Planning Commission Agenda 03-01-2005
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AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
TUESDA V, MARCH 1st, 2005
6:00 P.M
Commissioners:
Dick Frie, Rod Dragsten, Lloyd l-Iilgart, William Spartz, and Sandy Suchy
Council Liaison:
Glen Posusta
Staff:
Jeff O'Neill, Fred Patch, Steve Grittman - NAC, and Angela Schumann
I. Call to order.
2. Approval orthe minutes of the regular Planning Commission meeting held Tuesday, February
1st, 2005.
3. Consideration of adding items to the agenda.
4. Citizen comments.
5.
Consideration of a lot line adjustment for two single-family residential lots in an R-l Zoning
District.
Applicant: Stephanie Rossebo
6. Public Hearing _ Consideration of a request tC)f a Conditional Use Permit for Open and
Outdoor Storage in an 1-1 A Zoning District.
Applicant: Twin City Die Casting
7. Public Hearing - Consideration of a request for a Conditional Use Permit to allow loading
dock doors fronting a public street on a corner lot in an 1-2 District.
Applicant: Tapper I 1oldings, LLC
8. Public Hearing - Consideration of a request for replat for Prairie Ponds Second Addition, a
three lot commercial subdivision, and a request to rezone Prairie Ponds First and Second
Addition from B-3 (Highway Business) to B-4 (Regional Business).
Applicant: Prairie Pointe, LLC
9. Consideration of a sketch plat for West Side Market, a proposed five-unit residential
subdivision in an R-l district.
Applicant: West Side Market
STEVE
10.
Public Hearing _ Consideration of an ordinance amendment for building design standards for
the R-IA (Single Family Residential) Zoning District.
Applicant: City of Monticello Planning Commission
(OVER)
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Planning Commission Agenda 08/03!O4
11.
Public Hearing -- Consideration of a request for an amendment to Conditional Use Permit
for Development Stage Planned Unit Development and consideration of a revised
Preliminary Plat for Carlisle Village, a 242-unit residential subdivision.
Applicant: Shadow Creek Corporation
12. Public Hearing- Consideration of a request for a Conditional Usc Permit fc)r a Development
Stage Planned Unit Developmcnt (PUD) and Preliminary Plat for Poplar Hill, a residential
subdivision consisting of 228 single family units, 180 townhome units and 300 apartment
units; and a request for Rezone from A-O (Agriculture-Opcn Space) to R-IA, R-l and R-2A
(Single-family Residential), R-3 (Medium Density Residential) and PZR (Performance
Zone-Residential).
Applicant: Insignia Development
13. Public Hearing - Consideration of an amendment to the Zoning Ordinance regulating
relocation of lawful non-conforming billboard signs.
Applicant: City of Monticello
14. Discussion Item -. Hcritage Development AUAR and Planning Process
15. Adjourn
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MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
TUESIlA Y, FEBRUARY 1st, 2005
6:00 P.M
Council Liaison;
Staff Present:
Dick Frie, Richard Carlson, Rod Dragsten, Lloyd Hilgart, and
William Spartz
Glen posusta
Jeff O'Neill, Fred Patch, Steve Grittman - NAC, and
Angela Schumann
Commissioners Prescnt:
1.
Call to order.
Chairman Fric called the meeting to order and declared a quorum and noted the absence
of Council Liaison posusta. Mayor Clint Herbst was in attendance representing the City
Council on behalf of Liaison posusta.
2.
A roval of the minutes of the re fular Plannin
4th. 2005.
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MOTION BY COMMISSIONER HILGART TO APPROVE THE MINUTES OF
TUESDAY, JANUARY 4TH AS AMENDED.
SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED.
3. Consideration of adding items to the agenda.
Commissioner Dragsten requested an update on filling Commissioner Carlson's position.
O'Neill responded that at least three applications have come in. It is his understanding that
the Mayor and Council will interview for the positions.
Mayor Herbst explained that the interview committee for the Commission position would be
made up of two Commission members and two Council members.
Frie noted that Commissioner Carlson had resigned, with the option to stay on month-to-
month. With his rcsignation, the Commission will lose its Vice Chair. Frie indicated that it
would be his recommendation that Commissioner Dragsten serve as thc Vice Chair, via
seniority.
MOTION BY COMMISSIONER SPARTZ TO APPOINT COMMISSIONER ROD
DRAGSTEN AS PlANNING COMMISSION VICE CHAIR.
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MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED
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The Commissioncrs appointed Oragsten and Spartz to serve on the Planning Commission
interview committec.
Herbst requestcd that staff to begin the process of setting an interview schedulc and contact
committee membcrs and applicants accordingly.
4. Citizen comments.
NONE.
5.
Public Hearing - Consideration of a rcquest for a Conditional Use Permit for Conccpt
Stage Planned Unit Dcvelopmcnt for a health clinic. ambulance garage and parking area
expansion of thc Monticcllo-Big Lakc Hospital District. Applicant: Monticello-Big Lake
Hospital District
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Grittman reviewed the staff report regarding the hospital district's request for conccpt stage
PUD approval. Grittman cxplained that the hospital district is proposing two phases of
expansion under thc concept PUD prcsented. Thc first phase consists of an office building
expansion. Grittman noted that thc white rcctangle shown on the plans is an exception to thc
hospital property. That rectangle is currcntly occupied by thrce single-family homes.
Grittman noted that the first phase expansion rcquires the vacation of Dayton Street,
cxpansion of parking areas and the relocation of the ambulance garage. It also relies on the
ability to acquire thc dental oflicc just to the north of the current hospital propcrty. Thc plan
also indicatcs that a vacation of Hart Boulcvard right of way occur.
Grittman noted that the sccond phase consists of furthcr expansion to the west, construetion
of a two-level parking deck and the vertical expansion of a portion of thc hospital fi'om three
to six storics.
Grittman indicated that at concept stage, Commission is required to look at the i1exibility
grantcd in terms of zoning standards; is the flexibility given to the applicant justified by
tangible amcnitics or design. Grittman stated that for this application, thc shared parking,
vacation of unneedcd right of way, compact design, and architecture are the justifications for
incrcased flexibility in setbacks, parking space, and othcr considerations. Grittman notcd
that thc first step in recommcnding PUD approval is to dcterminc if the general layout is
suiTicient to allow applicants to move forward with development stage PUD, which involves
much more detailed plans.
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Grittman discusscd thc Exhibit Z conditions of approval. The conditions included
pedcstrian walkways and connections through parking areas to activity centers and
avoidance of lighting glare onto adjacent properties, particularly in rcsidcntial arcas and
along major roadways. Othcr conditions noted by Grittman included adequatc buffering and
landscaping betwecn adjacent uses. Grittman indicated that Washington and River Street
will take more traffic as a result of this proposal. As such, the increasc in traffic along River
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Street is a concern. ^ listed condition of approval is to develop methods to ensure that the
majority oftraHic gets out to Washington, rather than proceeding along River. The
Washington interscction with County 75 will be a signalized intersection in the future and
will eventually proceed onto Fallon Avenue overpass. Grittman also indicated that a
landscaping plan showing mitigation of the impact oflarge parking fields be provided at
development stage.
Grittman referred to the condition that thc dental clinic property situation be resolved.
Currently, the dcntal elinic is not a signature party to this application, although their property
is included in the concept plan. It is staff s understanding that thc hospital district does not
have an agreement to purchase the propcrty at this point in time. Grittman stated that a
development stage PUD application will require the signatures of all fee title property
owners included in the development. Grittman also noted that Ilart Boulevard is still in
place to provide access to the clinic. Without acquisition of dental clinic, the City cannot
vacate that right-of-way.
Grittman stated that staff is recommending approval with the conditions as noted, and the
understanding that approval of the concept stage PUD does not grant any development
rights. Grittman reiterated that concept stage serves to provide the applicant with general
feedback.
Chairman Frie opened the public hearing.
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Chairman Frie requested that Grittman clarify a concept stage approval in terms of the
present meeting. Grittman explained that there are three steps in the Planned Unit
Development process; concept, development, and final. The intcnt of a concept plan is to
allow the applicants to bring forward a sketch plan illustrating proposed development.
Grittman explained that the intent of conccpt stage is to raise any issues associated with the
possible development of the proposed projects. Jt helps to give applicants an understanding
of what will be required of them at the next stage. It is not representative of all the issues
that may be present on the developmcnt site. The in-depth detail and technical information
comes at development stage, the second step.
