06 5. Public Hearinl!.: Consideration of a request for an amendment to the Monticello Zoninl!. Ordinance rel!.ulation Open and Outdoor Storal!.e in the I- I. 1-2, and I-IA Districts. Applicant: City of Monticello. (NAC) REFERENCE AND BACKGROUND Attached is a re-draft of an ordinance regulating outdoor storage in the Industrial districts. This ordinance reflects discussion at the most recent small group meeting and addresses four primary changes. These are as follows: 1. Redefines screening as an "effective visual interference", rather than "completely opaque", and encourages the use of berms and plant materials, or decorative fencing, but not chain link fencing with slats. 2. Redefines screening as being six feet in height above the natural grade, regardless of the height ofthe storage. 3. Allows for outdoor storage in the front yard - up to the building setback line in the I-I District, and up to the easement line in the 1-2 District. 4. Changes the treatment of trash handling equipment, requiring that it meet the requirements for outdoor storage only, instead of the other code requirements for trash enclosure areas. ALTERNATIVE ACTIONS Decision 1: Zoning Ordinance Amendment for Open and Outdoor Storage 1. Motion to recommend approval of the ordinance as submitted. 2. Motion to recommend approval of an ordinance amendment, altered from the draft as recommend by the Commission. 3. Motion to recommend denial of the ordinance amendment. ST AFF RECOMMENDATION Staff recommends adoption of the ordinance based on the significant amount of discussion that has gone into the draft. However, we are not inclined to favor storage in the front yards as noted in the draft. We would note that we continue to be concerned about the allowance of outdoor storage generally as a use which is counter to the City's general industrial development goals of high employment Planning Commission Agenda - 2/07/06 . and high property and building values. The allowance of outdoor storage generally discourages the investment in buildings, and as we have noted in previous correspondence, is one of the areas of code enforcement that is most time-consuming and problematic for the City. Nevertheless, the proffered draft reflects a compromise with industrial development interests who believe that relaxation of outdoor storage regulation is important to business operation and development. SUPPORTING DATA A. Draft Ordinance Amendment . . . . . CITY OF MONTICEllO WRIGHT COUNTY, MINNESOTA ORDINANCE NO. 2005- AN ORDINANCE AMENDING ORDINANCE SECTION 2-2 OF THE ZONING ORDINANCE RELATED TO OUTDOOR STORAGE WITHIN THE CITY OF MONTICEllO THE CITY COUNCil OF THE CITY OF MONTICEllO, MINNESOTA ORDAINS Section 1. Section 2-2 Definitions of Title 10 Zoning Ordinance-City of Monticello is hereby amended to include the following definition related to Outdoor Storage: Outdoor Storage: The keeping of materials or equipment on a parcel of land for the purpose of transporting, using or employing such materials or equipment at a future date at another location, either on- or off-site. The keeping of motorized vehicles that are not licensed for operation on the public roadways, or other equipment that is not capable of self-powered movement (such as trailers), shall be included in this definition. Screening: A structure or other object, consisting of either fencing, landscaping, buildings, berms, or other material, which com:titutoB Gl Gomplotoly opaque wall creates effective visual interference between materials or activities on private property and a viewer on adjacent property, public or private. Gated areas for access and circulation shall not be included in the requirement for screening. The height of screening shall be measured from the natural grade at the base of the screening Section 2. Section 3-11 B OUTDOOR STORAGE, shall hereby be inserted into the Zoning Ordinance as follows: [AI The following activities shall not be considered outdoor storage for the purposes of these regulations: a. Parking of passenger vehicles and light trucks, parked in compliance with the City of Monticello zoning regulations. b. Parking of company vehicles, including trucks, vans, and other similar vehicles, with the exception of semi-truck rigs which shall be subject to separate regulations. c. Semi-truck tractors and tractor-trailer rigs (not including detached trailers), when such tractors and tractor-trailer rigs are parked in the rear yard. . . . d. Semi-truck trailers located in designated loading docks, or otherwise in the active process of loading or unloading, for a period of not more than 72 hours. e. Trash handling equipment, provided such equipment is located within an enclosure in compliance with the City of Monticello zoning regulations. In the 1-1. 1-1A, and 1-2 zoninq districts, trash handlinq equipment and/or areas shall be treated as outdoor storaqe for the purposes of location and screeninq in those districts. [8] The following table details the processing requirements within the 1-1A, 1- 1, 1-2 District: DISTRICT 1-1 A 1.1 1-2 Processing CUP for accessory CUP for accessory Permitted as an Requirements use use accessorv use Front Setback, and Rear line of building Builaing line Equal Building line No Side Setback facing to the required required setback. a Street buildinq setback except that no closest to the public outdoor storaqe street on front or mav be located side within a drainaqe and/or utility easement in a yard adioininq a public street Internal Side Equal to building Zero feet setback Zero feet setback property line requirement permitted in rear permitted in rear Setback and side yard and side yard behind buildinq behind buildina Rear Setback Equal to setback Zero feet setback Zero feet setback requirement permitted in rear permitted in rear and side yard and side yard behind buildinq behind buildina Area Limitation 20% of building floor 50% of lot area, No limitation as an area, maximum maximum accessorv use Screening from 1 QO% screenillil 100% screenillil 1 90% screenillil Street and consistent with consistent with consistent with Residential and ordinance ordinance ordinance Commercial Uses or reauirements via requirements via requirements via Zoning landscaping and lor landscaping and/or landscaping and/or decorative fencing decorative fencing decorative fencing required required from required from residential, residential, commercial or 1-1A commercial or 1-1A property, but not property, but not streets where streets where adjoining zoning is adjoining zoning is Industrial Industrial . Screening from 100% screening No screening No screening Industrial Uses consistent with required if abutting required if abutting ordinance 1-1 or 1-2 zoned 1-1 or 1-2 zoned requirements via property property landscaping and/or decorative fencing required Occupation of Not permitted Permitted, with Permitted, with drainage and utility signed, recorded signed, recorded easements acknowledgement acknowledgement of owner's of owner's restoration restoration requirements, requirements, except as noted in except as noted in yards adioininq yards adioininq streets streets [C] For the purposes of this section, screeninq should consist primarily of berms and landscapinq In accordance with Sections 3-2 [Gl and 3-3 [Gl. and may include decorative fencinq. Where screeninq is required, chain link fencinq with slats shall not be permitted, unless the fencinq is itself screened with landscapinq. All screeninq . required bv this section shall be at least six (6) feet in heiqht. as measured from the natural made. Screeninq of storaqe areas, where required, shall be desiqned to screen from the view of the public riqht of wav or an abuttinq property line. Views of storaqe areas within front yard areas shall be screened alonq the public riqht of way. Section 3. Enactment. This ordinance shall be in full force and effect upon its passage and publication. ADOPTED this day of 2005. CITY OF MONTICELLO By: Clint Herbst, Mayor ATTEST . By: Rick Wolfsteller, City Administrator . . . Planning Commission Agenda - 02/07/06 6. Consideration to adovt a resolution findinl!: that a modification to the TIF Plan for TIF District No. 1-6 (Raindance) conforms to the l!:eneral vlans for the develovment and redevelovment of the city. Applicant: Monticello HRA (O.K.) A. Reference and backl!:round: The Planning Commission is asked to adopt the attached resolution stating it finds the modification to the TIF Plan for TIF District No. 1-6 conforms with the general plans for development and redevelopment of the city as described in the comprehensive plan. TIF District No. 1-6, a Redevelopment District, was certified in 1985 to assist with land acquisition, soil corrections, site and public improvements within the block and street right-of- ways associated with the redevelopment of the site for construction of the building occupied by Maus Foods. Over the past years, the HRA staff has noted the need to modify the TIF Plan for District No. 1-6 to preserve the non-restrictive tax increment for the purpose of future redevelopment or economic development projects. On the 2004 TIF Reports to the State Auditors, the actual revenues and expenditures exceeded the budgeted revenues and expenditures, and the district fund balance was $172,183 and the outstanding bond debt was $70,000. The district maturity date is 2013. The HRA is modifying the Plan for TIF District No. 1-6 because: Due to a recent change in the Minnesota Statutes, the HRA must annually determine the amount of excess increment for a district based on its Plan in effect December 30 of the year and the increment and revenues received ofthat year. The HRA must spend or return the excess increment under the Statute within nine months after the end of the year. In addition, the HRA may, subject to the limitations set forth herein, choose to modify the Plan in order to finance additional public costs in the Development District (project area) or TIF District. Therefore, the HRA prefers to modify the Plan (budget) for District 1\0. 1-6 and maximize the use of tax increment for future redevelopment or economic development projects within the Central Monticello Redevelopment Project NO.1 boundaries. A modification to a TIF Plan follows the same process as establishment of a new district. This modification increases the budget (Section G. ofTIF Plan) and does not enlarge the boundaries of the district. The modification reserves the HRA's right to incur bonded indebtedness, the I Planning Commission Agenda - 2/07/06 . Modification does not obligate the HRA to incur debt, future action is necessary to incur debt (such as approval of a Contract for Private Redevelopment.) The HRA adopted their resolution on February 1,2006, and the City Council will hold a public hearing and consider approving the modification on February 13'\ 2006. The County and school district received a copy of the proposed modification on January 11 th, 2006, satisfying the 30-day notification period for comments. Again, the Planning Commission is asked to state that the modification ofTIF Plan for District No. 1-6 conforms with the Comprehensive Plan, District No. 1-6, a Redevelopment District, is located within the CCD. The Comprehensive Plan does identify the need to develop TIF financing tools to encourage redevelopment. AL TERNA TIVE ACTIONS . 1. Motion to adopt a resolution finding that a modification to the TIF Plan to TIF District No. 1-6 conforms to the general plans for development and redevelopment of the city. 2. A motion to deny adoption of the resolution, based on a finding to be determined by the Commission. 3. A motion to table action. STAFF RECOMMENDATION The City Administrator and Deputy City Administrator/Community Devleopment Director, and HRA Executive Director recommend Alternative No. I. The modification of the TIF Plan preserves the tax increment for future redevelopment or economic development projects within the Central Monticello Redevelopment Project No. I boundaries, the CCD, the Monticello Dmvntmvn and Riverfront Revitalization Plan. SUPPORTING DATA A. Resolution for adoption, map, and TIF Plan. . . . . PLANNING COMMISSION CITY OF MONTICELLO, MlNNESOT A RESOLUTION NO. RESOLUTION OF THE CITY OF MONTICELLO PLANNING COMMISSION FINDING THAT A MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 1-6 CONFORMS TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. WHEREAS, the City Council for the City of Monticello, Minnesota, (the "City") has proposed to adopt a Modification to the Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 (the "Modification") therefor and has submitted the Modification to the City Planning Commission (the "Commission") pursuant to Minnesota Statutes, Section 469.175, Subd. 3, and WHEREAS, the Commission has reviewed the Modification to determine its conformity with the general plans for the development and redevelopment of the City as described in the comprehensive plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Commission that the Modification conforms to the general plans for the development and redevelopment of the City as a whole. Dated: February 7, 2006 Chair ATTEST: Secretary . . ,. 0"'; - ...:l . ...:; ...:l 0 o ~ Z ZUEo- Eo- E=: U UZ::; ; 00 Eo- ~ g: fa ...:l Eo- ~ < Z ~ I:l:\ ~ ~ ~ ~ U ~ ~ Z U 0 < ...:l Z ~ .... > ;;... ~ Eo- ~ 'Z ~ ~ I:l:\ ~ ~ I:l:\ U Z .... ~ Eo- \ . 0< ..lEo- ...:lO ~oo U~ ....Z Eo-Z Z.... O~ ~~ r.,Eo- OZ ><~ Eo-O ....U UEo- =: ~ ; ~ "1 I! I,:, I' I I' :'!!&" ~Il ~ -] '" I ~ t ~ s " ill L~ ~~i,'r \,i,~',,'~~ i' yJ!1 'o/i t ( __~_J I_ i , \-=\ ' 1-- 1___ ,-r!~~ I ,.. ~tl-r-\N l _ ,,-,-,__LLLLr-,,-J I ---. "r/) I (~-" ,r'') (-- - I "----- ,~_/ -~ f . ~' ~ ~ < i I , . . . MONTICELLO REDEVELOPMENT DISTRICT #6 TAX INCREMENT REDEVELOPMENT DISTRICT FINANCE PLAN A. STATUTORY AUTHORITY The Monticello Housing and Redevelopment Authority (the" Authority") and the City of Monticello are authorized to establish a tax increment district pursuant to Minnesota Statutes, Section 273.71-78. (As Modified September 28, 1987) The Monticello Housing and Redevelopment Authority (the "Authority") and the City of Monticello are authorized to modify the tax increment finance plan for Redevelopment District #6 pursuant to Minnesota Statutes Section 273.74, Subdivision 4. B. STATEMENT OF OBJECTNES I. To provide opportunities for development and expansion of new jobs; 2. To provide employment opportunities through the creation of new jobs; 3. To provide opportunities for growth in the tax base; 4. To assist with street construction, sanitary sewer and water main construction, storm sewer and other public improvements to encourage redevelopment in the area; 5. To encourage the development of additional commercial enterprise in the City. c. DEVELOPMENT PROGRAM 1. Description of the Development Activities: Raindance Properties (the "Developer") plans to construct a concrete building with a total 33,000 square feet. 25,000 square feet is proposed for a super market and the remaining 8,000 square feet for speculation. Substantial soil correction is required. The developer will complete and pay for the soil correction. The developer will be assisted with public improvements to service the building with tax increment revenues. The building is expected to complete construction in 1986. The second addition is the construction of a 40 foot urban designed street (Sixth Street) by the City. (As Modified September 28, 1987) I) Modification #1, that the Tax Increment Finance Plan as modified will increase in total the estimated tax increment expenditure. Cost of street construction (Sixth Street) increased $25,000 above the original estimated project cost, and the interceptor sewer soil correction on the city easement was $28,000. 2) Modification #1, that the Tax Increment Finance Plan as modified will extend the original projected debt retirement date of 18 years to accommodate retirement of the additional tax increment expenditures but not to exceed beyond the date of the duration of the said redevelopment district. . . . Raindance Properties (the "Developer") constructed a concrete building with a total of 33,000 square feet. 25,000 square feet is a super market, and the remaining 8,000 square feet is a drug store, clinic, and for speculation. Substantial soil correction was required. The developer did complete and pay for the soil correction on the developer's said acquired property and did complete but did not pay for soil correction of city streets and easements. The developer was assisted with public improvements to service the building with tax increment revenues. The building was completed in 1986. The second addition was the construction of a 40-foot urban designed street (Sixth Street) by the City. D. DESCRIPTION OF PROPERTY IN THE TAX INCREMENT FINANCING DISTRICT Lots 1-10, Block 15 original plat within the City of Monticello, including 20 feet Highway right-of-way easement. (As Modified February 13, 2006) The bouudaries of the District are not beiug modified. See the map in Appendix A for further information ou the location of the District. Parcel List 155-010-015010 155-010-015031 155-010-015090 155-010-015100 155-019-015040 155-019-015070 E. CLASSIFICATION OF THE TAX INCREMENT FINANCING DISTRICT The Monticello City Council and Housing and Redevelopment Authority in determining the need to create a tax increment financing district in accordance with Minnesota Statutes, Section 273.71-78 inclusive, find that the district to be established is a redevelopment district pursuant to the Minnesota Statutes, Section 273.73, Subdivision 1O(a)(3). Less than seventy percent of the parcels in the district are occupied by buildings, streets, utilities, or other improvements, but due to unusual terrain or soil deficiencies requiring substantial filling, grading or other physical preparation for use at least 80 percent of the total acreage of such land has a fair market value upon inclusion in the redevelopment district which, when added to the estimated cost of preparing that land for development, excluding costs directly related to roads as defined in Minnesota Statutes, Section 160.01 and local improvements as described in Section 429.021, Subdivision I, clauses I to 7, 11 and 12, and Section 430.01, if any, exceeds its anticipated fair market value after completion of said preparation; provided that no parcel shall be included within a redevelopment district unless the authority has concluded an agreement or agreements for the development of at least 50 percent of the acreage having the unusual soil or terrain deficiencies, which agreement provides recourse for the authority should the development not be completed. Since, of the parcels proposed to be placed into a tax increment district, less than seventy percent are occupied by buildings, streets, utilities or other improvements, and the total acreage (80 percent or more) of the area has a fair market value when added to the estimated cost of preparing the land for use exceeds its anticipated fair market value after completion of the preparations, . . . excluding costs directly related to roads and local improvements, and a development agreement for at least 50 percent of the acreage having the unusual soil deficiencies and including recourse for the City should the development not be completed, will have been concluded, prior to bond sale, the area qualifies as a redevelopment district. The description of the parcels that have been used to establish eligibility as a redevelopment district are described below. Lots 1-10, Block 15 original plat within the City of Monticello, including 20 feet Highway right -of-way easement. F. PARCELS IN ACQUISITION Lots 1-10 are scheduled to be acquired by the HRA. (As Modified February 13, 2006) The City or HRA may acquire any parcel within the District, including interior and adjacent street rights of way. Properties may be acquired by the City or lIRA only in order to accomplish one or more of the following: storm sewer improvements, provide land for needed public street, utilities and facilities; transfer to private developers in order to accomplish the uses and objectives set forth in this TlF Plan. The City or HRA may acquire property by gift, dedication, coudemnation or direct purchase from willing sellers in order to achieve the objectives of this TlF Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. The City or HRA may also reimburse developers for costs of land acquisition in lieu of direction acquisition by the City oR lIRA. G. ESTIMATE OF COSTS The estimate of public costs associated with the tax increment financing redevelopment district are outlined in the following line item budget. BUDGET Land Acquisition Street Construction Plan Preparation Document Preparation Issuance Administration Capitalized Interest* Bond Discount $229,000 75,000 2,500 3,000 13,000 12,500 70,000 6.650 $412,150 *The amount of capitalized interest will be equal to an amount sufficient to pay interest on the bonds from the date of issue until the date of collection of sufficient tax increment revenue to meet scheduled interest payments when due, but not exceeding 3 years as required by Minnesota Statutes, Chapter 475. Predicting capitalized interest prior to . issuance is extremely difficult as it is a function of interest rates, construction schedules and tax timing; therefore, the above figure is only an estimate of capitalized interest and is subject to change. (As Modified September 28, 1987) BUDGET Land Acquisition Street Construction Soil Correction Plan Preparation Document Preparation Issuance Administration Capitalized Interest* Bond Discount $229,000 100,000 28,000 2,500 3,000 13,500 12,500 70,000 6,650 $465,150 . *The amount of capitalized interest will be equal to an amount sufficient to pay interest on the bonds from the date of issue until the date of collection of sufficient tax increment revenue to meet scheduled interest payments when due, but not exceeding 3 years as required by Minnesota Statutes, Chapter 475. Predicting capitalized interest prior to issuance is extremely difficult as it is a function of interest rates, construction schedules and tax timing; therefore, the above figure is only an estimate of capitalized interest and is subject to change. (As Modified February 13, 2006) The City and HRA have determined that tax increment financing is necessary to accomplish redevelopment of a portion of the Project. To facilitate the establishment and development or redevelopment of the Project, this TIF Plan authorizes the nse of tax increment financing to pay for certain eligible expenses. The cnmulative estimate of public costs and uses of funds associated with the District is outlined in the table below. USES OF FUNDS LandlBuildinl! Site Improvements Streets and Sidewalks Interest Administrative Other Fees Other Proiect Costs PROJECT COST TOTAL 235,000 28,000 250,000 692,000 45,000 83,100 610,400 1,943,500 . Transfers Out Bond Principal 141,000 350,000 . . . The above budget is organized according to the OSA reporting forms. Estimated costs for project and fiuaucing expenditures are $1,943,500 as listed above. Estimated costs associated with the District are subject to change among categories by modification to the Plan through City Council resolutiou. The cost of all activities to be considered for tax increment finaucing will not exceed, without formal modification, the budget above pursuant to applicable statutory requiremeuts. The City aud HRA reserve the right to use other sources of revenue legally applicable to the City aud to the Plan, iucluding, but not limited to, special assessments, geueral property taxes, state aid for road maintenance and construction, proceeds from the sale of land, other contributions from developer and investment income, to pay for the estimated public costs. Pursuant to modifications to the District adopted on January 22, 1996 and June 24, 1996, various activities and expenditures in the Redevelopment Project Area were authorized. H. ESTIMATED AMOUNT OF LOAN/BONDED INDEBTEDNESS An estimate of the amount of bonded indebtedness is expected t 0 be $350,000. The term of the issue is 18 years and the interest rate is expected to be 9 percent. The amount of two and one-half to three years capitalized interest is estimated to be $70,000. Debt service on the bond will be met through a combination of tax increment revenues. The difference between the project cost ($412,150) and the indebtedness ($350,000) is $62,150. (As Modified September 28, 1987) The amount of bonded indebtedness is $350,000. The term of the issue is18 years, and the average annual rate is 9.137 percent. The amount of two and one-half to three years capitalized interest is estimated to be $70,000. Debt service on the bond will be met through a combination of tax increment revenues. The difference between the duration of Redevelopment District #6 (Year 2013) and the projected retirement of the bonded indebtedness (Year 2006) is sufficient to recover the additional Tax lncrement expenditures of$53,000 with the original estimated annual tax increment of$41,000. The difference between the project cost ($465,150), the bonded indebtedness (8350,000), and the additional expenditures ($53,000) is $62,150, the original cost to the developer. (As Modified February 13,2006) The City and HRA reserve the right to incur bonded indebtedness or other indebtedness as a result of the Plan. As presently proposed, the projects will be financed through bonded debt. Additional indebtedness may be required to finance other authorized activities. The total principal amount of bonded indebtedness or other indebtedness related to the use of tax increment financing will not exceed $350,000 without a modification to the Plan pursuant to applicable statutes. This provision does not obligate the City or HRA to incur debt. The City or HRA will issue bonds or incur other debt only upon the determination that such action is . in the best interest of the City. The City or HRA may also finance the activities to be nndertaken pnrsnant to the Plan throngh loans from funds of the City or to reimburse the developer on a "pay-as-you-go" basis for eligible costs paid for by a developer. The City or HRA reserve the right to refund any of the $350,000 bonds, if issued, to the extent allowed by law. I. SOURCES OF REVENUE There are two sources of revenue to be used to finance public costs associated with the development projects within the redevelopment project. The majority of the public costs are to be paid with tax increment revenues in combination with land sale proceeds. The tax increment is generated as a result of the taxation of the land and improvements in the tax increment redevelopment district. Tax increment financing refers to a funding technique that utilizes increases in assessed valuation and the property taxes attributed to new development to finance, or assist in the financing of public development costs. The facilities are expected to be fully assessed beginning in 1987 at which time the development will generate an annual tax increment of $41,000 collectible in 1988. The tax increment estimate for 1988 is based upon the assumption that the building is fully completed in 1986 and fully assessed on January 2, 1987. A partial assessment in 1987 will produce a partial tax increment payment in 1988. Net proceeds of the land transfer from the project are $62, ISO. . (As Modified February 13, 2006) The following table represents the estimated sources of funds to be used for project costs in accordance with this Plan: SOURCES OF FUNDS Tax Increment 1,650,000 Interest 267,000 Sales/Lease Proceeds 65,000 Reimbursements 2,500 PROJECT REVENUES 1,984,500 Bond Proceeds 350,000 Transfers In 100,000 TOTAL PROJECT/FINANCING REVENUES 2,434,500 J. ORIGINAL ASSESSED VALUE Pursuant to Minnesota Statutes, Section 273.74, Subdivision I, and Section 273.76, Subdivision I, the Original Assessed Value (OA V) for the City of Monticello tax increment financing redevelopment district is based on the value placed on the property by the County Assessor in 1985. This assessed value is $2,795. Each year the Office of the County Auditor will measure the amount of increase or decrease in the total assessed value of the tax increment redevelopment district to calculate the tax increment payable . to the Monticello redevelopment district fund. In any year in which there is an increase in total assessed valuation in the tax increment redevelopment district above the adjusted original assessed value, a tax increment will be payable. In any year in which the total assessed valuation in the tax increment financing redevelopment district declines below . the original assessed valuation, no assessed valuation will be captured and no tax increment will be payable, The County Auditor shall certify in each year after the date the Original Assessed Value was certified, the amount the OA V has increased or decreased as a result of: I, change in tax exempt status of property; 2, reduction or enlargement of the geographic boundaries of the district; 3, change due to stipulations, adjustments, negotiated or court-ordered abatements, K, ESTIMATED CAPTURED ASSESSED VALUE Pursuant to Minnesota Statutes, Section 273,74, Subdivision 1, and Minnesota statutes, Section 273,76, Subdivision 2, the estimated Captured Assessed Value (CA V) of the tax increment fmancing redevelopment district will annually approximate $510,462, It is expected that the estimated $510,462 will be captured as a result of the improvements to be constructed by Raindance Properties, This amount will be captured for up to twenty- five years or until the project debt is retired, The Authority requests 100 percent of the available increase in assessed value for repayment of debt and current expenditures. L. DURATION OF THE DISTRICT . Pursuant to Minnesota Statutes, Section 273,75, Subdivision 1, the duration of the tax increment district within the Redevelopment Project must be indicated within the finance plan, The duration of the tax increment district will be 25 years from the date of receipt of the first tax increment. Thus, it is estimated that the tax increment district, including any modifications to the finance plan for subsequent phases or other changes, would terminate twenty-five years from the collection of the first tax increment. (As Modified February 13, 2006) Pursuant to Minnesota Statutes 469.175 Subdivision 1, and Section 469.176 Subdivision 1, the duration of the Redevelopment District 1-6 must be indicated within the Plan. Pursuant to Minnesota Statutes, section 469.176, subdivision 1(b) the dnration of the District will be 25 years from the date of receipt of the first increment by the City. The date of receipt by the City of Monticello of the first tax increment was July 1988. Thus it is estimated that the Tax Increment Financing District, including any modifications of the Plan for subseqnent phases or other changes, would terminate after 2013, or when the Plan is satisfied. The City and HRA reserve the right to decertify the District prior to the legally required date. M, ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS The impact of the loss of tax dollars represented as tax increments is estimated below for each taxing jurisdiction, This estimate is based on the existing redevelopment proposals and does not include the possible tax increments derived from any other future development, mill changes, or inflation factors, Total Assessed Value $ 2,795 . Tax Increment Finance District 1/2/85 . Latest Assessed Value of Each Government Bodv % of District to Total Wright County $ 358,798,000 .00004 School District #882 101,128,476 .0001 City of Monticello 79,954,554 .0002 Other 115,919,820 .0001 Considering all the districts, it can be seen from the above that the school, city and county districts will have over 99% of each respective district available for normal growth of tax base or valuation. Applying the percentage of the total mill rate in 1985 levied by each taxing jurisdiction to the projected mill rate and the estimated tax increment received reveals the annual loss of tax dollars by each taxing jurisdiction as listed in the table below assuming development would occur without public assistance. The finance plan indicates we anticipate a tax increment at build out as follows: Captured Assessed Estimated Tax Valuation Increment Received Tax Increment Finance District $510,462 $41,000 . Based on the current mill rate, the estimated taxes received would be as follows for the taxing bodies: Mills Percent Tax Increment City 18.874 23.2 $ 9,512 County 19.719 24.2 9,922 School District #882 39.714 48.9 20,049 Other 2.998 3.7 1.517 Total 81.305 100.0% $41,000 The following table represents the additional mills that would have to be levied to compensate for the loss of tax dollars in estimated tax increments for each taxing jurisdiction. The tax increments derived from the commercial facility proposed in the tax increment district would not be available to any of the taxing jurisdictions were it not for public intervention by the Authority. Although the increases in assessed value due to development will not be available for the application of the mill levy for the duration of the tax increment financing district, this new assessed value could eventually permit a mill levy decrease. If it could be assumed that the captured assessed value was available , for each taxing jurisdiction, the non-receipt of tax dollars represented as tax increments may be determined. This determination is facilitated by estimating how much the mill levy for property outside of the tax increment financing district would have to be . increased to raise the same amount of tax dollars in each taxing jurisdiction that would be available if the projects occurred without the assistance of the Authority. . School District County City Adjusted Assessed Value * 101,125,681 358,781,249 79,937,799 Required Mills .198 .027 .118 Tax Increment 20,049 9,922 9,512 *1 ax Increment District assessed valuation subtracted. (As Modified February 13, 2006) . Imoact on Tax Base 2004/2005 Percent of CTC to Total Net Tax Captured Tax Entity Total Caoacitv Capacitv (CTO Wrigbt County 90,204,086 36,174 0.0401 % City of Monticello 11,863,014 36,174 0.3050% ISD No. 882 17,182,019 36,174 0.2106% Impact on Tax Rates 2004/2005 Extension Percent of Potential Taxes Rates Total (CTC) Wright County 34.4140 28.18% 36,174 $12,449 City of Monticello 58.6510 48.03% 36,174 21,216 ISD :'\0. 