Wayne Nehrenz, 813 Broadway, asked what the purpose of tonight's meeting is in terms of
this proposal. Hc asked if it is to raise issues or open the door to development. He inquired
if an approval allows thc hospital to go on to development stage.
Frie replied that the Commission has three alternatives: approve with comments that the
appl icant needs to address at the next stage, dcny based on a finding that the concept doesn't
comply and there may be concerns enough to justify denial, or table requiring further study.
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Nehrenz stated that his first concern is that the City's zoning ordinance states that the
applicant is supposed to work with surrounding property owners. He indicated that the
public notice came from the City. It seems to him that the hospital did not work with
property owners via the ordinance. Nehrenz noted that he cannot get to his house if Dayton
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Street is closed, as his driveway is of I Dayton. Nehrenz expressed concern with where the
ambulance garage is located in terms of sirens and traffic. Additionally, he questioned why
the applicant would choose to build a parking lot right in front of the river. Nehrenz noted
that it appears that the hospital staff use the school parking lot. Nehrenz also indicated that
he is concerned about safety in the area. He stated that he would like the hospital district to
talk to property owners about their plans at this point.
Dean Calpas, owner of Monticello Dental Group, addressed the Commission. Calpas
explained that at this point, there is not a resolution to the dental clinic situation. Calpas
stated that it is his understanding that the hospital has approached the City regarding eminent
domain and condemnation procedures. Calpas explained that there is an agreement in place
to allow the orderly acquisition of the clinic parcel. The presented plan accelerates that time
frame, in violation of the eascment agreement. Calpas expressed his concern that the
timcframe could have serious impacts on his business.
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Frie noted that condition was one of his questions and asked Calpas for furthcr information.
Calpas indicated that the hospital had made a good faith offer on this property to the
property owner, Doctor Bauer, based on appraisals. At that time, an agreement was made on
the prices and the parties agreed on a timeline. Calpas stated the question is that the
timetable has been moved up about one year. The agreemcnt was that the earliest date of
property availability was July 1'\ 2006. Calpas noted that his relocation plans were based on
that timetable. The decision to move up the timetable could affect his patients and
employees negatively.
Frie asked Calpas if he had seen Dr. Bauer's letter in which Dr. Bauer seems to imply that
the hospital's offer was not made in good faith. Frie also asked Calpas ifhe would need a
ycar to arrange relocation. Calpas stated that the hospital's intcnded use is the best use of
the property. He cannot comment on the good faith offer; however he noted that the hospital
initiated the timetable of the agreement. Frie stated that he is frustrated that the hospital
district seeks to use the City as leverage. Frie stated that he is not supportive of
condemnation. O'Neill indicated that the hospital has asked the City Council to consider the
matter at the February 14th meeting. O'Neill stated that the eminent domain topic isn't
germane to the Planning Commission's consideration. O'Neill noted that a concept is only a
concept, its timetable and site control should not be main factor in Commission's decision;
Council will have to make property decisions.
Herbst indicated that he had heard discussion on the topic of eminent domain, although he
was not aware that it was on the Council agenda.
Calpas responded to Frie's earlier question and stated that average dental clinic construction
is 15 months. The financing for the project moves along with that timetable.
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Bruce Hamond, Chairman of the Monticello.Big Lake Hospital Board, addressed the
Commission. Hamond indicatcd that he would provide further information on the proposal
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and address some of the concerns that had becn diSCllssed. Hamond indicated that the
hospital's intent for this mceting is to present the concept drawings and to allow the
Planning Commission and public to discuss the scopc ofthe proposal. Hamond apologized
if the hospital did not communicate with neighboring property owners.
Hamond stated that for the last three years to eight years, there has been discussion with
different parties about the developmcnt of the clinic parcel. The growth of the community
and the need for additional physicians has caused the hospital to outgrow their current space.
Hamond explained that early last year, the hospital completed a capacity evaluation to
evaluate care services and the financial situation of the hospital. Thc presented findings
indicated that expansion was needed.
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Hamond noted that the easement agreement with Dr. Bauer was completed in 2003. Thcre
had been meetings bcfore and after, and the language allows the hospital the exclusive first
right of refusal. The datcs identified in the agreement were put there by the hospital to
coincide with what was expected to be the devclopment timetable at that time. The
agreement also included a sunset provision. However, there is a difference of opinion on the
language. Hamond stated that the hospital is proceeding with this proposal on behalf of the
six communities served, with the intent to serve the community and support the hospital's
physicians. Proper facilities and state of the art equipment are important to that mission.
The concept proposcd encompasses discussion with the City on the amount of required
parking to sllpport the building.
Regarding the ambulance garagc, Hamond statcd that dispatching comes from the
emergency room. The intent is not to have ambulances dispatched from the location.
l-Iamond noted that they will look at that location in relationship to comments.
l-Iamond noted that Dr. Calpas has practiced in the existing clinic for cleven years. It is the
hospital's intent and dcsire that he continue to be able do so. The hospital wants to assist
him in doing that regardless of a time table. Hamond noted that at some point, Calpas will
have to relocate. Hamond stated that the hospital is willing discuss options to help Dr.
Calpas, even though primary negotiations are with Dr. Bauer.
Ron Smith addresscd the Commission as the representative of Frauenshuh Companies, the
clinic developer. Smith also introduced Bob Verstraete of BWBR Architects, project
architect. Smith stated that it is their goal to present the concept plan, recognizing that the
development is a long process with everyone doing their best to facilitate expansion.
Dan Secor, 1005 West River Strcet, explained to the Commission that his first concern with
the project is the entrances, exits and thc parking. Hc is conccrned about River Street being
a major thoroughfare and the crossing at Washington and River. He noted that the area still
contains a residcntialneighborhood and park.
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Nehrenz raised questions on the hospital's proposed clinic. He noted that the clinic will be a
leased commercial facility located on hospital's property and inquired what thc reason is for
it to be connected to the hospital.
Smith answered that dozcns of hospitals have closed over the last few decades. A majority
of those did not have clinics attached. Another reason for the clinic location is to prevent
patients from having to walk long distances between the hospital and clinic. Their primary
concern in determining that loeation is families and patients.
Hearing no further comments, Chairman Frie closed the public hearing.
Carlson asked Grittman if he has looked at the intersection of River and Washington for
traffic concerns. Carlson referred to previous expansion plans and related diseussions on
traffic from a proposed ramp. At that time, it was determined that traHk should t10w onto
Broadway rather than River. Grittman responded that staflhaven't looked at it in detail to
discuss design solutions. Grittman noted that is why the conditions requested that it be
addressed in detail at development stage. Grittman did explain that medians eurrently allow
only right outs onto 75 and that Washington will be a controlled intersection. Carlson asked
Grittman for other ideas on how to discourage traffic on River Street. Grittman replied that
one solution is to curve the road onto Washington and then break River Street, although that
may present property issues.
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Oragsten commented on the traffic issue as wcll. Dragsten also referred to the hospital's
provided narrative, noting that the long range plan takes out three homes on the south side of
River Street. If the hospital does add parking ramp, the last two remaining homes become a
concern. These two remaining homes would be next to a large bui lding and parking ramp.
Dragsten encouraged the hospital to purchase those, as wcll. Hamond responded that the
hospital has contacted them and it is his understanding that they did not wish to sell upon
that contact.
Dragsten questioned the ambulance garage use. Hamond stated that the current and
proposed garage is used to house extra vehicles and general storage. Oragsten noted that a
fivc~story building expansion had been approved in 1998 and now the proposal is for a six
story building. Verstraete confirmed that the second phase of the proposed expansion would
include a three-story vertical portion of the hospital, shown in yellow on the plan.
Dragsten indicated that he would prefer that the City not be involved in any kind of
condemnation proceedings.
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I Iilgart asked for a timeframe on groundbrcaking. Smith statcd that assuming property
control and appropriate approvals, it would be early July. Smith noted that without
approvals, that timcline is undetermined. He indicated that the devclopment is being drivcn
by the recruitment cycle ofphysieians. Smith referred to the demand for healthcare in the
area, and explained that people will go elsewhcre if service nceds arcn't met.