882 26.3790 21.60% 36,174 9,542 Other 2.6670 2.19% 36,174 965 Total 122.111 0 100.00% $44,172 The tax rates used for the calculations are the actual 2004/Pay 2005 tax rates. The total net capacity for the entities listed above are based on the actual Pay 2005 figures N. MODIFICATIONS OF THE TAX INCREMENT FINANCING DISTRICT . In accordance with Minnesota Statutes, Section 273.74, Subdivision 4, any reduction or enlargement of the geographic area of the project or tax increment financing district, increase in amount of bonded indebtedness to be incurred, including a determination to capitalize interest on debt if that determination was not a part of the original plan, or to increase or decrease the amount of interest on the debt to be capitalized, increase in the portion of the captured assessed value to be retained by the Authority, increase in total estimated tax increment expenditures or designation of additional property to be acquired by the authority shall be approved upon the notice and after the discussion, public hearing and findings required for approval of the original plan. The geographic area of a tax increment financing district may be reduced, but shall not be enlarged after five years following the date of certification of the original assessed value by the county auditor. The tax increment financing redevelopment district may therefore be expanded until 1990. . O. LIMITATION ON ADMINISTRATIVE EXPENSES In accordance with Minnesota Statutes, Section 273.73, Subdivision 13 and Minnesota Statutes, Section 273.75, Subdivision 3, administrative expenses means all expenditures of an authority other than amounts paid for the purchase of land or amounts paid to contractors or others providing materials and services, including architectural and engineering services, directly connected with the physical development of the real property in the district, relocation benefits paid to or services provided for persons residing or businesses located in the district or amounts used to pay interest on, fund a reserve for, or sell at a discount bonds issued pursuant to Section 273.77. Administrative expenses include amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. No tax increment shall be used to pay any administrative expenses for a project which exceeds ten percent of the total tax increment expenditures authorized by the tax increment financing plan or the total tax increment expenditures for the project, whichever is less. P. LIMITATION ON DURATION OF TAX INCREMENT FINANCING DISTRICTS . Pursuant to Minnesota Statutes, Section 273.75, Subdivision 1, "no tax increment shall be paid to an authority three years from the date of certification by the County Auditor unless within the three-year period (I) bonds have been issued pursuant to Section 273.77 or in aid of a project pursuant to any other law, except revenue bonds issued pursuant to Chapter 474, prior to the effective date of the Act; or (2) the authority has acquired property within the district; or (3) the authority has constructed or caused to be constructed public improvements within the district..." The City or authority must therefore issue bonds, or acquire property, or construct or cause public improvements to be constructed by 1988 or the Office of the County Auditor may dissolve the tax increment financing district. Q. LIMITATION ON QUALIFICATION OF PROPERTY IN TAX INCREMENT DISTRICT NOT SUBJECT TO IMPROVEMENT . Pursuant to Minnesota Statutes, Section 273.75, Subdivision 6, "if, after four years from the date of certification of the original assessed value of the tax increment financing district..., no demolition, rehabilitation or renovation of a parcel or other site preparation including improvement of a street adjacent to a property but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel and the original assessed value of that parcel shall be excluded from the original assessed value of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall certify to the county auditor in the annual disclosure report that the activity has commenced. The county auditor shall certify the assessed value thereof as most recently certified by the commissioner of revenue and add it to the original assessed value of the tax increment financing district. . R. LIMITATION ON THE USE OF TAX INCREMENT All revenues derived from tax increment shall be used in accordance with the tax increment financing plan. The revenues shall be used to finance or otherwise pay public redevelopment costs pursuant to Minnesota Statutes, Chapter 462. These revenues shall not be used to circumvent existing levy limit law. No revenues derived from tax increment shall be used for the construction or renovation of a municipally owned building used primarily and regularly for conducting the business of the municipality; this provision shall not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure, a commons area used as a public park or a facility used for social, recreational or conference purposes and not primarily for conducting the business of the municipality. (As Modified February 13, 2006) The revenues shall be used for the following purposes: 3. 4. to pay principal and interest on bonds used to finance the project to finance or otherwise pay the capital and administrative expenses of the Development District, to pay for project costs identified in the budget; and to finance or otherwise pay for other purposes as provided in Section 469.176 Subdivision 4. 1. 2. . S. NOTIFICATION OF PRIOR PLANNED IMPROVEMENTS Pursuant to Minnesota Statutes, Section 273.76, Subdivision 4, the Authority has reviewed and searched the properties to be included in the tax increment financing redevelopment district and found no properties for which building permits have been issued during the 18 months immediately preceding approval of the tax increment financing plan by the city. If the building permit had been issued within the 18 month period preceding approval of the tax increment financing plan by the city, the county auditor shall increase the original assessed value of the district by the assessed valuation of the improvements for which the building permit was issued, excluding the assessed valuation of improvements for which a building permit was issued during the three month period immediately preceding said approval of the tax increment financing plan, as certified by the assessor. T. EXCESS TAX INCREMENTS Pursuant to Minnesota Statutes, Section 273.75, Subdivision 2, in any year in which the tax increment exceeds the amount necessary to pay the costs authorized by the tax increment plan, including the amount necessary to cancel any tax levy as provided in Minnesota Statutes, Section 475.61, Subdivision 3, the Authority shall use the excess amount to: . I. prepay the outstanding bonds; 2. discharge the pledge of tax increment therefore; 3. pay into an escrow account dedicated to the payment of such bond; . . . 4. return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their miJl rate. (As Modified February 13, 2006) Excess increments, as defined by M.S. Section 469.176, Snbdivision 2, shall be used only to do one or more of the foJlowing: 1. Prepay any outstanding bonds; 2. Discharge the pledge of tax increment for any outstanding bonds; 3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or 4. Return to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. The City or BRA shall annnally determine the amount of excess increment for the District, if any. This determination must be based on the tax increment financing plan in effect on December 31 of the year and the increments and other revenues received as of December 31 of the year. The City or HRA must spend or return the excess increments under M.S Section 469.176 Subdivision 2 paragraph (cl within nine month after the end of the year. In addition, the City or BRA may, subject to the limitations set forth herein, choose to modify the TIF Plan in order to finance additional public costs in the Development District or the Tax Increment Financing District. U. REQUIREMENT FOR AGREEMENTS WITH THE DEVELOPER Pursuant to Minnesota Statutes, Section 273.75, Subdivision 5, no more than 25 percent by acreage of the property to be acquired by the Authority within a project which contains a redevelopment district shaJl be owned by the Authority as a result of acquisition with the proceeds of bonds issued pursuant to Section 273.77 without the Authority having prior to acquisition in excess of 25 percent of the acreage, concluded an agreement for the development of the property acquired and which provides recourse for the Authority should the development not be completed. See Section E for the development agreement requirement due to soil deficiencies. V. ASSESSMENT AGREEMENTS Pursuant to Minnesota Statutes, Section 273.76, Subdivision 8, the Authority may, upon entering into a development agreement pursuant to Minnesota Statutes, Section 273.75, Subdivision 5, enter into an agreement in recordable form with the developer of property within the tax increment fmancing district which establishes a minimum market value of the land and completed improvements for the duration of the tax increment redevelopment district. The assessment agreement shaJl be presented to the county assessor who shall review the plans and specifications for the improvements to be constructed, review the market value previously assigned to the land upon which the improvements are to be constructed and so long as the minim market value contained in the assessment agreement appears in the judgment of the assessor, to be a reasonable estimate, the assessor may certify the minimum market value agreement. . W. ADMINISTRATION OF THE TAX INCREMENT FINANCING REDEVELOPMENT DISTRICT AND MAINTENANCE OF THE TAX INCREMENT ACCOUNT Administration of the tax increment financing redevelopment district will be handled by the Executive Director of the Authority and the Office of the City Administrator. The tax increment received as a result of increases in the assessed value of the tax increment financing redevelopment district will be maintained in a special account separate from all other municipal accounts and expended only upon sanctioned municipal activities identified in the finance plan. X. ANNUAL DISCLOSURE REQUIREMENTS Pursuant to Minnesota Statutes, Section 273.74, Subdivision 5, an authority must file an annual disclosure report for all tax increment financing districts. The report shall be filed with the school board, county board and the Minnesota Department of Energy and Economic Development. The report shall include the following information: . 1. The amount and source of revenue in the account; 2. The amount and purpose of expenditures from the account; 3. The amount of any pledge of revenues, including principal and interest on any outstanding bonded indebtedness; 4. The original assessed value of the district; 5. The captured assessed value retained by the authority; 6. The captured assessed value shared with other taxing districts; 7. The tax increment received. The annual disclosure report is designed to be a two-way medium of information dissemination for both the Office of the County Auditor and the Authority. Should the auditor want additional information from the Authority regarding its tax increment financing activities, such information should be requested prior to submission of the annual disclosure report by the Authority. Similarly, the city council may utilize the annual disclosure report as a means for requesting information from the Office of the County Auditor. Additionally, the Authority must annually publish a statement in a newspaper of general circulation in the municipality showing the tax increment received and expended in that year, the original assessed value, the captured assessed value, amount of outstanding bonded indebtedness and any additional information the city deems necessary. (As Modified February 13, 2006) . Pursuaut to M.S. Section 469.175. Subdivision 5, 6 aud 6b, the City or lIRA must undertake financial reportiug for all tax increment financing districts to the Office of the State Auditor, County Board, Couuty Auditor and School Board on or before August 1 of each year. M.S. Section 469.175 Subdivision 5 also provides that an aunual statement shall be published in a newspaper of general circulation in the City on or before August 15. . . . If the City or HRA fails to make a disclosure or submit a report contaiuing the information reqnired by M.S. Section 469.175 Snbdivision 5 and Subdivision 6, the Office of the State Auditor will direct the County Auditor to withhold the distribution of tax increment from the District. Y. ASSUMPTIONS It was necessary to make certain assumptions regarding income, costs and timing of the tax increment redevelopment district. These assumptions are based on discussions with Authority, County, and fiscal consultant staff. z. MUNICIPAL FINDINGS Pursuant to Minnesota Statutes, Section 273.74, Subdivision 3, before or at the time of approval of the tax increment financing plan, the municipality shall make the following findings and shall set forth in writing the reasons and supporting facts for each determination: I. The proposed development or redevelopment, in the opinion of the city, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and, therefore, the use of tax increment financing is deemed necessary since Raindance Properties could not economically construct the present facility without the provision of the necessary public improvements to the site, and without the use of tax increments to assist with the financing of these public improvements, the developer would not have constructed the commercial facility in the City; and 2. The tax increment financing plan will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development by private enterprise as it will enable the City to provide the necessary public improvements for development and eliminate blighting conditions, thereby encouraging redevelopment in the area. 3. The tax increment financing plan conforms to the general plan for the development of the city as a whole as it will result in construction of a commercial building which will create new jobs, increase the tax base of the City, and eliminate blighting conditions. 4. The tax increment district to be established is a redevelopment district pursuant to Minnesota Statutes, Section 273.73, Subdivision IO(a)(3) in which the conditions described in Section E of this plan exist. (As Modified February 13, 2006) The City of Monticello has established the District to preserve and enhance the tax base of the City and State, and has provided an impetus for development or redevelopment to occur in the City. The Modification to the Tax Increment Financing Plan was prepared by Ehlers and Associates, Inc. 3060 Centre Pointe Drive, Roseville, MN 55113-1105, telephone (651) 697-8500. . EXHIBIT A MAP OF TAX INCREMENT FINANCING DISTRICT NO.6 . . Planning Commission Agenda - 2/07/06 . 7. Public Hearinl!:: Consideration of a request for variance to the sidevard setback relatine: to the extension of a drivewav in an R-l (Sine:le-Familv Residential) District. Applicant: Michael Moree. REFERENCE AND BACKGROUND The applicant has requested that his item be continued to the regular March Planning Commission meeting as he was unable to attend the February meeting. AL TERNA TIVE ACTIONS I. Motion to continue the public hearing regarding the request for variance relating to the extension of a driveway in an R-I (Single-Family Residential) District to the March meeting of the Planning Commission, at the applicant's request. . . Planning Commission Agenda - 2/07/05 . 8. Public Hearine:: Consideration of a request for a Conditional Use Permit for a Concept Stae:e Planned Unit Development for a 128-unit residential development in a PZM (Performance Zone-Mixed) District. Applicant: UP Development. (NAC) REFERENCE AND BACKGROUND UP Development is seeking a Concept Stage PUD approval for two phases of a development project on the former Ruff Auto property. Phase I is located south of West 6th Street and east of Elm Street. For this phase, the developer is proposing attached townhome units in a combination of 4-unit and 6-unit structures. The Phase II is located south of West 6th Street and west of Elm Street. The developer is proposing a combination of detached and attached townhomes, as well as single family homes for this phase. Both sites are zoned PZ-M, Performance Zone Mixed Use. Permitted uses and standards of the R-3 Medium Density Residential are generally applied to the PZM district. . The intent of the PZM/PUD district is to encourage a creative and innovative design approach to commercial and housing developments. The district provides flexibility from standard controls to allow the creation of common open space, wetlands and recreational facilities as well as mix of housing types and styles and commercial uses where feasible. Due to the flexibility of performance standards, a PUD is required to be held to higher standards of design and site amenities. Comvrehensive Plan: Monticello's Comprehensive Plan designates this area for performance zoning of mixed uses. Zoninz: The subject site is zoned PZM, Performance Zoned Mixed Use District, which allows for development flexibility and special design control within sensitive areas of the city due to environmental or physical limitations. CUP/PUD: A Planned Unit Development allows for flexibility in performance standards with the understanding that the development will be held to higher standards of site and building design than would ordinarily be required. It is the applicant's responsibility to design the development with significant benefits and communicate those benetits to the City for allowing a CUP/PUD. PHASE I . The concept plan for Phase I shows 48 attached townhomes on a 6.8 acre site. The applicant previously submitted a plan for this site in 2004 which contained 41 units, 30 detached and 11 attached. At that time, staffrecommended denial of the PUD because the proposed project did not appear to fit the site or keep the intent of the use of PUD in place. The applicant has now submitted a new proposal for the site. Planning Commission Agenda - 2/07/05 . Design Overview. 48 attached townhomc units are proposcd on a 6.8 acre site, for a gross density of 7 units per acre. The to\'<'llhomes are proposed through a mixture of three 4-unit and six 6-unit structures. West 6 \12 Street is extended west to Elm Street to provide public access to, and through, the development. Vehicular access to all units is via a winding private drive. Each unit faces a section of the private drive and has a 24 ft. by 25 ft. driveway to the front. These driveways will provide two parking stalls for each home. Two usable open space areas are proposed, as well as a large storm water pond in the southeast corner. Lot Requirements and Standards: The following table illustrates the applicable performance requirements for the proposed use in the PZM/R-3 district. Lot Area Per Unit Front Setback Side Setback Rear Setback On-site parking (2 spaces per Dwelling Unit) Usable Open Space (500 sq. ft. of usable open space per dwelling unit) R-3 Standard Requirements 5,000 sq. fUunit 30 feet 20 feet 30 feet 96 24,000 sq. ft. Proposed 6,059 sq. fUunit 25 feet 20 feet 25 feet 96 ~ 13,255 sq. ft. . In Phase I, the applicant meets the side yard setback requirement for the PZM district, but will require variance from both the front yard and rear yard setback requirements. The applicant is proposing a front yard setback of25 feet and a rear yard setback of 25 feet, both 5 feet short ofthe minimum requirement. The proposed variances may be addressed through PUD. Open Space. The concept plan illustrates an inadequate amount of usable open space. The plans indicate the required amount of public open space is 48,000 square feet. However, at 500 feet for everyone unit, the actual amount of required usable opcn space is 24,000 square feet. The exact dimensions of usable open space have not been provided, and have only been estimated by staff. As the above chart illustrates, the developer is proposing to provide approximately 13,255 square feet of open space, or only 55% of that required. The concept plan also lacks a unifying use of open space. The usable open space is proposed in two isolated pockets, one space roughly 3,400 sq. ft. in the extreme southwest corner and one space approximately 9,825 sq. ft. on the east side to the north of6 11, Street. None of the townhome units border the public open space, and residents must cross the private drive in order to access either area. . As with the original plan that was proposed, the open spaces appear to be outlots leftover after maximizing the site's housing capacity. The proposed public open space does not appear to meet the overall square footage requirement, and staff believes these areas are poorly placed, inaccessible, and small. Residents in the northwestern 2 Planning Commission Agenda - 2/07/05 . corner of the development would have virtually no access to either open space. The open space in the southwest corner is bordered to the north by the private drive and to the west by Elm Street. The level of traffic on these roads may make this space dangerous for children and therefore unable to serve its purpose. Staff recommends reducing the density of the development to create larger areas of usable open space. Building Design. The concept plan proposes 48 attached townhomes, three 4-unit structures and six 6-unit structures. Staff is concerned with the design of the 6-unit structures. While no official building plans have been submitted, it is assumed that the interior units on the 6-unit structures will have no rear or side windows and no private open space. A single exposure wall will make the interior units much less appealing than the outer units. The lack of private open space is further aggravated by the limited amount of usable open space located elsewhere in the development. In February 2003, the City received an application for a similar townhome design in the Spirit Hills development. The proposed development plans included two 6-unit to\vnhomes and II 8-unit townhomes. During review, staff expressed concern with the back-to-back structure of the townhome units as that proposal also greatly limited exposure of the interior units and gave them a very limited amOlmt of private open space. . Streets. The concept plan indicates a curving private drive with a width of 28 feet, measured back of curb to back of curb. However, the city has previously indicated a preference for measuring the width of the street face to face. Staff is also concerned with the angle of the driveway for unit 2. This unit's driveway directly connects to the T-intersection of the private drive. The angle of the private drive in this location may make it difficult for residents in unit 2 to safely access their driveway. PHASE II Design Overview. The second phase of development is 14.48 acre site located in the northwest quadrant of West J'h Street and Elm Street. The concept plan for this site proposed 16 single family units, 32 detached townhomes, and 32 attached townhomes. The attached w1its ",ill consist of 8 4-unit row houses, each with a driveway 18 feet wide and a minimum of25 feet long. The driveways will serve as off-street parking, providing 2 spaces for each unit. The detached units will each have a two-stall garage for parking and no driveway. There is an existing single family home on Elm Street, on the eastern edge of the site. The concept plan includes four areas of usable open space and two large ponds. The largcr area of open space, in the center of the development, will be serviced by a trail and guest parking. . 1 ~ Planning Commission Agenda - 2/07/05 . Lot Requirements and Setbacks. Townhomes. The following table illustrates the applicable performance requirements for the Phase II townhome units in the PZM/R-3 district. Since the layout for each unit is slightly different, the proposed setbacks reflect the minimum for the site. Lot Area Per Unit Front Yard Setback R-3 ReQuirements 5,000 sq. ft./unit 30 feet Proposed 7,1 00 sq. ft. detached: 5 feet attached: 25 feet detached: 2 feet attached: 15 feet detached: 20 feet attached: 24 feet 128 32,072 sq. ft. Side Yard Setback 20 feet Rear Yard Setback 30 feet Off-street parking (2 spaces per Unit) Usable Open Space (500 sq. ft. of usable open space per dwelling unit) 128 32,000 sq. ft. . The proposed site for the townhome units provides an adequate amount or lot area per unit, as well as an adequate amount of usable open space. Both the detached and attached to"mhome units require variance from all setback requirements. The proposed variances may be addressed through PUD. While setback flexibility is possible through PUD, staff is concerned with three specific areas: . The side yard setback for the attached structures in the southwest corner of the site. particularly the close proximity between the driveway of the west unit, and the rear wall of the south unit. . The side yard setbacks for the detached units on either side of the trail. . The southernmost detached unit abutting Elm Street. This unit is proposed 15 feet from an existing single home and would be setback 20 feet from the private drive with no driveway proposed. Staff believes the most appropriate method to address these setback issues is to eliminate the units completely. Removing these units eliminate setback issues and create larger, more unified open space. . Single Family. The northwest perimeter of the site is proposed for 16 single family units. While standards of the R-3 Medium Density Residential are generally applied to the PZM District, staff believes that R-2A standards are more appropriate for this section. The R-2A District is intended to accommodate small lot residential development in traditional neighborhood arrangements with high levels of amenities. The requirements for the proposed use against R-2A standards are as follows: 4 Planning Commission Agenda - 2/07/05 . Lot Area Per Unit Front Yard Setback Side Yard Setback Rear Yard Setback R-2A Requirements 12,000 sq. ft./unit IS feet 6 feet 20 feet Proposed for SiDlde Family 11,043 sq. ft./unit 25 feet NIA 20 feet No buildings have been sited on the single family lots. Therefore, the proposed side yard setbacks were not provided. However, in the R-2A District, the minimum required side yard setback is only 6 feet. Since the required space is minimal, staff expects that the developer should be able to meet this requirement. Both the front and rear yard setback requirements are met. The total lot area for each unit is short of required minimum by approximately 1,000 square feet. The lot size may be addressed through PUD. However, the developer must again show that significant, tangible benefits will be provided in order to compensate for smaller lot sizes. . Open Space. According to the code, the developer is required to provide 500 square feet of usable open space for each townhome unit. The concept plan indicates that just over 32,000 square feet of open space is provided, satisfying the minimum requirement. The open space is proposed in four separate areas throughout the tovmhome development - most of which are not "usable" and are left-over corners of the site, at best. The largest portion of open space is located to the rear of the detached townhomes, in the center of the site. This area is roughly 15,500 square feet and will provide guest parking and a pedestrian trail, connecting the space to the single family homes in the northwest portion of the site. This open space is not easily accessible, physically or visually, to the residents of the detached units on the opposite site of private drive, or the units to the east. The other three sections of usable open space are located near the attached townhomes, with total areas ranging from 3,075 square feet to 8,700 square feet. Nearly each attached unit has convenient access to the open space, with the exccption of the most northeast and northwest units. Residents in these units will have limited access and obstructed views of the green space. . While the minimum requirement has been met, staff believes the Phase 11 concept plan also lacks a unifying use of open green space. The usable open space is proposed in four separate pockets that do not provide reasonable access to all units. As with the open space in Phase T, the three smaller areas appear to be outlots leftover after maximizing the site's housing capacity. The two southernmost portions of usable green space will have limited exposure from the private drive, limiting accessibility for residents. Staff suggests making density adjustments to create larger, more unified areas of usable open space. Eliminating the 4-unit structure in the southwest corner of the site would eliminate the setback issues previously noted and create a larger. more accessible open space. 5 Planning Commission Agenda - 2/07/05 . We believe improvements can also be made to the central open space to create a larger, more unified area. This area is proposed to be accessed by the private drive, ending in a large cul-de-sac, approximately 5,000 square feet. The cul-de-sac encroaches into the area, eliminating potential open space. Five parking stalls are proposed at the end of the cul-de-sac, which eliminates even more potential open space. Two additional guest parking stalls are proposed to be located adjacent to the detached units on the corner, These stalls do not provide reasonable access to the usable open space, and are poorly placed. Staff suggests eliminating the detached corner unit and relocating all guest parking to this site. Eliminating both of the detached townhomes on either side of the trail would create additional space for the suggested improvements, and still allow the developer four units on either side of the trail. Visitor parking may be possible in this area as a result. Removing the cul-de-sac would require the developer to provide an alternate access for the detached units on the east side ofthe private drive. Eliminating the southernmost three or four units would allow the developer to extend the private drive to the east, creating an additional access point off Elm Street. . Building Design. Information regarding building design was obtained from a narrative submitted by the applicant. The attached townhome units will consist of eight 4-unit row houses, each with a driveway and a small amount of private open space. The detached townhomes will consist of 32 units, each with a prominent garage abutting the private drive and no driveway. No buildings information was provided for the single family units. Staff is concerned that the proposed design for the detached units would create congested development and would not be aesthetically pleasing. The absence of a front yard greatly reduces the amount of private open space, which is further aggravated by the limited access to usable open space. The developer must prove that the absence of driveways for these units will not encourage on-street parking on the narrow private drive. Streets. In Phase II, the applicant again relies heavily on access to the units from private streets. A design incorporating private street access may be acceptable under a PUD arrangement, but the City must find that the other amenities to the project rcsult in a superior neighborhood. The concept plan indicates a curving private drive with a width of24 feet for the interior units, and a width of32 feet near the single family units. The street width is measured back of curb to back of curb, although the city has previously indicated a preference for measuring the width of the street face to face. . The dead-end road proposed for two of the 4-unit attached structures at the south end of the site also creates concern. The only access to thesc units is provided by a 120 foot dead-end street with no turnaround arca provided. This may create problems for garbage pick-up, emergency vehicles, and guests. Staff suggests the developer implement a turnaround suitable for emergency vehicles at the end of this street. 6 Planning Commission Agenda - 2/07/05 ~. Conclusion As noted above, there are a number of concerns relating to the development details for both phases. The main issue of concern is whether or not either Phase would meet the City's requirements for PUD approvaL Planned Unit Development allows for flexibility in performance standards with the understanding that the development will be held to higher standards of site and building design than would ordinarily be required. Staff is concerned that the use of PUD in these designs merely results in more density without the benefits of open space preservation. When PUD is used to lessen the zoning standards, the City's ordinance requires that the flexibility results in a specific, tangible benefit. In this project, the applicant relies heavily on access to the units from private streets, resulting in the ability to develop the site to a much higher density. The proposed plans demonstrate high levels of impervious surface, low levels of private open space, limited views and access to public open space, and limited exposure for interior units. Staff believes the proposed design will not result in a neighborhood that is superior to a project that utilizes straight zoning criteria. Because the area borders on neighborhoods which are part of the original plat of Monticello, a more traditional design and layout may be beneficial in this area. One of the issues observed by staff is the attempt to insert contemporary suburban housing models into this project, then designing a plat around a pre-conceived building design. The shape and size of the property raise difficulties for the developer because the project building and layout are not being designed to reflect the site - instead, a site plan is being wedged onto the property around a specific building design. Staff believes that the project should be redesigned with the above comments in mind. However, to create a higher quality development project by adapting the proposed layout, staff would make the following recommendations: Phase I 1. Seek larger, more unified usable open space by reducing the number of units. 2. Create a design that will allow each unit more exposure and private open space. 3. Address the access of the driveways to the street for several units, particularly for unit 2. 4. Submit a stormwater management plan for review by the City Engineer. 5. Submit a landscape plan. Phase II I. Seek larger, more unified usable open space by relocating guest parking and eliminating the following units: . The three or four southernmost detached units abutting Elm Street . The corner detached unit adjacent to the guest parking 7 Planning Commission Agenda - 2/07/05 . . The detached units on either side of the proposed trail . The 4-unit attached structure in the southwest corner of the site 2. Delete the units that rely on a dead-end driveway design in the far south end of the project area. 3. Consider an alternate building design for the detached units that would create more private open space. 4. Submit a landscape plan, specifically illustrating a significant buffer between the detached townhome units and the existing single family home. 5. Site homes on the single-family lots to illustrate proposed setbacks. 6. Submit a stormwater management plan. AL TERNA TIVE ACTIONS Decision 1: Concept Stage Planned Unit Development for UP Development I. Motion to recommend approval of the Concept PUD, based on a finding that the proposed mixed-residential design establishes a high quality residential project that meets the City's intent for PUD consideration. . 2. Motion to recommend denial of the Concept PUD, based on a finding that the project fails to demonstrate tangible amenity-based or other benefits that justify the flexibility granted by the PUD zoning regulations. STAFF RECOMMENDATION Staff recommends denial of the PUD at this time. On the west side of Elm Street, there would appear to be some changes that would result in a better design than the one proposed by the applicant, however, these changes should be identified on a revised concept plan prior to proceeding to the next PUD stage. One the east side of Elm Street, the proposal is much farther from the City's expectations for PUD design. Due to the major changes which would need to be made to proceed with this project, a revised concept plan should be prepared prior to approval by the City. SUPPORTING DATA A. Aerial Image B. Applicant Narrative C. Site Plan: East Side D. Site Plan: West Side E. Building Elevations: East Side F. Public Comment Letter: Vine Place Residents . 8 . http://156.99 .28.84/servletlcom.esri.esrimap.Esrimap?ServiceName=CustomParcel&ClientV ersion=3.1 &F... 2/1/2006 Be . Statement Describing the Proposed PUD (14 Acre Site) for U.P. Development Monticello. Minnesota .!AN 0 9 2006 The proposed PUD for U.P. Development is located in the Northwest Quadrant of West 7th Street and Elm Street and consists of 16 single family units, 32 detached townhome units and 32 attached townhome units on a 14.48 acre site. U.P. Development will be developing this site along with 7 acres lying east of Elm Street was previously submitted which includes 48 attached townhome units in 2006. . The attached townhome units on the west side of Elm Street will consist of four unit row houses with maintenance free vinyl siding along with decorative stone and other high quality materials. Driveways with a width of 18 feet and a minimum length of 25 feet will provide two parking stalls for each townhome. The detached townhome units will also have maintenance free vinyl siding. No driveways are proposed for the detached units. However, each unit will have a two stall garage. The single family lots average over 11,000 square feet each and will provide a buffer between the townhomes and the existing single family development to the west and north. The costs of the townhome units will start in the $200,000 area and the single family homes will start at $250,000. The market for the units will consist of singles, young families, young professionals and semors. The proposed development will fit into the City's overall Comprehensive Plan by providing a transition area between the single-family residential housing to both the north and west. The proposed density of the Townhome Units is one unit per 7100 square feet or 2100 square feet greater than the minimum required area per townhome. Both the usable open space and the green space requirements have been met and landscaping will be completed to provide for an attractive neighborhood. Two ponding areas are proposed for the project to meet the water quality standards. 