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Hilgart asked if the vacation of Dayton Strcet is necessary. Smith explaincd that a grcat
amount of site design analysis had becn completed by City stafT and the project architccts.
Due to the slope and parking requircments, this configuration scemcd to be the best
alternative. If thc clinic moved further to west side, the logistics of moving patients back
and forth between buildings and parking were a concern. This arrangement seems to be the
least disruptivc for thc patients. Parking requirements for facility makc it the best solution.
Smith noted that Washington as the controlled intersection also validates this.
Hilgart asked if thc request for variance from parking standards is common and acceptable.
Grittman explained that the City has been relatively f1exible on parking stall size and that
this plan is fairly consistent with what has been allowed.
Frie asked Hamond if the project is funded by tax dollars or the hospital. Hamond stated
that the funding is coming from the developer for the structures which the hospital does not
own; taxes would fund the structures which the hospital will own. llerbst stated that the
new structure it will be a taxable building for the City.
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Frie stated that they havc dealt with hospital proposals before, and parking is always an
issue. Frie noted that previously, the hospital's CEO statcd that she did not support a
parking ramp. Frie asked why the current proposal shows a ramp. lIamond replied that the
CEO has not changed her view. He explained that the timing of the parking ramp is slated
for when the site is at maximum development. Hamond stated that a financial representative
has advised the hospital that the ramp is detrimcntal to assets until the maximum build-out
point. The ramp will bc privately funded by the new tenants. Fric addressed parking fields,
inquiring about shuttling and drop-off areas. I-lamond stated that within a short pcriod of
time, the MRI facility will be within the hospital. There will be a drop off area for that
facility. Thc hospital is also looking at shuttling options. Verstraete illustrated the drop-off
location and explained that parking and safety issues would be addressed in greater detail in
the next phase.
Frie asked what would happen to the present clinic structurc.Hammond stated that it will
rcmain in place; the hospital is in the process of looking at future uses. Gcnerally spcaking,
it is proposed to be hospital cxpansion arca or leased facilities.
Fric asked if there is an alternate plan, or will the hospital take Commission's input and
move from there. Smith stated that they will work from Commission's commcnts. The
proposal plan presented represents three months worth of work and refinement.
Frie asked hospital representatives what percentage ofthe project they can completc without
complete site control. Smith explained that 90% of the proposed cxpansion can be
completed. I'hey cannot develop the last phase without the 10%.
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Frie alerted Verstraete to his previous recommendations that architecture compliment
existing structures. Verstrate indicated that he shares that concern, and believes that it has
improved. Hamond stated that the idea is that the clinic exterior design and coloration is
intended to blend with the west wing of the hospital.
Hilgart asked if the first phase of the proposed expansion as presented could be eompleted
without the dental clinic. Smith stated that it could not. Smith explained that the three
residential parcels will be needed for the second phase of proposed expansion.
Frie inquired if a 6-story building would be allowable in the PZM Zoning District. Grittman
stated that the l1exibility of the PllD would take that into account. Frie asked if the proposal
complies with the comp plan. Grittman stated that the comp plan calls for the continuation
of the predominant use in the existing core eity area. Grittman did note that the comp plan
calls for the creation of an edge between residential and institutional uses.
Frie stated that it is his opinion that the issues related to the request are as follows:
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Impact on adjoining properties
Traffic concerns - visual, short and long term impacts, River Street
Proximity and location of parking lots
Lighting
Safety for patients and employees, especially seasonally
Communication with surrounding residents and businesses
Frie stated that he believes the hospital should refine their plans, and allow the City to
review those plans in relationship to those items and the outlined conditions.
MOTION BY CHAIRMAN FRIE TO TABLE THE APPLICATION TO PERMIT
FURTHER CITY REVIEW AND REFINEMENT OF THE PROPOSED PLANS.
MOTION SECONDED BY COMMISSIONER CARLSON.
Prior to a vote, Dragsten asked Frie if he wanted all those issues resolved prior to
development. Frie stated that was correct. Dragsten commented that all of those things will
have to be addressed in a review of development stage PUD plans.
Frie asked Grittman if in fact, those items can be refined via their development stage
application. Grittman stated that it would be staff s perspective that those issues would be
addressed with their development stage request. Further, it would be staffs expectation that
all of those issues raised would be resolved. The detailed planning rcquired by the
development stage application will help outline details.
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Herbst agrced with Dragsten and Grittman's analysis. He noted that the Commission can
always table the proposal for further review at the next stage.
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hie noted for the record that it should be understood by the applicant that the stated issues
should all be addressed before coming forward with development stage plans.
Spartz stated his concern that there may be other issues that have not been addressed. Smith
indicated that they see planning and property resolutions as parallel processes, along with
the possibility of eminent domain. He stated that he understands that the aforementioned
issues will need to be addressed at next application.
Frie noted that the Commission is only advisory to the Council. However, he noted for the
record that the Commission does not support or favor eminent domain in this process.
Carlson inquired, if according to what is in Dr. Bauer's letter, eminent domain can go ahead
of that agreement to make it null and void. Herbst stated that the City Attorney is looking at
that issue. Herbst stated that he does not believe this purpose is a good use of eminent
domain. 1 Ie stated that Council will work hard to find an alternate solution.
Smith restated that the eminent domain discussion is inappropriate at this time. All parties
are working diligently to resolve this issue. It is the applicant's viewpoint that they have
fulfilled the requirement for concept review.
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Dr. Calpas again addressed the Commission, stating that he does not have an objection to
the concept stage approval. He clarified that he does not want to stall the process, but
wanted to provide input as far as current property relationships.
With no vote on the previous motion,
MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROVAL OF THE
APPLICATION fOR A PUD CONCEPT PLAN WITH THE COMMENTS LISTED IN
EXHIBIT Z AND THOSE ITEMIZED IN THE FEBRUARY 1 ST, 2005 PLANNING
COMMISSION MEETING, BASED llPON THE FINDINGS THAT TI-IE PROPOSAL
WOULD COMPLY WITH THE CITY'S COMPREHENSIVE PLAN AND LONG-
TERM DEVELOPMENT GOALS fOR THE AREA.
MOTION SECONDED BY COMMISSIONER HILGART.
Dragsten asked if the motion should include the notation that the Commission recommends
that the City not be involved in eminent domain. Spartz stated that believes it should be on
record. However, he agrees with Mr. Smith and does not want to include it within the
motion, as he does not believe Planning Commission should take a position on eminent
domain as related to the concept plan. Dragsten agreed.
MOTION CARRIED 3-2, CARLSON AND FRIE DISSENTING.
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Grittman made one point to hospital residents and neighbors, stating that this
recommendation will go on to Council. Additionally, a development stage PUD application
will require another round of public hearing notices.
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Consideration of a rec ucst to review a commercial site Ian for conformance to a reviousl
approved Development Stage pun and Preliminary Plat for the Monticello Travel Center.
Orittman reviewed the staff report, explaining that the applicant had originally proposed and
received approval on a developmcnt stage PUD, preliminary plat, and final plat for the
Monticello Travel Center. Recently, the Commission had also approved a concept stage
PUD which included these parcels and incorporated the rest of the block. Grittman noted
the second request was a separate approval process that has not movcd to development stage
at this time. The applicant has indicated that it is his intent to move forward with a portion
ofthe original PUD approval.
Grittman stated that the Commission is requested to determine if the proposed plan is
consistent with the originally approved PUD. Grittman reviewed the changes between the
original PUD and the proposed plan, citing thc center drive aisle, the replaccment of the car
wash with a lease facility and the lack of a development plan for the cast portion of the
development. Orittman explained that any approval should be conditioned on the
submission of final development plans illustrating the ultimate development of the outlot
areas. Grittman explained that a final stage application will show the integration and
rclationship betwcen sites. Grittman stated that the parking condition idcntifled for Subway
is intended to ensure that adequate parking is provided as part of final site design.
With those comments, Grittman stated that staff believe that the proposed plan is relatively
consistent with the previous approval. Grittman reiteratde that as with any PUD, staff would
ask the Commission to condition the approval on thc applicant providing a final PUD plan.
Frie asked if Commission could rcquire a parking plan that addressed deficiencies of the
previous PUD. hie questioned whether this proposal should be held responsiblc for the
Subway deficiency. Grittman stated that one of thc issues on the original approval was the
mixed uses and the parking and circulation nceds. Frie statcd that in looking through the
minutes for that approval, staff had prcviously stated that thcre is enough parking. Grittman
statcd that the subsequent expansion of the restaurant was based on the additional parking
shown on the PUD, which was to be constructed as part ofthe overall PUD plan.