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",-- f-lU.-"- ,/ \ 8.12/;);RL5- --SOILS. c?, $" . '~- 1-- !L, ,"'<" -- ,:'-'/ - , -"2' \. l' , '- , , ---...... , '- '- , "- , I I I t r-..0 lOre ~'x/st, I - "'~(F" I ,e; ;:fIY , 94D93~ . o B <l)"Q g, 56 :.;; <II ~-ci~o .s 8 ~ a o ~ c: () c...... ~ 0 .0 0 -g2i~ E~g]~ ~~~::.g ..<:: (/) o......!!! ....000-0 ~ 4)4.l.E >. ~ 2~ i E :J ._..c:: V>~t;o'5 g~~~~ ,Q <1;1 q; 0 f1l ~c g:s~ o~ ~ aj+; Vi ........... w a.8.E gc I- ep4>:JIVCll ~ ~"Ug:s!l:: . ,S; 4> ~ G ''So.t. I eil ! i()l;Jg I L_--"- ,d"-?'C,' \ "y).;J9 \ ~_,_._,__,____.J . 1! o '0 g . << ~ o ~ ,8 <5 2 g '" . o ,0 '0 E .f! ,. o :c ~ E 0> o ~ C' ~ o o t- ,g o , o '" o . 5 . , i ![ !I, I- i" illil! , . , I ~ i t N , , . . . SF TO: Monticello Planning Commission CC: Monticello City Council VINE PLACE TOWNHOME ASSOCIATION RESIDENTS PETITION The Residents of Vine Place Townhome Association have concerns regarding any development proposed for the vacant land abutting our properties to the West, formerly known as "The Ruff Property". We are fully aware that it will be developed in the future and would appreciate your consideration of our concerns for: 1. Quality of the overall project. A. Protect the value of our investment. B. Direct theme toward move-up or retirement housing. 2. Density A. Maintain a density of no more than that allowed in Vine Place Townbomes. B. Green space area at each residence for personal use & run-off control. 3 . Hard surface area A. Maintain the ability to control & contain excessive run-off B. Allow area for Snow removed from streets & drives 4. Separation of projects: A. Provide buffer area if theme departs from the established trend on the East side of Elm Street. . . . I Vine Place Townhome Association ir Unit Owners Listing I ADDRESS I UNIT # I OWNERS NAME I PHONE I 601 Vine Lane 1 De. Bo~Don and Cheryl Monticello, MN 55362 ~~~ , 602 Vine ~~. ~~~Christine Monticello, MN 55362 ,#./' Y.f~ e./~~7~ 603 Vi~e }-an7/ Lee, C~arles (Chuck) and p.('?J1. gy MOntiCeIlO;~N 55362 C~tUL~ l~;!Jf7::ftu- 604 Vine Lane 17 Smrth, Jeanette (Marie) Monticello, MN 55362 ;1" . -r/, -411 I ;'1 r~ti.- /II~/~'-' / 605 Vine Lane 3 Schmidt, Bernie Monticello,MN 55362 if)l~tu# Gfc~k 606 Vine Lane 16 Shawn Bechtol Monticello, MN 55362 Kristal Tulenchik C/l'0 n 6L{. . rr 607 Vine Lane 4 Rademacher, Eleanor (Ellie) Monticello, MN 55362 011 lA-' i II t-e. \- l)a.eaf.. 0 11 608 Vine La~e ~eMarais, George and Carol Monticello, MN 55362 l'l /} - ~ ..e-/;Y Ct~~-- , Jtu,~- ft. ~ ~~ 609 Vine Lane 5 Isaacson, Elizabeth (Beth) Monticello, MN 55362 (), Kif) JCCtMO€th 1~.;.(ld'cJnJ 610 Vine Lane 14 Aleckson, Leeann Monticello, MN 55362 ~dcU~ 611 Vine Lane 6 Anderson, Richard (Dick) and Judy Monticello, MN 55362 - ~7. ;7" ..' '"'?n.-... v 'h~K~~~;t/~....""""~ 612 Vine Lane 13 Maser, Elsie Monticello, MN 55362 f, ,/) ~ . -1' VJ ' . ., ~j(;~{ / fi.-<t~./{/L----- . . . 613 Vine Lane 7 Leland, David and Jeanette Monticello, MN 55362 Oh w\.. te \- VtlUit.'o it 615 Vine Lane 6 Vaches, John and Linda Monticello, MN 55362 Sophia DeBoer. ~ .c:t ~ j~~ , ~~de~A-- .Lr ( 616 Vine Lane 12 Merrill, Corene Monticello, MN 55362 /....---.. / \ C('\,," \_______&.\~./>v-..../' 'J 'f,,-^-^-.L u '~;.;":"' ""~ """'~"."' ,,= 616 Vine Lane 11 Gagne, Bernar and Mildred Monticello, MN 55362 ~l!h1 71,rW ~~~ 619 Vine Lane 10 Pixomatis, Joseeh (Joe) and Kathie Monticello, MN 55362 //,",_;;u -;; r ,- < 4-::-'" ('1.-., /'-'7:C""~' ,../\lr '~ ' ,/ ",:,,,-\\.-' .-C-. .."'t-~""""'-L. .~... 6266 1/2 SI. Wimmer James and Donna M nticello, Mn. 55362 .C{~. '4v li~';H11U"U j)a1V-, rt/~-p,><-~ 6326 1/2,/;GOeman Daniel and Janice Monticello, Mn. 55362 _ It/~u//~ ~?,{)?- . . . Planning Commission Agenda - 02/07/06 9. Public Hearine:: Consideration of a request for Preliminarv Plat and request for rezonine: from A-O to R-IA for the Second Phase of Hidden Forest, a 172-unit sine:le- family development. Applicant: Monticello 39, Inc. (NAC) REFERENCE AND BACKGROUND Mississippi 39 is requesting preliminary plat approval for the second phase of a single family development, known as Hidden Forest. The subject site is 49.45 acres in area and is located south of County Road 39 and north of 95th Street, west of Haug Avenue. The project includes a request for rezoning from its current A-O designation to R-IA, residential single family. Rezoninzs The proposed zoning district for this phase of Hidden Forest is R-IA. Rezonings are regulated by the zoning ordinance process, requiring consistency with the Comprehensive Plan, compatibility with surrounding existing and future land uses, and the ability to serve the proposed development with adequate public services. In this case, adjoining land uses include two residential subdivisions to the west, rural agricultural uses to the east, County Highway 39 to the north, and agricultural and rural residential land to the south. The proposed application appears to meet each of the requirements for rezoning. Land Use The proposed land use for the Hidden Forest development is consistent with the City's Comprehensive Land Use Plan. The developer is proposing 54 single family lots on 49.45 acres for a density of 1.09 units/acre. The applicant is requesting that the site be rezoned to R-IA, residential single family. The purpose of the R-IA district is to provide for low density, single family, detached residential dwelling units and directly related complementary uses. The R-IA District is distinguished from the R-I District in that is has more extensive development standards and is to be located in areas of higher natural residential amenities, including such conditions as woodlands, wetlands, and significant views. The site is contains extensive woodland and wetland cover, making the R-IA designation appropriate. The southwest portion of the development site is covered by a 22.64 acre delineated wetland which will be preserved by the proposed development, with all residential development to the north and east. Two preliminary plat options have been presented for review. The first plat, submitted by the applicant in August of2005, shows Harding Avenue on the west side of Block 1 (labeled Block 3 in the revised plat but referred to as Block I for the purposes of this report), on the eastern perimeter of the wetland. After review, staff directed the applicant to submit an illustration platting Harding A venue to the west of Block]. I Planning Commission Agenda - 02/07/06 . Lot Standards: The lot sizes and setbacks are consistent for both options, regardless of the location of Harding Avenue. The following are standards for the R-IA District: R-IA Reauirements Proposed Compliant Lot Area 16,000 sq. ft. 17,237 Sq. ft- Yes Lots larger than 15,000 40% 52% Yes sq. ft. Lots wider than 90 feet 40% 81% Yes Rear Yard Setback 30 feet 30 feet Yes Front Yard Setback 35 feet 30.55 feet* No Side Yard Setback: Interior dwelling 10 feet 10 feet Yes Interior garage 6 feet N/A N/A Corner lot to roadside 20 feet 20 feet Yes *denotes average taken from arithmetic mean Section 3-3 (C) (4) refers to setback requirements for the R-IA District. This section states that the minimum front yard setback is 35 feet, or may be identified by plat to average 35 feet. The preliminary plat illustrates an average front yard setback of just over 30 feet, deviating from the minimum requirement. . Tree Inventorv The subject site currently contains dense tree cover, particularly on the southern portion bordering the wetland. According to a tree inventory submitted by the applicant, the site includes 684 trees, primarily Ash, Oak, Basswood, and Black Cherry. Regardless of which alignment is chosen for Harding Avenue, a significant amount of trees will need to be removed. The applicant has submitted tree inventories, reflecting the impact of tree removal for the original plat and the second plat revised per staff recommendation. The total caliper inches for each option are as follows: Total Tree Inventory Project Constmction Impact Potential Block 3 & 4 Impact Total Pro osed bv Develo er 8804 2437 cal. in. 759 cal. in. 3,196 cal. in. Pro osed bv Staff 8804 1437 cal. in. 2099 cal. in. 3,536 cal. in. With regard to tree preservation, it appears as though the original plat is more conservative. According to the tree inventory, the revised plat would require the developer to remove an additional 340 caliper inches of tree eover than what was originally proposed. The majority of the additional tree removal would be in Blocks 3 and 4. . Staff is concerned with the significant amount of trees that will need to be removed to complete this development. Staff recommends that the City consider requiring the 2 Planning Commission Agenda - 02/07/06 . applicant to replace several of the trees that will be removed in the development process. In part, this tree loss is due to the mass grading through the woodland area, rather than an attempt to custom grade the building pads in this area. While tree preservation requires much attention to detail, many projects throughout the Twin Cities area have been constructed in wooded areas while preserving front and side yard trees. The alternative to preservation is replacement. For this project, staff has suggested that where trees are being lost in large numbers, significant levels of replacement can be required. In the southeast corner of this site, staff is recommending that the roadway be shifted away from the wetland to permit tree planting along this edge. Additional front yard tree planting may also be appropriate to begin reforestation ofthe neighborhood. This issue can be addressed in a landscaping plan. It is important to note that the intent of the R-I A zoning district was to encourage larger lots to capitalize on the natural amenities within a given site. For Hidden Forest, the trees are one of the site's primary amenities, and consideration should be given to preservation or replacement of the resource. . Circulation/Access: The subdivision will connect to Hidden Forest Phase I via Hamline Avenue. During the concept stage, staff expressed concern with the location of Hawthorne Avenue, which was platted to the west of the southern portion of Block 1. At that time, staff directed the applicant to provide a second illustration in which Hawihorne Avenue would removed, and Harding A venue would be extended to the east side of Block 1 (labeled as Block 3 in the revised plat). Benefits of either option are as follows: The adjoining landowners to the east are not supportive of the relocation of the roadway next to, or on to, their property. Moreover, it would appear the by designing the road to abut the wetland area, there would be more public value to the layout (due to views from the street), and fewer trees would need to be removed to accommodate the design. Planning staff recommends that the road be moved a small distance (10 feet or so) farther from the wetland edge to provide adequate space for the trail, that consideration be given to the width of the road through this area, and additional tree planting along the wetland area to mitigate the substantial tree loss in this area. Park! Trail: As a part of the preliminary discussions on this project, the City has agreed that the park and trail (including boardwalk construction) improvements shown on the project plans shall serve as the entire park dedication requirement for this project. The proposed improvements include a trail that circles the wetland area, a portion of which is constructed as a boardwalk over the wetland itself. The plans also show a park area along the nOJiheast edge of the wetland that will serve as a more active park space for the neighborhood. . 1 ~ Planning Commission Agenda - 02/07/06 . Wetland' As stated above, a portion of the development site is covered by an existing wetland basin, which will serve as the park dedication requirement for this project. Staff recommends that as part of the dedication requirement, the City consider requiring the applicant to apply a conservation easement to the entire wetland so that it may be preserved in perpetuity. All other issues related to wetland are subject to the review and comment of the City Engineer. Land~caf]inz: The preliminary plat submitted by the applicant did not include a landscape plan. The City requires every subdivision to submit a landscape plan that identifies areas of public value, including significant views, natural vegetation, and watercourses. The applicant should submit a landscape plan that provides for the addition of trees, shrubs, and groundcovers or grasses that achieve naturalized areas around the stormwater ponds and wetland and naturalized woodland areas at the edges of the subdivision, particularly in areas abutting other land uses and utility lines. The landscaping plan should also include measures to address the vast amount of trees being removed during the development process, particularly the area along the east/southeast edge ofthe wetland area. . Gradinz. Drainaze. and Utilities: The applicant has submitted grading, drainage, erosion control, and utility plans, which are subject to the review and comment of the City Engineer. Storm Water lvfanazement Plan: A storm water management plan has been submitted and is also subject to review and comment by the City Engineer. ALTERNATIVE ACTIONS Decision 1: Rezoning from A-O to R-1A 1. Motion to recommend approval of the rezoning from A-O to R-IA as proposed in for the second phase ofthe preliminary plat for Hidden Forest, based on a finding that the proposed zoning would reflect the intent of the City's Comprehensive Plan. 2. Motion to recommend denial of the rezoning from A-O to R-lA as proposed in for the second phase of the preliminary plat for Hidden Forest, based on a finding that the proposed zoning is not consistent with the intent of the City's Comprehensive Plan. . 4 Planning Commission Agenda - 02/07/06 . Decision 2: Preliminary Plat 1. Motion to reconnnend approval of the original preliminary plat for the second phase of Hidden Forest, based on a finding that the plat meets the requirements of the Zoning Ordinance, subject to the applicable conditions listed below. 2. Motion to reconnnend approval of the revised preliminary plat for the second phase of Hidden Forest, with the removal of Hawthome Avenue and relocation of Harding Avenue, based on a finding that the plat meets the requirements of the Zoning Ordinance, subject to the applicable conditions listed below. STAFF RECOMMENDATIONS Staffrecommends approval of the rezoning application and original preliminary plat application. After reviewing the revised plat, it does not appear as though the extension of Harding A venue would provide any significant benefit to the City. The original plat preserves more tree cover, provides visual access to the wetland for motorists and residents, and creates more appealing building sites for lots in Block 3 and Block 4. Approval of the preliminary plat is subject to the conditions found in Exhibit Z. . Staff has met with the applicant to review the comments and requirements listed in Exhibit Z. The applicant has indicated an intent to comply with the conditions. Any revisions necessitated by the recommended conditions will be required to be made and reviewed for compliance prior to Council consideration. SUPPORTING DATA . A. Aerial Image B. Applicant Submittal Package, Including: Title Page Existing Conditions Preliminary Plat Preliminary Grading, Drainage and Erosion Control Plan Preliminary Utility Plan Preliminary Storm Sewer Plan Centerline Profile Preliminary Tree Inventory Plan Preliminary Utility Detail C. Alternate Plat Layout D. Site Images E. Hidden Forest Phase 1- Preliminary Plat Package (Reference Only) F. Engineer's Comment Letter Z. Conditions of Approval 5 Planning Commission Agenda - 02/07/06 . Exhibit Z - Conditions of Approval Preliminary Plat for Hidden Forest 2nd Addition 1. The final street plans shall be subject to the review and comment of the City Engineer, including consideration of road width within the portion of the plat where tree cover may be retained by reducing width of street. 2. The single family homes shall meet all performance standards of the R-IA District as defined in the zoning ordinance and outlined in the planner's report. 3. The road in the southeast portion of the plat should be shifted 10 feet to the east to permit tree replacement planting along the wetland edge. 4. Development of the plat of Hidden Forest should be consistent '.'lith the recommendation of the Environmental Assessment Worksheet, including as related to the removal of trees. 5. The applicant shall submit a detailed landscaping plan, addressing possible preservation of tree clusters or replacement of the trees that will be removed during the development process, as well as pond landscaping and other areas being disturbed by development. . 6. Issues related to the wetland area are subject to the review and comment of the City Engineer. 7. The grading, drainage, erosion control and utility plans are subject to the review and approval of the City Engineer. 8. A development contract is executed detailing improvements, including park construction, required as a part of the project. . 6 Page 1 of 2 . http://156.99 .28.84/servletlcom.esri.esrimap.Esrimap?ServiceN ame=CustomParcel&ClientV ersion=3.1&F ... 2/112006 ~ l; ~ ~ ~ " g /J i ~ 1. i '" tn j CJ -, J z ..11 " 0 ....I ~'8 I Z ii: ~ 4 ~ 'JI- ~. J~~ ; z a: Z~i~ :g~ ~ . ... - - ~ ',j ! ii: j ~ CJ'll Jl :;:Oi ! ~ ~ ~ a: ~ - e .... ,., CJ ~ ~ m .. ffi .3j:i;t~~ ~ if! Ul I 0 - o 1,"~ll')lI) - ~ c;. W .. '" .. .. III ; '" ~ Q Q ~ I ~ .. ~ CJ . '" I:!! ~I.!~"'''' ~ 3 5 ~ ~ =E".... 'i,,g.<:-cc i l~ ~ ~ 4 ....I "I u.. ~ s I ~ ~ a: ~ ....I ~....O - "IX. .. " IE (/) rrg t&" H (;U 0 Ci i ; ; i ~ Ii . '" '" .. '" CI) tllt)ll) ~ ~I~~~~ i i!: .. 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E I g'=E ~t ~~c'g~E ..'" .!!! "::> l!:l "," l!~~!Lg~ ci -" j i : . ! , 1 :g. 1 ... ~ I ji 9D . . . . . . FEB-02-2006 14:51 A WSB P.02/11 9F . Infrastruclure I Engin..ring I Planning I Con.truction 701 Xenia AvenuB South Suite 300 MinnBapolis. MN 55418 Tel: 763-541-1800 Fax; 763-541-1700 & AssocitJru. Tnc. February 2, 2006 Mr. Scott Dahlke Quality Site Design, LLC 3600 Holly Lane North. Suite 100 Plymouth, MN 55447 Re: Preliminary Plat Review Hidden Forest (Part Two) Development City of Monticel1o Planning Project No. 2003.055 WSB Project No. 1488-52 Dear Mr. Dahlke: . We have reviewed the revised preliminary plat and the preliminary grading and utility plans prepared by Quality Site Design, LLC dated December 7. 2005, for the above-mentioned project. Additional comments were added as discussed at OUT meeting on January 24,2006. We would offer the following comments: Title Sheet - Sheet ~ 1. Label the City Planning Project Number 2003-055. Existine: Conditions - Sbeet 2 Qf 12 1. The plans should identify the ownership of all private utility companies. Identify which company controls the easement for the gllS line located aloni the north edge of the site, the size, type, and depth of the main. Also, identify the power company thal controls the easement for the overhead electric line located along the south edge of the site. 2. The plans shal1 identify the ownership of all property or parcels to be platted and within 200 feet of the boundaries of the development. Show existing lot lines, lot and block numbers, and property ownership names. 3. Label the area of the existing wetlands iocated on the site. Identify the company that performed the wetland delineation. 4. Identify the approximate location, size, and elevations of the existing drain tile lines that are located on the property. . Minneapolis I St Cloud ~uil Opportunity Emplover ,,"II'rw11VIJIIDtl..1R"'~~ P.03/11 FEB-02-2006 14:51 . Mr. Scott Dahlke February 2, 2006 Page 2 Preliminarv Plat - Sheet 3 of 12 1. The trail along the east side of Hamlin Avenue shall be extended to the south from Harding Avenue or station 27+30 to station 36+90. The trail extension would provide a looping trail system around the north side of the large wetland without requiring the pedestrians to cross Hamlin Avenue. 2. Dimension the drainage and utility width for storm sewer lines located between lots. A minimum 20-foot-wide easement should be shown. 3. The street width should be dimensioned from face of curb to face of curb and the right- of-way dimensioned for each street. 4. Adjust the center island cul-de-sacs to a 3D-foot inside radius and a 60-foot outside street radius using the City's standard detail. The center island should be platted as an outlot with a drainage and utility over the entire island or 15 feet along the curb. 5. The temporary cul.de-sac should have a minimum 40-foot radius. Please label on the plans. 6. The street width for 93rG Court shall be increased to 32 feet face to face. If the property to the east develops, then the traffic on 93rG Court would increase beyond 200 trips per day. . 7. Hori:rontal roadway curves must be 100 feilt minimum. 8. A 20-foOl easement along the lot line shall be shown for a sanitary sewer stub that needs to be provided from Harold Court to the east plat line. 9. Provide drainage and utility easements over all outlots. ~narv Gradinl!. Drainal!e. and Erosion Control Plan - Sheet 4 of 12 1. Existing contours should have a dashed line type. The grading plan is difficult to reac\. Please alter the line weights. 2. A defined drainage route should be noted for all lots and be contained within a drainage and utility easement. All rear yard swales must be contained within the drainage easement and must be clearly defined. . 3. The drainage for the north half of the development is shown to drain to a proposed detention pond located in the backyard area of Lots 12 through 19 of Block 7 of Hidden Forest. The pond should be shown on the plan. A skimmer structure and stonn sewer outlet will need to be provided for the pond. The outlet for the pond is designed to connect to the 48.inch stann sewer line that will be the new outlet for the large wetland. F.....WPVfIMl~.-nr..~~- . . . FEB-02-2006 14:51 P.04/11 Mr. Scott Dahlke February 2, 2006 Page 3 4. The stonn water modeling for the large wetland is proposing an outlet elevation or normal water level of 924.0 and a 100 year flood elevation of 926.0. These elevations should be shown on the revised grading plan. 5. The proposed trail that is shown to be constructed along the edge of the large wetland shaH be conslI:ucted at a minimum 0.5 feet above the high water level of the adjacent wetland. which would result in a minimum trail elevation of 926.5. 6. All drainage and utility easement widths shall be dimensioned where stonn sewer extends along lot lines. 7. Show emergency overflow routes from all low points and show the high point elevation along emergency overflow routes. Show directed flow arrows. 8. Show high point and low point elevations on the proposed streets. Also, please label the existing and proposed contour lines more frequently. 9. The lowest opening elevation for lots adjacent to ponds should be 2 feet above the 100- year high water elevation and 1 foot above the emergency overflow elevation, or 1 foot above the NWL. Please add this note to the revised grading plan. 10. The ponds shall include a 10: 1 safety bench .for the first foot below the nonnal water level. A skimmer structure and storm sewer pipe shall be constructed as the outlet for all of the ponds. Include a detail of the typical proposed skimmer structure. The revised grading plan shall show the area of the pond at the normal water level, the wet storage volume of the pond and the volume of the pond in between the nonnal water level and the high water level. 11. The revised grading plan shall include a rip rap emergency overflow swale for each pond. 12. Driveway grades should not exceed a 10% slope. Verify this for 93n1 Court. 13. The street grade on Hawthorne Avenue near the 93n1 Court intersection should be r.used to provide improved cover over the proposed sanitary sewer line. 14. The grading plan identifies an existing wetland in the Harding A venue and Hamlin Avenue intersection. The revised grading plan shall identify if the wetland will be impacted. Also, a wetland mitigation area shall be shown. If wetlands are to be filled and mitigated, a wetland alteration application will be required in accordance to the Wetland Conservation Act (WCA). Utility Plan - Sheets 5 aod 6 of 12 1. The O.l-foot drop for sanitary manholes should be eliminated as per the City Design Manual. F....WPlKW....,IJIL7l..,~ q'!''lIf'~_ FEB-02-2006 14:52 P.05/11 Mr. Scott Dahlke February 2, 2006 . Page 4 2. Show the water main, sanitary, storm, and forcemain along Hamlin Avenue. Identify the sanitary and storm manhole top and invert elevations also. 3. Water main should be kept in the street and not under the curb line. 4. Try to locate hydrants along straight segments of the roadways, not all curves. 5. A sanitary sewer stub shall be provided for future development to the east from Harold Court. The sanitary sewer stub to the east shall be at inven elevation 926.0. 6. The sanitary sewer design shall be revised to show the minimum elevation of the sanitary sewer at 11 feet. The street grade of Hawthorne A venue on the south end of the project should be raised up to provide sanitary sewer Jines that are at least 9 feet deep. MH 22 is only 6.52 feet deep. 7. Add a sanitary sewer manhole between MH 12 andMH 13 to keep the sewer along centerline. . 8. Keep gate valves out of sidewalk crossings. 9. Verify utility crossing conflicts. 10. Combine the two storm sewer pipes directed to the pond in Outlot C. 11. Provide a catch basin instead of a PES to accommodate the low area on Lot 2, Block 4. 12. Provide drainage calculations for further review. There is a significant amount of off-site drainage that needs to be accounted for. 13. Look at routing the 36-inch storm into 93111 Court. Is this large of a pipe needed? Ponding would be required for development on the east. 14. The 42-inch storm sewer stub at Lots 11-12, Block 1 seems large. 15. Runoff from the adjacent Fyle site will need to be reviewed as well as routing this drainage directly to the wetland. 16. Keep structures outside of the wheel path. D,tail Plans - Sheets \1 and 12 of 12 . 1. The most recent version of the City's detail plates should be shown on the plans. 2. The revised plans should include a pond slope typical section. The detail shall include a 10 to 1 bench for the first foot below the normal water level. FtlUlI'WIIN~~4IOJ.- . . . FEB-02-2006 14:52 Mr. Scott Dahlke February 2, 2006 Page 5 3. A detail plate should be added that shows a typical section for the trail. Please provide a written response to the review comments in this letter with the revised plan submittal. Please feel free to contact me at 763.287.7162 if you have any questions or comments regarding the lette<. Sincerely. WSB & ABSockztes, Inc, 11M- t.~~ Shi6ani K. Bisson, P.E. Project Manager cc: John Simola, City of Monticello Bruce Westby, City of Monticello Jeff O'Neill, City of Monticello Brad Paumen, Pawnen Properties Bret Weiss, WSB & Associates, Inc. Phil Elkin, WSB & Associates, Inc. Ihlsrb "^'W\I1IN.J-.n.t1'R.,~ P. 06/11 . . . Planning Commission Agenda - 2/07/06 10. Public Hearin!!: Consideration of a reQuest for Preliminary Plat and reQuest for rezonin!! from A-O to R-1A for Nia!!ara Falls, a 75-unit sin!!le-familv development. Applicant: GP Land Corporation (NAC) REFERENCE AND BACKGROUND OP Land Corporation is requesting preliminary plat approval for the single family development, to be known as Niagara Falls. The subject site is 79.64 acres in area and is located south of 95th Street and north of 90th Street, east of Haug A venue. The project, which went through concept review in December 2005, includes a request for rezoning from its current A-O designation to R-IA, residential single family. Rezonini!s Rezonings are regulated by the zoning ordinance process, requiring consistency with the Comprehensive Plan, compatibility with surrounding existing and future land uses, and the ability to serve the proposed development with adequate public services. In this case, adjoining land uses include the Sunset Ponds subdivision to the west, the proposed Hidden Forest subdivisions to the north and east, and agricultural and rural residential land to the south. The proposed application would appear to meet each of the requirements for rezoning. Land U~e The proposed land use for the Niagara Falls development is consistent with the City's Comprehensive Land Use Plan. The developer is proposing 75 single family lots on 79.64 acres for a density of> I units/acre. The applicant is requesting that the site be rezoned to R-IA, residential single family. The purpose of the R-IA district is to provide for low density, single family, detached residential dwelling units and directly related complementary uses. The R-IA District is distinguished from the R-I District in that is has more extensive development standards and is to be located in areas of higher natural residential amenities, including such conditions as woodlands, wetlands, and significant views. The east side of the development site is covered by a 35.47 acre existing delineated wetland. The proposed development will preserve this wetland area, with all residential development to the west. Lot Standards: The following are standards for the R-IA District: . Planning Commission Agenda - 2/07/06 R-IA Requirements Pro Dosed ComDliant Lot Area 16,000 Sq. ft. 18,423 sq. ft.* Yes Lots larger than 15,000 40% 100% Yes SQ. ft. Lot Width 90 feet 104.16 feet' Yes Lots wider than 90 feet 40% 96% Yes Rear Yard Setback 30 feet 36.68 feet* Yes Front Yard Setback 35 feet 30.8 feet' No Side Yard Setback: Interior dwelling 10 feet 10 feet Yes Interior garage 6 feet 10 feet Yes Corner lot to roadside 20 feet 20 feet Yes 'denotes average taken from arithmetic mean Section 3-3 (C) (4) refers to setback requirements for the R-IA District. This section states that the minimum front yard setback is 35 feet, or may be identified by plat to average 35 feet. The preliminary plat illustrates an average front yard setback of just over 30 feet, deviating from the minimum requirement. . Park/Trail: As a part of previous discussion, the City has agreed to accept the proposed park and trail improvements, including construction, as the full dedication requirement for park in the project. A number of comments relating to trails and sidewalks are made in the section below entitled 'Trail System". The Parks Commission has reviewed and approved the park and trail plan. Circulation/Access: The single family homes in this development will be served by seven different streets. The majority ofthe homes in the northern portion will be served by Hanlline Avenue. The remaining homes will be accessible from Harvey Avenue and 94th Street, which are both dead-end cul-de-sacs. The southern portion of the site will be served by Haug Avenue, as well as Haladay A venue, 915t Circle, and Hance A venue NE. Haladay Avenue, 915t Circle, and Hance Avenue NE are also dead end cul-de-sacs. The overall road width and street sections will be subject to the review of the City Engineer. 2 . Upon review at concept level, the City Engineer determined that Haug A venue should be upgraded to a 36 foot wide urban street with curb and gutter from the northwest plat boundary to Hamline Avenue, extending through the development and along 90th Street to the southeast corner of the development. This upgrade is indicated on the preliminary plat. Per the City Engineer's request, the preliminary plat also shows the connection between Hamline Avenue and the Hidden Forest development to the . Planning Commission Agenda - 2/07/06 northwest, as well as a ghost plat extending Haladay Avenue through the Moore property both as a cul-de-sac and as a through street to Hamline A venue. This ghost plat drawing should be revised to show a smaller standard cul-de-sac (120 foot diameter, extending through the property to the north boundary to accommodate four potential lots. Haug A venue should be continued to connect to 95th Street NE. This extension will be paid for from funds collected from Sunset Ponds for Haug Avenue reconstruction. Trail Svstem. The applicant is proposing an 8 foot wide bituminous trail along the western perimeter of the wetland. The trail connects to the development at four access points. A second trail runs along the northeast side of Hamline Avenue, extending west to the Sunset Ponds development and south to Haug Avenue. All trail easements are 30 feet wide. The following modifications should be made to accommodate the trail and sidewalk system in the project: . . Continue sidewalk on east side of Hamline to connect trail between Lot 3, Block 1 and Lot 1, Block 2 . Finish trail along Hamline under power line to Haug A ve.- eliminate parking lot. . Trail should not cross the back of lots behind Hamline Ave. . Check pathway elevation to ensure that it is not below flood elevation - at least Y2 foot above flood elevation - culverts or drainage as necessary, per direction of the City Engineer. . Construct the trail to accommodate at least 5-10 feet + of natural grasses and plantings on both sides of the path - then do wetland protection postings on property owner side of path native grass planting to warn property owners to stop mowing. . Path is to be 8 feet of bituminous on sand and class V base - or wood wetland bridging where necessary. . " ~ ()ff:street Parkin!! The applicant is proposing a parking lot at the intersection of Hamline Avenue NE and Haug Avenue North, adjacent to the trail system. Staff would recommend removing this parking lot entirely, as adequate on-street parking is available in the area. . Planning Commission Agenda - 2/07/06 Wetland: As stated above, a large portion of the development site is covered by an existing wetland basin, which will serve as the park dedication requirement for this project. Staff recommends that as part of the dedication requirement, the City consider requiring the applicant to apply a conservation easement to the entire wetland so that it may be preserved in perpetuity. All other issues related to wetland are subject to the review and comment of the City Engineer. Landscaoin>!: The preliminary plat submitted by the applicant did not include a landscape plan. The City requires every subdivision to submit a landscape plan that identifies areas of public value, including significant views, natural vegetation, and watercourses. The applicant should submit a landscape plan that provides for the addition of trees, shrubs, and groundcovers or grasses that achieve naturalized areas around the stormwater ponds and wetland and naturalized woodland areas at the edges of the subdivision, particularly in areas abutting existing single family homes, other land uses, and utility lines. . A portion of the landscape plan should include the restoration of the abandoned Haug Avenue right of way. The applicant may wish to retain the street area as a berm, with landscaping to buffer the plat from the adjoining townhouse development to the west. The applicant may also wish to consider a similar treatment along the abandoned 90th Street right of way. Gradin>!. Draina>!e. and Utilities. The applicant has submitted grading, drainage, erosion control, and utility plans, revised per comments by the City Engineer in the concept stage. All final plans are also subject to the review and comment of the City Engineer. Storm Water kfanaf!ement Plan: Storm water management plan reviewed in the concept stage did not meet City standards. A revised plan has been submitted that is subject to review and comment by the City Engineer. . 4 . Planning Commission Agenda - 2/07/06 AL TERNATIVE ACTIONS Decision 1: Rezoning from A-O to R-IA I. Motion to recommend approval of the rezoning from A-O to R-lA, as proposed in the preliminary plat for Niagara Falls, based on a finding that the proposed zoning would reflect the intent of the City's Comprehensive Plan. 2. Motion to recommend denial of the rezoning from A-O to R-lA, as proposed in the preliminary plat for Niagara Falls, based on a finding that the proposed zoning is not consistent with the intent of the City's Comprehensive Plan. 3. Motion of other. Decision 2: Preliminary Plat I. Motion to recommend approval of the preliminary plat for Niagara Falls, based on a finding that the plat meets the requirements of the Zoning Ordinance, subject to the applicable conditions listed below. . 