Spartz inquired whether the Cedar Street right-of-way vacation illustrated as part of the
recent PUD application would still be needed. Grittman stated that the area is outside the
boundary of the proposcd plan and original illustrated area. The approved concept plan is
not moving forward at this time, so a vacation has not occurred.
Dragstcn asked how thc plan would addrcss signage, landscaping, and othcr elemcnts
controlled by a PUD request. Orittman statcd that the original PUD would control all those
factors. Grittman explained that the only question is if thc presented proposed plan is
consistent with the original. Grittman pointed out that the proposed plan represents only a
phase ofthc development project. Thc applicant would still have to follow the original
outside of the changes as noted.
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Dan Mielke, addressed the Commission representing the Monticello Travel Center. Mielke
stated that the primary purpose of bringing the plan forward was to update the Commission
on immediate development plans. Mielke stated that they are not saying that they will not
proceed with the balance of development as originally presented. At this time, Mielke
explained that they are just showing what will be completed as part of this phase. Mielke
indicated that the Dairy Queen Grill and Chill proposed for this phase is working within the
April 2001 approval for driveways, signage, and other details. Mielke pointed out that the
replacement of the car wash facility has resulted in a larger parking field for the
development.
Mielke responded to the listed conditions of approval, noting that he had spoken with
O'Neill earlier that day and they were in agreement on the following. In regards to the first
condition requiring a new plan illustrating the entire Travel Center site as currently
proposed, Mielke stated that they will use the original PU D plan and overlay the proposed
plan for this portion of the site. Mielke stated that an casement had been gnmted to Subway
for 8 parking stalls near the Ultra Lube, which meets the parking requirement identified as
item two. Mielke indicated that he has no problem eliminating the "future drive", item
number three. In terms of condition four, Mielke stated that he understood that should the
uses and arrangement of development on the outlots vary from the original PUD plan, a
development stage plan will be required, which will involve an amendment to PUD.
.
Nick Speredis, architect for the proposed DQ Orill and Chill, presented sample site images
to the Commission.
llilgart asked if Grittman agreed with Mielke's comments and whether he is comfortable
with an approval based on those comments. Grittman stated that he is comfortable with a
finding that it is consistent with original plan and with conditions as noted.
Dragsten commented that he feels the restaurant will be an excellent addition to the
community and inquired about a project timeframe. Speredis replied that the schedule is
modified to each site. For this site, they are planning to submit building documents for
permit by February 15th. With approvals, they could start construction by March 15th.
Frie asked if Grittman had seen signage and lighting proposed for the restaurant. Grittman
stated that he had not, but other staff had. Grittman noted that a tall pylon had been
approved as part of the original PUD. Staff will review all signage and lighting for
compliance. Carlson inquired as to the location of the pylon sign. Grittman stated that it was
along the north property line.
.
Carlson commented on the arrangement of parking, drive aisles and building faces. Carlson
inquired if it is acceptable for drive-up traffic to go right by the restaurant's front door.
Speredis responded that this type of DQ is more of a sit-down restaurant, with approximately
70% of business as sit-down. In most cases, stacking will not be an issue, although a
parking area has been provided to allow traHie to pull forward.
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Planning Commission Minutes 02/01/05
Spartz asked how this approval impacts the concept stage plan that was approved in 2004.
Mielke stated that at this time, they can't dictate what occurs on the north property; they can
only work off the 2001 plan to move forward. If a development plan moves forward on the
north parcel, he stated that he is willing to work with them. Mielke noted that the 2004
concept never moved to development approval.
Carlson asked how many leasable square feet would be available with this plan. Mielke
responded that 2000 square feet would be available; the car wash was larger. J-Ie explained
that there was an overall parking increase to 19 spaces over the 12 existing. Carlson
inquired whether a sidewalk separated the two parking rows on the proposed plan. Mielke
stated he believes it is, but he will not be installing it that way as he would rather have
double spaces for towing vehicles.
MOTION BY COMMISSIONER SPARTZ TO FIND THAT THE REVISED PLAN IS
CONSISTENT WITH THE PREVIOUSLY APPROVED DEVELOPMENT STAGE
PUD PLAN WITH THE CIIANGES AS NOTED, AND TO RECOMMEND THAT
THE PLAN PROCEED TO FINAL STAGE APPROVAL or THE DQ GRILL AND
CIIILL DEVELOPMENT SrrE, SUBJECT TO 1'1 fE CONDITIONS AS LISTED
BELOW.
1.
The '.possible future drive" is to be eliminated from the revised site plan, unless the revised plan
includes a development proposal for the adjacent north parcel.
2.
The revised plan is to show a development plan for the Outlots consistent with the original
Development Stage PUO, or:
. Should the developer choose to vary the development of the outlots from the original
PUD, a formal application for amendment to PUD will be required.
. (fthe developer choose to prepare a revised plan showing no development plan for the
outlots, future development of those outlots will require a Development Stage PUD application.
MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED.
7. Consideration of a reClUest to review building elevations and landscape plans for
conformance to a previously approved Development Stage PUD and Preliminary Plat t'()f the
Monticello Retail Center.
Grittman provided an overview of the revisions to building and landscape plans for the
proposed "farget and Home Depot stores for the Monticello Retail Center site.
Grittman explained that the loading area for Home Depot is in the northwest corner of the
site, where truck traffic will circulate to the front of the site and exit to ih street. The
improved landscaping treatment to this area will mitigate potential negative impacts to the
adjacent St. Benedict's t~lcility.
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Planning Commission Minutes 02/01!O5
.
Additionally, Grittman noted that the Home Depot facility consists of colored building panels.
They have added cornice capping to the panels in traditional corporate colors. Grittman
stated that staffs concern is the rear portion of the building due to exposure to County 75.
The applicant has added a mirroring of thc front panel design to address that issuc, as well as
significant planting and berming on north side.
Grittman commented that the Targct facility illustrates the corporation's new contemporary
design, although they have also added a panel design on side and rear. 'fhe architecture also
provided for differing wall places to break up the long building wall facades. Additionally,
an area of landscaping and arbor design has becn provided in the store's front area.
Grittman stated that staff is recommending approval based on the conditions as outlined
within the staff report.
.
Steve Broyer addressed the Commission, representing Ryan Companies. Broyer stated that
they have been working with staff to meet expectations for the development. In response the
the conditions, Broyer stated that Target will be adding the required signage, and that they are
working with Home Depot on items two, three and four. Broyer stated that numbers five and
six can he accomplished with final landscape dcsign plans. Finally, Broyer indicatcd that he
had met with WSB regarding the design for Outlot D. Duc to FHA site triangles fCll" ih
Street, more right of way will be required in that area. Ryan will work with City staff on an
appropriate plan for that area within FHA guidelines.
Spartz noted that Outlot D is a unique area, scrving as a visual entrance point to the city.
Carlson asked who will own Outlot D. Broyer stated that Ryan will retain ownership of the
property and maintain it. Herbst stated that a pedestrian plaza is unrealistic duc to thc freeway
exposure. Herbst also noted that it is important that Ryan own and maintain the Outlot.
Dragsten stated that the Home Depot seems to have improved, although he questioncd
whether the Target building provided the accentuations Commission was looking fi)f.
Grittman stated that the break-up of buildings planes and addition of wall panels is acceptable
in terms of the architcctural style of the building. Dragsten stated that he had hoped for
additional detai ling along the top of the building.
Patch noted to the Commission that thc Target building will be c10scr to the railroad than the
required 60 feet, which is acecptahle in this circumstance, and that loading docks will be at 90
degree to property line and fully screened. Broyer confirmed the statcments were accurate.
rrie noted that future phases will still require development stagc approval at Commission.
MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROVAL OF THE
DEVELOPMENT STAGE PUD, BASED ON A FINDING THAT THE PLANS, WITH
'1'1 IE CONDITIONS AND RECOMMENDATIONS LISTED IN EXHIBIT Z,
.
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Planning Commission Minutes 02/01/05
CONSTITUTE AN INCREASED LEVEL OF DESIGN AND AMENITIES
SUfFICIENT TO QUALIFY THE SITE FOR PUD APPROVAL.