2. Motion to recommend denial of the preliminary plat for Niagara Falls, based on a finding that the plat is premature and does not meet the requirements of the Zoning Ordinance. 3. Motion of other. STAFF RECOMMENDATIONS Staff recommends approval of the rezoning and preliminary plat applications subject to the conditions outlined in Exhibit Z. Staff has met with the applicant to review the comments and requirements listed in Exhibit Z. The applicant has indicated an intent to comply with the conditions. Any revisions necessitated by the recommended conditions will be required to be made and reviewed for compliance prior to Council consideration. . 5 . Planning Commission Agenda - 2/07/06 SUPPORTING DATA A. Aerial Image B. Applicant Submittal Package, Including: Title Page Existing Conditions Preliminary Plat Preliminary Grading, Drainage and Erosion Control Plan Preliminary Utility Plan Preliminary Utility Detail C. Engineer's Comment Letter z. Conditions of Approval . . 6 . . . Planning Commission Agenda - 2/07/06 Exhibit Z - Conditions of Approval Niagara Falls Preliminary Plat 1. The final street plans shall be subject to the review and comment of the City Engineer. 2. The applicant realigns the trail on the eastern perimeter of the wetland to avoid all single family lots. 3. The single family homes shall meet all performance standards of the R-IA District as defined in the zoning ordinance and outlined in the planner's report. 4. The applicant shall submit a detailed landscaping plan for review and approval consistent with the staffreport of 2/7/06. 5. Development of the plat of Niagara Falls should be consistent with the recommendation of the Environmental Assessment Worksheet. 6. Issues related to the wetland area are subject to the review and comment of the City Engineer. 7. The grading, drainage, erosion control and utility plans are subject to the review and approval of the City Engineer. 8. The oft:street parking lot is properly screened and landscaped. 9. The applicant addresses park and trail changes as directed in this report. 10. The ghost plat for the "Moore" property is revised per comments in this report. 11. The applicant enters into a development agreement with the City addressing all improvements, including park construction improvements as identified in the proposed plans. 7 . http://156.99.28.84/servletlcom.esri.esrimap.Esrimap?ServiceName=CustomParcel&ClientV ersion=3.1&F... 21112006 W. 'li3~ :_100 OSZ:Q(:OL :ON 311~ .rw-llll-i:lIJ.. 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CGnstructicn 701 Xenia Avenue SGuth Suite 300 Minn..pGlis, MN 55416 Tel: 763.541-4800 Fax: 763-541-1700 February 2, 2006 Mr. Greg Bowles Bogart, Pederson & Associates, Inc. 13076 First Street Becker, MN 55308 Re: Preliminary Plat Review Niagara Falls Development City of Monticello Planning Project No. 2003-057 WSB Project No. 1627-20 Dear Mr. Bowles: We have reviewed the revised preliminary plat and the preliminary grading and utility plans prepared by Bogart. Pederson & Associates, Inc. dated January 3, 2006, for the above-mentioned project. Additional comments were added as discussed at our meeting on January 24, 2006. We would offer the following comments: Existin~ Conditions - Sheet 2 of 7 1. Show any existing trees that are 6 inches in diameter and larger. The existing trees should be labeled with the size, species. and elevation. ~narv PI_t - Sheet 3 of 7 1. Eight-foot bituminous trail should be added along the east side of Hamlin Avenue from station 36+80 to the north to station 30+20. This would eliminate two trail crossings of Hamlin Avenue. Provide a drawing with the wetland impact and easement needed for ex.tending the trail. 2. The trail along the south side of Hamlin Avenue shall be extended to the west to Haug Avenue from station 51+50 to station 52+20. 3. All trail easements shall be a minimum 30 feet wide. 4. Dimension the drainage and utility width for storm sewer located between lots. 5. The existing easements for County Ditch 33 and the County Ditch 33 Branch Line will need to be vacated where new lots are shown to be platted over the easements. 6. Label 90th Street on all sheets. Minneapoli.. St Cloud Equal Opportunity EmplGYlr L'W)I6D~.1'R..~~~ FEB-02-2006 14:52 P.08/11 . Mr. Greg Bowles February 2, 2006 Page 2 7. A drainage and utility easement should be included over all outlots. 8. Revise the ghost plat for the Moores' property to include a standard cul-de-sac (50-foot radius to back of curb and 60-foot radius to the right of way). The cul-de-sac can extend inw the overpower line easement to accommodate creating four buildable lots. 9. The trail within Lots 5 and 6. Block 2 should be moved outside of the property line. Extend property lines up to the trail easement. The easement on the lot side and the wetland side should allow for a 5 to 10-foot area for taller grasses to vegetate along the trail. Conservation easement posts should be placed on the property line for lots along tbe trail. 10. The parking lot near Haug Avenue and 93rd Street is not needed. Preliminary Gradin2. Draina2e. and Erosion Control Plan - Sheet 4 of 7 . A defined drainage route should be noted for all lots and be contained within a drainage and utility easement. All rear yard swales must be contained within the drainage easement and must be clearly defined. 2. The existing 10-inch draintile south of 9Slh Street that crosses Haug A venue along the north edge of the proposed development shall be reconstrUcted when Haug A venue is upgraded. As shown on the plans. the segment of the draintile line to the east of Haug Avenue will be replaced with a new storm sewer line. 1. 3. A skimmer structure and storm sewer outlet will need to be provided for the pond located in the backyard of Block 4 and Outlot E. 4. The emergency overflow swale that drains across the south edge of the park in the Sunset Pond development is at elevation 936.0. The EOF needs to be maintained to allow emergency overland water to flow to the east from Sunset Ponds, across Haug Avenue and then to the east to the large wetland in this development. This EOF protects the houses with lowest floor elevation of 937.5 that are located along the large wetland system in the Sunset Ponds development. 5. The proposed trail that is shown to be constructed along the edge of the large wetland shall be constructed at a minimum 0.5 feet above the high water level of the adjacent wetland. which would result in a minimum trail elevation of 926.5. Provide a drainage swale between the rear yards and the trail to accommodate drainage from overtopping the trail. . 6. The proposed pond in Outlot B shall provide adequate storage for the future lots within the Biegler propeny. '4IJW#2"~ "<I';o.;.n-''"'-'N.601ll1l1.... FEB-02-2006 14:53 P.09/11 . Mr. Greg Bowles February 2, 2006 Page 3 7. The revised grading plan and drainage calculations shall account for the County Ditch 33 flow draining through the existing 72-inch culvert under I 94. The drainage area map identifies 412 acres draining through the 72-inch culvert and into an existing wetland located south of 91" Street and west ofHaug Avenue. The ponds and storm sewer lines should be re-designed to handle the County Ditch 33 flow as it drains through the southwest comer of the development and into the large wetland. 8. A 12 to 24-inch sand section should be included with the typical street section, to be verified by soil conditions in the field. 9. All storm sewer rims and inverts should be labeled to verify easement widths and structure depths. 10. Show emergency overflow routes from all low points and show the high point elevation alOI1i emergency overflow routes. Show directed flow arrows. 11. Add catch basins at intersections of Hamlin A venue, south of Harvey A venue, and 91 " Street. west of Haug Avenue. . 12. The 100-year flood elevation for the large wetland basin located in Outlot D is 926.0. 13. The proposed grades for the pond in Outlot B will not provide the required minimum 30- foot rear yard for future developed lots within the Biegler property. 14. The ponds shall include a 10:1 safety bench for the first foot below the normal water level. A skimmer structure and storm sewer pipe shall be constructed as the outlet for all of the ponds. Include a detail of the typical proposed skimmer structure. The revised grading plan shall show the area of the pond at the normal water level, the wet storage volume of the pond and the volume of the pond in between the normal water level and the high water level. 15. The revised grading plan shall include a rip rap emergency overflow swale for each pond. 16. The grading plan identifies a wetland impact of 4,837 square feet and a wetland mitigation area of 16,956 square feet. If wetlands are to be filled and mitigated, a wetland alteration application will be required in accordance to the Wetland Conservation Act (WCA). 17. Extend the urban section for Haug Avenue up to 951h Street. . 18. Provide a berm and landscaping for the segment of Haug Avenue to be removed. 19. Provide drainage and utility easements over all outlots. 20. Existing draintile that is not to be connected to should be removed. JC!Il}I,rr"" 1 , ~lH.1Il.........~_ . . . FEB-02-2006 14:53 P.10/11 Mr. Greg Bowles February 2, 2006 Page 4 21. Combine storm sewer inlets (Lot 1, Block 1) to the pond by the lift station. lltilitv Plan - Sheets 5 and 6 of 7 1. The 6-inch forcemain will be DIP. not HOPE. 2. Eight-inch DIP, not 12-inch water main, is required along Haug Avenue and 90'" Street south of 91" Street to the southeast comer of the plat. . 3. Water main should be kept in the street and not under the curb line. 4. Try to locate hydrants along straight segments of the roadways, not all curves. S. Add sanitary manholes to keep it along centerline and to keep all utilities within the street. 6. Hydrants (at Haug Avenue, south of91'l Street) on the 12-inch water main should be located at high and low points. Also, try to locate hydrants along straight segments of the roadways, not all curves. 7. A sanitary sewer and water main stubs are to be provided for future development to the south of 90'" Street NE. The property to the south is apprw.jmately 20 acres. 8. The site area required for the lift station has yet to be evaluated. More area may be required. 9. The sanitary manhole in Hance Avenue should be a minimum 11 feet deep. 10. Add a hydrant at 9Is1 Street and Haug Avenue and Haladay Avenue and Haug Avenue. II. The temporary forcemain should be 4-inch and can be PVC and should extend in the boulevard area along Hamlin Avenue. It will need to be removed after the permanent forcemain is operational (the road crossing can remain in place). 12. Keep structures outside of the wheel path. 13. Move the sanitary sewer manholes along the wetland outside of the trail. Detail Plan - Sheet 7 of 7 1. The typical section for Haug Avenue should show the right-of-way width as 66 feet. 2. The design of the outlet structure will need to be evaluated further. 3. Refer to the City specifications for the silt fence detail plate. ~6V.2~',,,,,,~,,, . . . FEB-12I2-2006 14:53 Mr. Greg Bowles February 2, 2006 Page 5 Please provide a written response to the review comments in this letter with the revised plan submittal. Please feel free to contaCt me at 763-287-7162 if you have any questions or comments regarding the leuer. Sincerely, WSB & Associates, Inc. l.. ~5~ Shibani K. Bisson. P.E. Project Manager cc: John Simola. City of Monticello Bruce Westby. City of Monticello Jeff O'Neill, City of Monticello Mark Woolston. G.P. Land Corporation Bret Weiss, WSB &. Associates, Inc. Phil Elkin, WSB &. AIlsociares, Inc. Ihlsrb P.11/11 1':\D.I1Q'I~~il"i#"'-Um-,li.." "J~""''' TOTAL P. 11 . 11. . . Planning Commission Agenda 02/07/06 Public Hearinl!- Consideration of a Preliminarv Plat. Conditional Use Permit for Joint Access and Drives and for Drive-throul!h facility for Warnert Retail. a commercial retail development in a B-3 (Hil!hwav Business) District. Applicant: Miller Architects and Builders. (NAC) REFERENCE AND BACKGROUND BackV"ound and Existinz Conditions. The applicant has requested a Conditional Use Permit to allow for development of Lots ],2, and 3, Block] Commercial Plaza 25, as well as portions of Lots I, 2, 5, and 6, Block I Commercial Court. The applicant also requests a preliminary plat, essentially replatting the existing lots into 2 parcels. The property is currently zoned B-3, Highway Business District. The proposed plan calls for a commercial shopping center consisting of two buildings. One building consists of a ] 4,692 square foot national retailer, while the other building consists of 17,297 square feet of retail shopping, divided into six tenant bays ranging from 2,000 to 7,000 square feet each. Peljormance Standards and Setbacks. Listed below are the setback requirements for the existing B- 3 District, and the minimum setbacks proposed by the developer. The narrowest street frontage for both lots is the east side of the site, along Cedar Street. B-3 Standard Proposed bv Developer Front yard Setback 30 feet 33 feet Side yard Setback 10 feet ] 6* feet Rear yard Setback 30 feet 66 feet *]2 foot side yard setback proposed for two-bay drive through pharmacy The building is oriented toward the rear property line and Highway 25. As a result, the rear of both buildings faces Cedar Street, with the exception of a retail tenant entry on the northeast corner of building B. The remainder of building B and the entire east wall of building A, address the public street with windowless walls and loading areas. The developer should alter the design of the building to improve the fayades facing Cedar Street. For the national retail building (Building A) this could be accomplished by extending the construction details of the buildings entry to the rear of the building. This could include enhancing the proposed brick with manufactured limestone, metal awnings, false windows to mimic the building front along Cedar Street. With respect to the multi-tenant Building B, the concrete block used in the rear of the building is interrupted only by a few windowless service doors. This could be improved by continuing the varied architectural design of the other tenant bays across the rear of ] . Planning Commission Agenda 02/07/06 the building, and by adding false windows. In addition, the rooftop units (RTUs) for heating, ventilation, and air conditioning are visible from Cedar Street in the proposed design. Constructing a parapet wall on the east side of the building would improve the building's appearance by masking these mechanical systems, per the requirements of the Zoning Ordinance. Parkinz Required and proposed parking is identified below: Use National retailer "A" Retail tenant building "B" Total for site Required Spaces 66 78 144 Proposed Spaces 76 62 138 Difference +10 -16 -6 . A conditional use permit for each parcel is sought for a shared parking arrangement and access agreement. (Previously, this would have required a PUD.) The dimensions of the parking stalls meet the minimums of the code. Building B has a shortfall in parking, but the relative location of Building A parking to some Building B entrances is adequate for the site. However, the city may ""ish to add a crosswalk across the central drive access as a condition for approval of the project, to provide a safe crossing space for pedestrians who park in the north lot but access south lot buildings. Access and Circulation The site has four access points. A shared drive from Highway 25 is located on the south end of the site, as well as two accesses from Cedar Street and one access from Chelsea Road. Two-way drive aisles surround each building, and each building has a drive through lane and window on the south side of the building. A conditional use permit is also needed for each parcel relative to the individual drive-through locations on each. The national retail use has a two-lane drive through. Potential issues with access and circulation cause concern regarding the proposed development. Two locations on the site plan cause concern. On the far south end of the site, the drive through lane, parking stall, and two-way traffic could come into conflict at this point in the site. The drive through lane should be designed to accommodate at least five to six vehicles stacking behind the order board location. These spaces should be designed so as to avoid interference with parking lot traffic. The applicant is working on plans to address this issue. . The largest concern regarding circulation is near the Cedar Street access point in the center of the site. Here, the 36 foot curb cut quickly narrows to a 22 foot driveway. This occurs because the two-lane drive through of Building A occupies much ofthc potential drive space. Complicating traffic flow in this area is the reverse direction of 2 . Planning Commission Agenda 02/07/06 the drive through lanes. Vehicles exiting the drive through lanes are on the left side of the road, crossing in front of incoming traffic to exit the site. The narrow driveway, drive through lanes, and curb cut access proposed may create conditions that are at best inconvenient and at worst hazardous. To remedy this approach, the proposed drive through could be reduced to a single lane, creating a ",ider space for maneuvering and drive aisles. In addition, the location of the Cedar Street curb cut could be relocated 1 0 or 15 feet to the north, improving the alignment of the entrance lane to minimize the conflict. Since this location is likely to be a major access point, conflicts in this area are of primary concern. . Truck circulation and loadinz. Trucks are accommodated by a drive aisle in the rear of the property. Each tenant has a service door to a sidewalk adjacent to the drive aisle. The service doors, and one overhead door per building, accommodate deliveries. The Chelsea Road