MOTION SECONDED BY COMMISSIONER CARLSON. MOTION CARRIED.
8. Consideration to approve a resolution finding the proposed Modification of the
Redevelopment Plan for Central Monticello Redevelopment Proiect No. I and the proposed
establishment of Tax Increment Financing District No. 1-33. consistent with the City
Comprehensive Plan.
Koropehak presented the stair report, stating that thc creation of a TIF District in this area is
contingent of the Planning Commission making a finding that the TIF District would he
consistcnt with the comprchensive plan. Koropchak provided basic hackground on the
project and the Redevelopment Project Area. Koropchak eXplained that the Council
established the Central Monticello Redevelopment Projcct Area in 1982, the City's first TIF
district. The HRA and Council have the right to establish additional TIF districts within that
area. The districts providc for redevelopment, housing, economic districts, and rehabilitation.
The Project Area has been amended since that time for other projects.
Koropchak referred to the supporting data, noting that the County has 30 days to make
comment on the potential district. She noted that at this time, the Planning Commission is not
approving the project, instead they arc asked to make a finding that the request is consistcnt
with the comp plan and proper zoning.
Koropchak stated that the proposed expansion will also require a conditional use permit. The
company cannot get a permit until the appropriate approvals occur.
Frie inquired what the TIF district was bcing establishcd for. Koropchak statcd that it would
bc to provide assistance for an expansion that would, by law for business subsidy, crcate jobs.
Frie commented that the information provided on wages and jobs is very positive. Frie asked
how manyjohs would be created. Koropchak stated that this will he the company's regional
headquarters with an ultimate goal of 50-60 ncw and existing jobs.
MOTION BY COMMISSIONER IIlLGART TO APPROVE A RESOLUTION FINDING
THE PROPOSED MODIfiCATION OF 'fHE REDEVELOPMENT PLAN FOR
CENTRAL MINNESOTA REDEVELOPMENT PROJECT NO. I AND THE PROPOSED
ESTABLISHMENT OF THE TAX INCREMEMENT FINANCING DISTRICT NO. 1 ~33
CONSISTENT WITH THE CITY COMPREHENSIVE PLAN.
MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED.
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Planning Commission Minutes 02/0 I /05
9.
Public Hearing - Consideration of an amendment to the Monticello Zoning Ordinance
regarding the replacement of billboard signage.
Applicant: City of Monticello
Staff req uested that the item be tabled until further development of amendment language.
MOTION BY COMMISSIONER DRAGSTEN TO TABLE THE CONSIDERATION OF
AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE REGARDING TIlE
REPLACEMENT OF BILLBOARD SIGNAGE TO A LATER COMMISSION DATE AS
REQUIRED.
MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED.
10. Public Hearing - Consideration of a request for an amendment to Conditional Use Permit for
Development Stage Planned Unit Development and consideration of a revised Preliminary
Plat for Carlisle Village, a 242 unit residential subdivision.
Applicant: Shadow Creek Corporation.
Staff indicated that tabling of this item had been requested due to a need f()f further review.
MOTION BY COMMISSIONER SPARTZ TO TABLE THE REQUEST FOR AN
AMENDMENT TO CONDITIONAL USE PERMIT FOR DEVELOPMENT STAGE
PLANNED UNIT DEVELOPMENT AND CONSIDERATION OF A REVISED
PRELIMINARY PLAT FOR CARLISLE VILLAGE, A 242 UNIT RESIDENTIAL
SUBDIVISION TO THE MARCil MEETING OF THE PLANNING COMMISSION.
MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED.
II. Consideration of Finding that City Sale of Land for School/Community Meeting Space Use
is Consistent with the Downtown Redevelopment Plan.
Grittman provided an overview of the staff report, stati ng that the comprehensive plan
indicates that the area on which the proposed school would be located is guided for
"Civic/Institutional" uses. In the plan, Civic/Institutional uses are listed as: municipal
and county facilities (except maintcnance operations), public meeting spaces, community
activity spaces, educational facilities, churches, outdoor gathering spaces. Grittman
stated that as Swan River is clearly an educational facility, staff would recommend a
finding that the use is consistent with thc comprehensivc plan.
Herbst noted that the report incorrectly cites attcndance at 115 students. Ultimately, the total
student population will by 140 students, plus pre-school.
Frie inquired whether the intended educational usage justifies the sale of city property as put
forth in the comp plan. Grittman stated that the use is educational or institutional in nature
- 15 -
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Planning Commission Minutes 02/01/05
and that prior to sale, the finding is a legal requirement.
MOTION BY COMMISSIONER DRAGSTEN TO FIND THAT THE PROPOSED
SCHOOL/MEETING SPACE USE AT THIS LOCATION IS CONSISTENT WITH
THE COMPREHENSIVE PLAN FOR TilE CITY.
M(JfION SECONDED BY COMMISSIONER ITILGART.
12. Discussion Item - Area Planning Effort and Alternative Urban Area Review
Grittman stated that the City is currently undertaken and Alternative Urban Area Review
(ALlAR) process for the proposed Heritage Development site. The AUAR process is an
alternative to the intensivc Environmental Impact Statemcnt.
Examples of other communities' AUAR projects and an actual AUAR report for the City
of Bloomington were distributed to Commission members as reference tools.
Grittman stated that staiT would kecp Planning Commission updated on the progress of
the process.
13.
Discussion Item - Open and Outdoor Storage Meeting Updatc
Patch provided an overview of the work session, indicating that it was well attended by
representatives of the industrial businesses. Patch stated that progress had been made in
identifying the unique situations which the ordinance might need to encompass.
Grittman will be drafting proposed ordinance amendment language out of the
rceommendations and feedback. A secondary meeting will be set up in early March 1l)r
the attendees to review the proposed amendment. The item will most likely come before
the Commission at the April meeting.
14. Adiourn.
MOTION TO ADJOURN BY COMMISSIONER CARLSON.
MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED.
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Planning Commission Minutes 02/01/05
and that prior to sale, the finding is a legal requirement.
MOTION BY COMMISSIONER DRAGSTEN TO FIND THAT THE PROPOSED
SCHOOL/MEETING SPACE USE AT llIIS LOCATION IS CONSISTENT WITH
TILE COMPREHENSIVE PLAN FOR THE Crry.
MOTION SECONDED BY COMMISSIONER HILGART.
12. Discussion Item - Area Planning Effort and Alternative Urban Area Review
13.
Grittman stated that the City hass currently undertaken an Alternative Urban Area Review
(AUAR) process fl)f the proposed Heritage Development site. The AUAR process is an
alternative to the intensive Environmental Impact Statement.
Examples of other communities' AUAR projects and an actual AUAR report for the City
of Bloomington were distributed to Commission members as reference tools.
Grittman stated that staff would keep Planning Commission updated on the progress of
the process.
Discussion Item - Open and Outdoor Storage Meeting Update
Patch provided an overview of the work session on this topic, indicating that it was well
attended by representatives of the industrial businesses. Patch stated that progress had
been made in identifying the unique situations which the ordinance might need to
encompass.
Grittman will be drafting proposed amendment language out of the recommendations. A
secondary meeting will be set up in early March for the attendees to review the proposed
amendment. "l"he item will most likely come before the Commission at the April meeting.
14. Adiourn.
MOTION TO ADJOURN BY COMMISSIONER CARLSON.
MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRIED.
- I (j -
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Planning Commission Agenda 03/0 I 105
5.
Consideration of a reQuest for a lot linc adjustment for two sin!!le-familv
residential lots in an R-l Zonin!! District. Applicant: Stephanie and Shawn
Rossebo. (FP/AS)
REFERENCE AND BACKGROUND
Stephanie and Shawn Rossebo are requesting a simple lot line adjustment between
their property, legally described as Lot 2, Block 2 of Groveland 4th Addition, and the
adjaecnt lot, currently owncd by Homes Plus Builders, legally described as Lot 3,
Block 2 of Groveland 4th. The two parcels are located on Park Place Drive.
The request is to accommodate the acquisition of property under a feneeline, which
was placed slightly over the property line bctween the two parcels. Lot 2 will be
gaining approximately 2 feet towards the front of the lot and 1 foot as the property
line moves to the rear ofthe lot. Both parcels to be created would fully conform to
the zoning standards applicable to the R-l District. Both property owners are in
agreement on thc lot linc shift.