entrance would likely be the most convenient truck access point, and trucks could directly access the drive aisle behind the buildings from this point. Turning radii are not specifically drawn on the site plan, but the existing drive width appears to accommodate delivery by trucks as described by the developer. The City Engineer has suggested revising the plan to make these lanes one-way only to minimize traffic conflicts with the entrance point. Landscaoinz The zoning ordinance requires one tree per 50 feet of perimeter lot line, or one tree per 1,000 square feet of building area. The total required number of trees for the combined site is 32, but shrubbery, ground cover, flowers, and other plantings can be substituted to create a similar effect that the overstory trees they replace would provide. The burden is on the developer to prove an equivalent effect. On the proposed site, the developer proposes 21 trees, plus one existing tree to remain (13" ash tree), twelve fewer trees than required by code. In exchange for the reduction, the developer proposes to landscape each pylon sign, a drive through island on the south end of the site, and a small area next to Building A. These areas are proposed to be planted with small shrubbery and other plantings. The proposed planting design is quite minimal, especially along the property adjacent to Cedar Street. The city should consider holding the developer to the terms of the ordinance by requiring additional trees along Cedar Avenue to meet the minimum code requirement. The species proposed include oale ash, and spruce species. Spruces \vill be used to screen an existing veterinary use south of the site. All trees proposed have a minimum of 2.5" diameter, per code requirements. . Aside from substantial plantings described above, the site is minimally landscaped, with approximately 22,500 square feet classified as "green". Most of this space is on 1 j . Planning Commission Agenda 02/07/06 the perimeter of the site, with a few small planting areas within the site. In total, 4,586 square feet of green space is within the impervious portion of the site. Sifmaze The applicants have proposed a significant amount of signage on the project. It is staff"s understanding that they will be seeking a variance from the City's signage requirements at an upcoming meeting of the Planning Commission for Lot 2, Block I. At that time, a detailed review of signage for that lot will be completed. In a preliminary review, it appears that the applicant is able to meet the signage requirements for Lot I, Block 2. A detailed review of the signage for that parcel will occur at building permit. . Trash enclosurelhandlinz The developer identifies trash enclosures for each building. The enclosures are constructed on concrete block with a gate that will allow for access to dumpsters for each building. The city may request further information from the developer to ensure the single fifteen by seven foot enclosure for each building will serve the waste load of tenants. The design of the dumpster enclosures meets code requirements of the City. Lizhtinz As a condition of approval, the photometric plan will be subject to the review and approval of the Building Official for conformance to the Zoning Ordinance lighting requirements. The light fixtures proposed by the developer will match the light fixtures already found within the surrounding site area. Gradinz. drainaze. and utilities The applicant submitted grading, drainage, and utilities, and erosion control plans which are subject to the review and comment of the city engineer. 4 Develoument Azreement As a condition of approval, the applicant will be required to enter into a development agreement with the City. ALTERNATIVE ACTIONS Decision 1: Preliminary Plat for Warner! Retail . l. Motion to recommend approval of the preliminary plat for Warnert RetaiL based on a finding that the preliminary plat is supported by the Comprehensive Plan, and is consistent with surrounding zoning and land uses. . Planning Commission Agenda 02/07/06 2. Motion to recommend denial of the preliminary plat for Warnert RetaiL based on a finding that the proposed rezoning results in a development pattern that is inconsistent with the Comprehensive Plan. Decision 2: Conditional Use Permit for drive-through window and joint access and drive on Lot I, Block I of Warnert RetaiL I. Motion to recommend approval of the Conditional Use Permit for drive- through windows and joint access and drive on Lot I, Block I ofWarnert Retail, based on a finding that the proposed plan is consistent with the requirements ofthe Zoning Ordinance. This motion should be made contingent on compliance with the conditions listed in Exhibit Z. 2. Motion to recommend denial of the Conditional Use Permit for drive-through windows and joint access and drive on Lot 1, Block I of Warnert Retail, based on a finding that the proposed uses are inconsistent with the intent and requirements of the Zoning Ordinance. . Decision 3: Conditional Use Permit for drive-through window and joint access and drive on Lot 2, Block 1 ofWarnert RetaiL I. Motion to recommend approval of the Conditional Use Permit for drive- through windows and joint access and drive on Lot I, Block 1 ofWarnert Retail, based on a finding that the proposed plan is consistent with the requirements of the Zoning Ordinance. This motion should be made contingent on compliance with the conditions listed in Exhibit Z. 2. Motion to recommend denial of the Conditional Use Permit for drive-through windows andjoint access and drive on Lot 1, Block 1 ofWarnert Retail, based on a finding that the proposed uses are inconsistent with the intent and requirements of the Zoning Ordinance. STAFF RECOMMENDATIONS Staff recommends approval of the CUP and the rezoning, based on the comments in this report. . Staff has met with the applicant to review the comments and requirements listed in Exhibit Z. The applicant has indicated an intent to comply with the conditions. Any revisions necessitated by the recommended conditions will be required to be made and reviewcd for compliance prior to Council consideration. 5 . Planning Commission Agenda 02/07/06 SUPPORTING DATA A. Aerial Image B. Applicant Submittal Package, Including: Title Page Landscape Plan Exterior Elevations Plan- Building A Exterior Elevations Plan- Building B Photometric Lighting Plan Existing Conditions Preliminary Plat Demolition Plan Grading, Erosion Control Plan Utility Plan Construction Detail Paving Plan Z. Conditions of Approval ~ 6 . Planning Commission Agenda 02/07/06 Exhibit Z: Conditions of Approval Warnert Retail Development I. A shared access agreement and shared parking agreement shall be prepared and approved by the City. 2. The applicant shall revise the landscaping plan to include additional trees and shrubs at the perimeter of the buildings and site area to meet code requirements (32 trees). All landscaping areas shall be irrigated and provide a minimum of one year landscaping guarantee. 3. The building elevations shall be similar throughout the entire exterior of "Building B" with false windows on the eastern potion of the building and a parapet wall to hide rooftop units. 4. The site and building plan shall have only one drive through for each building, to help mitigate a major traffic concern between the two proposed buildings. 5. Provide a crosswalk between the sidewalks on the front side of each building to allow safe pedestrian travel. . 6. Extend sidewalks to east property line of each site to connect with future city sidewalk. 7. Proposed signage is subject to further review, including consideration of variance requests at a future Planning Commission meeting. 8. The photometric plan shall be subject to review and approval of the Building Official. 9. The grading, drainage, erosion control, and utility plans are subject to the review and approval of the City Engineer. 10. The applicant shall enter into a development agreement with the City. . 7 . http://156.99.28.84/servletlcom.esri.esrimap.Esrimap?ServiceName=CustomParcel&ClientVersion=3.1&F... 2/112006 i ,_ . i!' ... l' 1" ,: l; l,\ ".' Il. ',',~" II . nil! · i'l . , ,m ',- 'i! -, --'- !'! 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Applicant: Walt's Pawn and Barl!ain Center (NAC) REFERENCE AND BACKGROUND The applicant is seeking Conditional Use Permit approval to amend an existing PUD for outdoor storage and outdoor display related to the operation of a retail facility that includes Second Hand Goods, Pawn, and Automobile Sales. The site is approximately 1.2 acres in area, and includes an existing building of approximately 4,130 square feet of floor area. The applicant's request includes the following: . . 2,585 square feet of Outdoor Display of garden and lawn equipment, contractor equipment, and motor sports toys in front of the building, adjacent to Highway 25. . Outdoor Display of vehicles, boats, and trailers and machinery, for up to 25 items. . 3,925 square feet of Outdoor Storage, in back of the building adjacent to Marvin Road right of way. The zoning ordinance makes the following requirements for the proposed uses: a. Retail store parking (Section 3-5 [H] 17): I parking space per 200 square feet of bui lding floor area. b. Landscaping (Section 3-2 [G]: The ordinance requires at least one tree per 50 feet of site perimeter, and that all spaces not utilized for building or required parking be landscaped in accordance with this section. c. Automobile Sales (Section 13-4 [0]): Building of 5% oflot area; Sales area is paved; Lighting is not directly visible from the street; Display area does not take up required parking space; Signing, Drainage, other requirements consistent with Zoning Ordinance regulations. d. Outdoor Storage (Section 13-4 [E]): Does not take up area for required parking; Sales area is grassed or surfaced; Lighting is not directly visible from street. . e. Outdoor Display (Section 13-4 [F]): Maximum 30% of floor area of principal building; Does not take up area for required parking; Sales area is grassed or surfaced; Lighting is not directly visible from street. I Planning Commission Agenda - 2/07/05 . The site fails to comply with a number of these requirements. These are summarized as follows: Parkinz. The building requires a minimum of 19 parking spaces. The site plan shows 8, although at least one of these violates the required parking setback of 5 feet. In addition, a portion of the paved area adjacent to Marvin Road extends onto the right of way. To comply with this section, the applicant would have to remove the paving, add at least 10 additional parking spaces, and ensure that paving, and parking areas, are no closer than 5 feet to any lot line. Landscavin!! The site does not comply with the landscaping requirement of the zoning ordinance. At least 15 trees are required by the landscaping ordinance. In addition, a portion of the area identified as display area would be required to be landscaped, rather than paved for display. Automobile Sales. The building appears to meet the requirements for this section. However, sales area is not permitted to occupy required parking. A reduction in sales area to accommodate additional parking may be necessary. . Outdoor Storaze. The storage area appears to meet the requirements of the CUP standards. The applicant has proposed chain link fencing \vith slats to serve as the required screening. In other applications in the area (e.g. Monticello Auto Body; Enterprise Car Rental) the City has required a wood fence to screen the storage area, rather than chain link with slats. A full landscape screen could possibly serve to mitigate a chain link fence for this purpose. As with the Automobile Sales note, some of this area may be necessary for required parking. Outdoor Disvlav. The ordinance limits display area to 30% of the building size. This requires that no more than 1,230 square feet of display area may be permitted. The site plan would need to be revised to eliminate 1,355 square feet of display area. The site is a part of an existing PUD that was most recently affected by the occupation of the adjoining building by Gould's Body Shop and Automobile Sales. At that time, the property owner submitted a plan which shows a "lease line" allowing Gould's to occupy a portion of the parcel on which Walt's Pawn is located. As a result of this lease, and the PUD granted for it, the Walt's property has limited area on which to park vehicles. Previously, the Walt's site was occupied by indoor activities, primarily office and retail. By requesting that much of the site be occupied by outdoor activities (outdoor storage, outdoor display, and automobile/boat sales, etc.), areas that were previously available for parking are now proposed to be occupied by other uses. The site does not appear to be large enough to accommodate all of the activities proposed by the applicant. . 2 Planning Commission Agenda - 2/07/05 ~ ALTERNATIVE ACTIONS Decision 1: Conditional Use Permit for an Amendment to Planned Unit Development for Open and Ontdoor Storage and for Outdoor Sales and Display and for Additional Used Automobile/Light Truck Sales & Display for Walt's Pawn and Gun 1. Motion to recommend approval of the Conditional Use Permit for Amendment to PUD, based on a finding that the applicant has complied with each of the applicable requirements for the use as specified in the zoning ordinance. 2. Motion to recommend denial of the Conditional Use Permit for Amendment to PUD, based on a finding that the application fails to comply with ordinance requirements related to parking, setbacks, landscaping, and Outdoor Display area. 3. Motion to table action of the CUP/PUD, pending submission of a revised site plan demonstrating compliance with zoning regulations. ST AFF RECOMMENDATION ~ Staff does not recommend the CUP for amendment to PUD as proposed. For a PUD, the City must find, and the applicant must show, that the flexibility granted from zoning regulations is justified by higher design and site amenities. These amenities are often additional landscaping and green space, and/or higher quality building architecture. The Hwy. 25 corridor is the City's most intense commercial area, and has been the focus of a significant amount of commercial development and investment in the past two years. Some of this commercial development is occurring directly across Highway 25 from the subject site. Moreover, the City is required to apply its zoning standards equally. The City has enforced it parking standard and setbacks, landscaping requirements, and Conditional Use Permit requirements to several new commercial developments along Highway 25, as well as to automobile dealers along Chelsea Road. .~ It does not appear that the proposed applicant can comply with the requirements of the zoning ordinance without numerous changes to the site plan. Even with changes, it would appear that the property is not large enough to accommodate the intensity of use proposed by the applicant and still meet the zoning ordinance regulations. Without substantial changes to the site plan, and probably a reduction in the level of use, staff would not recommend permits that intensify commercial uses on this site. The property should be made to conform to the current zoning regulations if a more intense use is to be made of it, consistent with the standards routinely applied to other commercial development in the City. 3 . SUPPORTING DATA A. Aerial Image B. Applicant Narrative C. Existing Conditions D. Proposed Site Plan . . Planning Commission Agenda - 2/07/05 4 . http://156.99.28.84/servletlcom.esri.esrimap.Esrimap?ServiceName=CustomParcel&ClientV ersion=3.1&F... 2/112006 'I' t . 11-0 Walt's Monticello Pawn, Gun, and Bargain Center is requesting to use portions of the property located at 1219 s Hwy. 25 Monticello MN 1. Outside sales and display of vehicles, boats, trailers and machinery. It is proposed that no more than 25 of these in any combination would be for sale at one time. These would primarily be displayed along the curb-facing highway 25 and also on the northwest side of the building and the south side of the property using 4140 sq. Ft. 2. Walt's Monticello Pawn, gun and Bargain Center is also requesting to use 3082 sq. ft. For outside display and sales of garden and lawn equipment, contractor equipment and motor spOlis toys for sale. 85% of our business is derived from sales of such type of new and used equipment. These types of items are put out in the morning and brought back inside in the evening. We have been selling these types of items at this location for about a year under the apparent misunderstanding that the current conditional use permit is still in effect. 3. Outside fenced storage: It is our intention to include outside storage as an accessory use. Walt's proposes to erect a chain link fence at height of7 ft. 6" around the western perimeter of building to store items too large for indoor storage. The chain link fence would contain slats for screening and be encompassing approximately 2750 sq. Ft. . Walt's Monticello Pawn and Bargain Center is seeking the conditional use permit for new and used automobile, light truck and motor spOlis sales as is consistent with the b-3 zoning district. The sales and display are consistent with prior approvals and appears to meet all requirements of the zoning ordinance. , The following are the dimensions of square footage of each area for clarification: I: 7- 9x20 Display slots; total 1260 Sq. Ft- Bituminous 2: 4- 9x20 Display slots; Total 720 Sq. Ft. Bituminous 3: 4- 9x20 Display slots; Total 720 Sq. Ft. Grass 4: 8- 9x20 Display Slots; Total 1440 Sq. Ft. Concrete 5: 29.8x86 Equaling 2562 Total Sq. Ft. Bituminous 6: 8x65 Equaling 520 Total Sq. Ft. Concrete 7: 8-9x20 Parking Spaces Totaling 1440 Sq. Ft. Concrete 8: Nonparallel outside storage Totaling 2750 Sq. Ft. 9: Building 4008 Total Sq. Ft. 10: Entire parcel equals 40,246.34 Sq. Ft. In which Gould Bros. Occupies 11: 'Walt's Pawn, Gun, and Bargain Center Occupies 51,647.43 Total Sq. Ft. Thank you in advance, Walt's Monticello Pawn and Bm'gain Center . Cc mclu \ \ I , ~ \ ..... \ oq. I c5 \' .- , ..... -. I I \ I \ ~ \ ~ ~,\ ,\ \ Ot,/' ~~ \ . 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