The lot linc shift does cause an improper alignment ofthc currcnt drainage and utility
easement. Staff has asked that the surveyors provide a new survey showing the
required six foot drainage and utility eascment on either side of the lot line. The
existing drainage and utility easement will be vacated and a reinstatcment of
casements will bc provided on each side of the new lot line.
ALTERNATIVE ACTIONS
1. Motion to recommend to the City Council that the lot line shift be allowed to
create two parcels as described by the Certificate of Survey, subject to Council
approval of the vacation of existing drainagc and utility easements and the
submission ofa new survey illustrating proper location of the required drainage
and utility easements.
2. Motion to recommend to the City Council that the lot line shift be dcnied rfor
cause to be detcrmined by Planning Commission].
STAFF RECOMMENDATION
Staff recommends that the Planning Commission move Alternative Action 1 above.
SUPPORTING DATA
A. Site Location Map
B. Certificate of Survey
C. Applicant Letter
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Established in 1962
INVOICE NO. 70691
F .B.NO.
SCALE: 1" = 30'
LOT SURVEYS COMP ANY, INC.
LAND SURVEYORS
REGISTERED UNDER THE LAWS OF ST ATE OF MINNESOTA
7601 73rd A venue North (763) 560-3093
Fax No, 560-3522
Minneapolis, Minnesota 55428
o Denotes Iron Monument
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PROPOsro Iffi' SPLIT for
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Stephanie Rosset
Property located in Section
15, Township 121. Range 25.
Wright County, Minnesota
MOST NORTHERL Y
;/CORNER OF LOT 3
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Planning Commission:
I own the house located at 9594 Park Place Drive in Monticello (lot 2 block 2 of the
Grovcland IV addition).
We used the iron monuments in the ground as markers and fenced in our back yard in
August/September of 2004.
Tim Flynn (President of Homes Plus Inc.) owns lot 3 of block 2 next to us. In September
he notified us that the iron pin was bent and our fence had gone over into his property by
approximately 13 inches at the front of our fence, At the rear we were right on the
property line.
Instead of moving the fence, we carne to the mutual agreement that we would buy a small
portion of his lot from him to make everything legal and recorded.
I had a new survey drawn up to show the existing lot lines and the proposed new lot lines.
We agreed to a straight lot line shift instead of having the lines zigzag.
Homes Plus has now sold the new house located on lot 3 and we are looking to have
everything recorded with Wright County prior to the closing on the house at lot 3.
I notified Tim that the hearing will be March 1st at 6:00 PM in Monticello. He said he
may not be able to attend, but will get copies of the documents that need to be recorded at
the county from me. He can be reached at the following:
Tim flynn ',- President
Homes Plus
763-428-8200
5730 Quam Avenue NE
St. Michael, MN 55376
Sincerely,
Stephanie Rossebo
.
.
.
Planning Commission Agcnda - 03/01/05
6.
Public Hcarine: - Consideration of a reQuest for a Conditional Use Permit for Open
and Outdoor Storal;e in an I-IA Zonine: Oistrict. Applicant: Twin City Die Castine:s
(FP)
REFERENCE AND BACKGROUND
'fwin City Die Castings is requesting a conditional use permit for open and outdoor storage
to be located behind and to the south of their existing building at 520 Chelsea Road. The
proposed outdoor storage area would be approximately 1125 squarc feet in area. Slightly
more than half of the area would be covered with a standing seam metal roof, colored to
match othcr architectural metals of the existing building. The area under the roof would
abut the existing building on the north, be open on the south toward the fenced area, and
closed on the cast and west by walls finished in architectural metals similar to the standing
seam metal roof. Thc area under the roof would be used to store metal scrap bins, scrap
barrels, pallets and other non-hazardous materials.
The fcncc cnclosing the area without a roof would be 12 feet in hcight and slatted to
provide screening. On thc outside of the screening fcnce, at least eight (8) "tall evergreen"
trccs are to be planted to soften thc visual impact of the scrccning fence toward the High
School. The arca without a roof would be for storage of pallets and bins not affected by
weather.
Open and outdoor storage as an accessory use is allowed by conditional usc pcrmit in the
1-2, Heavy Industrial District provided that:
· The area is fenced and screcned from view of neighboring residential uses
Storage is screened from vicw from the public right-or-way
Storage arca is surfaced to control dust.
Light sources are not be visible from the public right-of-way.
The plan provided by Twin City Die Castings satisfies each of these requirements.
ALTERNA TIVE ACTIONS
I . Motion to recommcnd to the City Council to allow a conditional usc permit
to Twin City Die Castings at 520 Chelsea Road for open and outdoor
storage subject to the plans provided and attached. [Additional conditions
may b(~ added by Planning Commission.!
2. Motion to rccommend to the City Council to deny the conditional use
permit rcquest of Twin City Die Castings at 520 Chclsea Road for open
and outdoor storage [feJr calise to be determined by Planning Commission].
Planning Commission Agenda - 03/01/05
STAFF RECOMMENDATION
.
Staff recommends that the Planning Commission move Alternative Action 1 above.
SUPPORTING DATA
A. Site Location Map ~ Aerial Image
B. Site Plan describing location of proposed storage area.
C. Sketch Plans and Elevations provided by Twin City Die Castings
.
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Planning Commission Agenda - 3/01/05
7.
Public "carine:: Consideration of a request for a for a Conditional Use Permit
to allow loadin!! dock doors frontine: a public street on a corner lot in an 1-2
zonine: district. Applicant: Tapper Holdin!!s. LLC. (NAC)
REFERENCE AND BACKGROUND
Tapper Holdings, LLC has requested a conditional use permit to allow the location of
loading berths within the front yard area of their wood product facility located north
of Dundas Road and east of County Road 117.
The proposed loading berths (5) are proposed as part of a proposed 25,000 square
foot expansion to the existing 56,400 square foot facility.
The subject site is zoned 1-2, lleavy Industrial which allows loading berths within
front yards (and side yards which abut face public streets) by conditional use permit.
CUP Requirements. According to the zoning Ordinance, loading berths located at the
front (or at the side of buildings on a corner lot) are allowed within 1-2 districts
provided:
1. The loading berths do not conf1ict with pedestrian movement.
2. The loading berths do not obstruct the view of the public right-or-way from
ofT-street parking access.
3. The loading berths comply with all other applicable requirements of the
ordinance.
Off-Street Parking. According to the ordinance, manufacturing, processing, and
warehousing facilities must provide:
At least eight (8) spaces plus one (1) ,\pacefor each two (2) employees on
each shift or at least eight (8) qfFstreet parking spaces plus one (1) .\pacefor
each 500 (500) square feet offloor area.
Utilizing the "8 plus 1/500" ratio, a total of 155 ofT-street parking spaces are required
of the proposed use. With a proposed parking supply of 103 spaces, this minimum
supply requirement has not been satisfied.
To address this issue, the applicant should either demonstrate compliance via the
"employee count" method of determining required parking or revise the submitted
plan to illustrate "proof of parking" stalls. If "proof of parking" is to be illustrated,
the City shall reserve the right to require the construction of such stalls if the need
anses.
Also as a condition of CUP approval, the site plan should be revised to illustrate
parking stalls to be devoted to use by the disabled (one stall for each 25 spaces)
Planning Commission Agenda.- 3/01/05
.
Access, The site is presently accessed from the south via Dundas Road and from,.the
west via County Road 117, No change to the existing access condition has been
proposed,
Site Circulation. Ample maneuvering space is proposed west of the loading berths to
accommodate anticipated vehicle turning movements,
Pedestrian Movements, The CUP criteria stipulates that the proposed loading berth
area should not negatively impact pedestrian movement on the site, While the
parking stalls proposed west of the new loading area are considered acceptable,
consideration should be given to "infilling" the existing parking lot located west of
the building (to the extent possible). It is believed such stalls would be in closer
proximity to the building's entry and would minimize cont1icts between pedestrians
(employees/customers) and large service/delivery vehicles.
Screening. As shown on the site plan, a berm and series of evergreen tree plantings
have been proposed west of the proposed loading area, The berm appears to be 5 to 8
feet in height. The zoning ordinance requires evergreden tree screen plantings to be
at least six feet in height at the time of planting.
Setbacks. The proposed building addition complies with applicable building setback
requirements of the 1-2 District.
.
Lighting. No information has been provided regarding site lighting. As a condition
of CUP approval, all exterior lighting should be directed such that the source of the
light is not visible from adjacent properties or rights-of--way,
Grading and Drainage, Drainage on the site is a significant concern, Public Works
and Engineering staff have highlighted a need to provide storm sewer to this property
to accommodate runoff resulting from the increased impervious surface. Stormwater
capacity does not exist on the site, Issues related to grading and drainage should be
subject to comment and recommendation by the City Engineer.
ALTERNATIVE ACTIONS
1, Motion to rccommend approval of thc Conditional Use Permit to allow the
location ofloading berths within the front yard area of the subject site bascd
on the comments from the staff rcport for the March 1, 2005 Planning
Commission meeting.
2, Motion to recommend denial ofthe Conditional Use Pcrmit to allow the
location ofloading bcrths within the front yard area of the subject site based
on a finding that the submitted plans are inconsistent with goals and objectives
of the 1--2 zoning district.
.
Planning Commission Agenda - 3/01/05
.
STAFF RECOMMENDATION
The proposed building addition and associated front yard loading area meets the
standards of the ordinance, and the screening plan should be more than adequate to
mitigate any concerns over the view of the loading area. Based on the preceding
review, staff recommends approval of the conditional use permit amendment subjeet
to the satisfaction of the listed conditions in Exhibit Z.
SUPPORTING DATA
A. Site Location - Aerial
B. Site Plan
Z. Conditions of Approval
.
.
Planning Commission Agenda - 3/01/05
.
EXHIBIT Z
Conditions of Approval
Tapper Holdings, LLC
1. The applicant demonstrate compliance with the City's off-street parking supply
requirements through proof of parking or employee counts. To achieve the
required parking supply, consideration should be given to "infilling" the existing
parking lot to the extent possible.
2. The submitted site plan is revised to illustrate required parking stalls to be
devoted to use by the disabled.
3. The proposed plantings comply with the requirements of the zoning ordinance.
4. To the extent possible, the proposed building addition match the existing building
in terms of design and color.
5. All exterior lighting be directed such that the source of the light is not visible
from adjacent properties or rights-of-way.
.
6. The City Engineer provide comment regarding grading and drainage issues.
.
.
.
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Planning Commission Agenda -- 3/01/05
8.
Public Hearin!!: Consideration of a reQuest for a replat for Prairie Ponds
Second Addition. a three lot commercial subdivision. and reQuest to rezone
Prairie Ponds First and Second Addition from B-3 (Hi!!hwav Business) to B-4
(Re!!ional Business). Applicant: Prairie Pointe. LLC (NAC)
REFERENCE AND BACKGROUND
Replat
The appl icants are seeking a replat of a portion of Prairie Ponds to create three re-
shaped commercial building lots from Lots 3, 4 and 5 of Block 1 of the original
Prairie Ponds plat. The replat is intended to accommodate a bank development (on a
portion of the proposed Lot 2, with pad development sites for what are currently
undesignated uses. The lot shapes create a driveway route to Deegan A venue NE
which will be used by all three commercial lots under a future CUP or pun design.
The lots each meet the City's commercial zoning requirements. Specific
development detail is still be prepared for the bank project, and should be available
for review during the April meeting cycle.
Rezoning
To accommodate the bank and other similar commercial uses, the applicants are
seeking a rezoning of the entire Prairie Ponds area to B-4, Regional Business. This
zoning district is more encompassing than the current B-3 District, which is oriented
toward automobile uses and other highway business. The 8-4 district is the City's
most comprehensive husiness district, and is the zoning designation for the adjoining
Jefferson Commons commercial project, as well as other commercial areas to the east
ofl-lighway 25.
The City's Comprehensive Plan directs the area for commercial use, leaving the
precise zoning designation to more detailed review. In this case, hoth the long term
future of the area, as well as the adjoining commercial zoning, would suggest that the
B-4 designation is the most appropriate zoning for the Prairie Ponds development.
ALTERNATIVE ACTIONS
Decision 1: Rezoning from B-3, Highway Business, to 8-4, Regional Business
1. Motion to recommend approval of the rezoning, based on findings that the
best long-term use of the site is for regional commercial uses, and that the B-4
designation would be compatible with the adjoining commercial property, also
zoned B-4.
2.
Motion to recommend denial of the rezoning, based on a finding that llighway
Business is the best long term use of the property.
Planning Commission Agenda - 3/0 1/05
.
Decision 2:
Replat for Lots 2, 3, and 4, Block 1 of Prairie Ponds.
1. Motion to recommend approval of the replat, based on a finding that the replat
is best suited for the specific dcvelopmcnt needs of the property, and that all
lots in the replat will continue to meet the City's zoning requirements.
2. Motion to recommend denial of the replat, based on findings to be developed
at the public hearing.
ST AFF RECOMMENDATION
Staff recommends both the rezoning and the replat. The plat only affects the shape of
the lots, not the number or use of the property. As noted, all lots would continue to
conform to the City's zoning regulations. Staff also rccommends the rezoning as
being the most compatible zoning designation for the long term land use of the
property.
SUPPORTING DATA
.
A. Site Location Map
B. Reviscd Preliminary Plat
C. Revised Utility Plan
D. B-3 Zoning District Regulations
E. 8-4 Zoning District Regulations
.
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SECTION:
CHAPTERl3
"B-3" IIIGHW A Y BUSINESS DISTRICT
13-1: Purpose
13-2: Permitted Uses
13-3: Permitted Accessorv Uses
13-4: Conditional Uses
13-5: Interim Uses
13-1: PURPOSE: The purpose of the "B-3," highway business, district is to provide for and limit
the establishment of motor vehicle oriented or dependent commercial and service activities.
13-2: PERMITTED 1 rSES: The following are permitted uses in a "8-3" district:
[A]
[S]
[e]
[01
.
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All permitted uses as allowed in a B-1 and B-2 district.
Auto accessory store.
Commercial recreational uses.
Motels. motor motels. and hotels provided that the lot area contains not less than
five hundred (500) square feet of lot area per unit.
Restaurants. cafes. tea rooms, taverns. and off-sale liquor, provided that the use is
not located within 300 ft of a residential zone.
(#258.09/26/94)
[F] Private clubs or lodges serving food and beverages with use being restricted to
members and their guests. Adequate dining room, kitchen, and bar space must be
provided according to standards imposed upon similar unrestricted customer
operations; The serving of alcoholic beverages to members and their guests shall
be allowed. providing that such service is in compliance with applicable federal.
state. and municipal regulations. Offices of such use shall be limited to no more
than twenty (20) percent of the gross floor area of the building.
[G] Taxi terminals. stand. and offices.
[11] Small printing or publishing business employing six (6) or less persons.
.
MONTICELLO ZONING ORDINANCE
13/1
.
.
.
13-3: PERMITTEO ACCESSORY USES: The following are permitted accessory uses in a
"B-3" district:
[A] All permitted accessory uses as allowed in a "B-2." limited business. district.
[B]
Adult Use/Accessory
(#217,01/13/92)
13-4: CONDITIONAL USES: The following are conditional uses in a "B-3" district: (Requires
a conditional use permit bJsed upon procedures set forth in Jnd regulated hy Chapter 22
of this ordinance.)
[A] Drive-in and convenience food establishments provided that:
1. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonahle distance of lot.
2. At the boundaries ofa residential district. a strip of not less than five (5)
feet shall k IandscJped and screened in compliance w'ith Chapter 3,
Section:2 lCil. of this ordinance.
3. Each light standard island and all islands in the parking lot landscaped or
covered.
4.
Park i ng areas shall be screened from vievv' 0 f abutting residential districts in
compliance with Chapter 3. Section 2 [Clj. of this ordinance.
5. Parking areas and driveways shall be curbed with continuous curb not less
than six (6) inches high above the parking lot or driveviay grade.
6. Vehicular access points shall be limited, shall create a minimum of cont1ict
with through traffic movements, shall comply with Chapter 3, Section 5. of
this ordinance. and shall be subject to the approval of the City Engineer.
7. All lighting shall be hooded and so directed that the light source is not
visible from the public right-of-way or from an abutting residence and shall
be in compliance with Chapter 3. Section 2 [H]. of this ordinance.
8. The entire area shall have a drainage system \vhich is subject to thc
approval of the City Engineer.
9. The entire area othcr than that occupied by buildings or structure or
plantings shall be surfaced with a material \vhich will control dust and
drainage and \\'hich is subject to the approval of the City Engineer.
MONTICELLO ZONING ORDINANCE
13/2
10. ^II signing and informational or visual conlmLmication devices shall be in
compliance with Chapter 3, Section 9. of this ordinance.
11.
The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
.
rEI CARW^SHES (DRIVE THROUGH. MECHANICAL AND SELF-
SERVICE) PROVIDED THAT:
1. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
2. Magazining or stacking space is constructed to accommodate that number
of vehicles which can be washed during a maximum thirty (30) minute
pcriod and shall be subject to the approval of the City Engineer.
3. At thc boundaries of a rcsidential district. a strip of not less than five (5)
fect shall be landscaped and screened in compliance with Chapter 3.
Section 2 ICI]. of this ordinance.
4. Each light standard isl~lI1d and all islands in the parking lot landscaped or
cnvercd.
.
5.
Park i ng or car magazi nc storage space shall be screened from view 0 f
abutting residential districts in complianee with Chapter 3. Section 2 l G].
of this ordinancc.
6. Thc entire arca other than occupied by the buildings or plantings shall be
sud~1ced with material which will control dust and drainage which is subject
to the approval of thc City Engineer.
7. The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
8. All lighting shall be hooded and so directed that the light source is not
visible from the public right~of-\Vay or from an abutting residence and shall
be in compliance with Chapter 3. Section 2 [H]. of this ordinance.
9. Vehicular access points shall be limited. shall create a minimum of conflict
\\lith through traffic movement and shall be subjeet to the approval of the
City Engineer.
10.
^II signing and infornwtional or \'isual communication dcvices shall be in
compliance with Chapter 3. Section 9. of this ordinance.
.
MONTICELLO ZONING ORDINANCE
13/3
11. Provisions arc made to control and reduce noise.
.
12. The provisions of Chapter 22 of this ordinance are considered and
satisfactori Iy met.
MOTOR FUEL STATION. MOTOR FUEL STATION/CONVENIENCE
STORE. AUTO REPAIR-MINOR. AND TIRE AND BATTERY STORES
AND SERVICE PROVIDED THAT:
[C]
.
.
1.
Regardless of whether the dispensing, sale, or offering for sale of motor
fuels and/or oil incidental to the conduct of the use or business. the
standards and requirements imposed by this ordinance for motor fuel
stations shall apply. These standards and requirements are. however, in
addition to other requirements which are imposed for other uses of the
property.
'I
The architectural appc:mll1cc and functional plan of the building and site
shall not be so dissimilar to the existing buildings or urea as to calise
impairment in property values or constitute a blighting intluence within a
reasonable distunce of the lot.
..,
.J.
The entire site other than that taken up by a building. structure. or plantings
shall be surfaced with a material to control dust and drainage \\hich is
subject to the approval of the City Engineer.
4.
A minimum lot area oftwcnty-two thousand fin: hundred (22.500) squarc
fed and minimum lot dimcnsions of one hundred tift) (150) feet by one
hundred thirty (130) t'eet.
). A drainage system subject to the approval of the City Engineer shall be
installed.
6. A curb not less than six (6) inches above grade shall separate the public
side\\'alk from motor vehicle service areas.
7. The lighting shall be accomplished in such a way as to have no direct
source of light visibk from adjacent land in residential use or from the
public right-of-way and Sh~lll be in compliance with Chapter 3. Section
:2 [I-l]. of this ordinance.
8. Wherever fuel pumps are to be installed, pump islands shall he installed.
9. At the boundaries of a residential district. a strip of not less than fiw (5)
feet shall be landscaped and screened in compliance \\ith Chapter 3.
Section 7 [0]. of this ordinance.
MONTICELLO ZONING ORDINANCE
13/4
10. Each light standard landscaped.
11.
Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance \vith Chapter 3, Section 2 [G].
of this ordinance.
.
12. Vehicular access points shall create a minimum of conflict with through
traffic movement, shall comply with Chapter 3, Section 5, of this
ordinnnce. and shnll he suhject to the approval of the City Engineer.
13. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Chapter 3, Section 9, of this
ordinance.
14. Provisions are made to control and reduce noise.
15. No outside storage except as allowed in compliance with Chapter 13,
Section 4, of this ordinance.
16. Sale of products other than those specifically mentioned in Chapter 13,
Section 4. he subject to a conditional use permit and be in compliance with
Chapter 13, Section 4 [F]. of this ordinance.
17.
All conditions pertaining to a specific site are subject to change when the
Council. upon investigation in relation to a formal request. finds that the
general wclbre and public betterment can be served as well or better by
modifying the conditions.
.
18. The provisions of Chaptcr 21 of this ordinance are considered and
satisfactorily met.
[D] New and used automobile/light truck sales and display provided that:
1. The minimum building size for any auto sales use shall comply with the
following standards:
Parcel Size Lot Coverage Percent* Minimum Building Size*
Up to 2 acres 5% 2.500 square feet
More than 2 acres to 4 acres 10% 10,000 square feet
More than 4 acres 15% 40.000 square feet
*Whichever requires the largcr building.
(#351. 8/14/00)
.
13/5
MONTICELLO ZONING ORDINANCE
.
.
.
2. Outside sales and display areas are fenced or screened from view of
neighboring residential uses or an abutting "R" district in compliance with
Chapter 3, Section 2 [G], of this ordinance.
3.
All lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring residences, and
shall he in compliance \vith Chapter 3, Section 1 [H]. of this ordinance.
4. The outside sales and display area shall be hard surfacecl.
5. The outside sales and display area cloes not utilize parking spaces which
are required for conformance with this ordinance.
6. Vehicular access points shall create a minimum of conflict with through
traffic movement shall comply with Chapter 3. Section 5. of this
ordinance, and shall be subject to the approval of the City Engineer.
7. There is a minimum lot area of twenty-two thousand five hundred (22,500)
square feet and minimum lot dimensions of one hundred fifty (150) feet by
one hundred thirty (130) feet.
8. A drainage system subject to the approval of the City Engineer shall be
installed.
9.
All signing shall be in compliance with Chapter 3, Section 9. of this
ordinance.
10. The provisions of Chapter 22 of this ordinancc are considercd and
satisfactorily met.
[EI Open and outdoor storage as a principal or accessory use provided that:
I.
The area is fenced and screened from view of neighboring residential uscs
or if abutting an "R" district in compliance with Chapter 3. Section 2 [G],
of this ordinance.
...,
Storage is. screened from view from the public rigll1~ot'"-\vay in compliance
\vith Chapter 3, Section 2 [G], of this ordinance.
3.
Storage area is grassed or surfaced to control dust.
4.
All lighting shall be hooded and so directed that the light source shall not
be visible from the right-of-\vay or from neighboring residences and shall
be in compliance with Chapter 3, Section 2 [H]. of this ordinance.
13/6
MONTICELLO ZONING ORDINANCE
.
.
.
5. Does not take up parking space as required for conformity to this
ordinance.
6.
The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[F] Open or outdoor service. sale. and rental as a principal or accessory use and
including sales in or from motorized vehicles, trailers, or wagons provided that:
1. Outside services, sales and equipment rental connected with the principal
uses is limited to thirty (30) percent of the gross floor area of the principal
use. This percentage may be increased as a condition of the conditional
use permit.
2. Outside sales areas are fenced or screened from view of neighboring
residential uses or abutting "R" district in compliance with Chapter 3,
Section ~ [G], of this ordinance.
3. All lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring residences and
shall be in compliance with Chapter 3, Section 2 [H], of this ordinance.
4. Sales area is grasscd or surfaced to control dust.
5.
Does not take up parking space as required for conformity to this
ordinance.
6. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[G] Accessory. enclosed retail, rental, or service activity other than that allowed as a
permitted use or conditional use within this section provided that:
I. Such use is allowed as a permitted use in a "B-1" or "B-2" district.
2. Such use does not constitute more than thirty (30) percent of the lot area
and not more than fifty (SO) percent of the gross floor area of the principal
use.
3. Adequate off-street parking and off-street loading in compliance with the
requirements of Chapter 3, Sections 5 and 6. of this ordinance is provided.
4. All signing and informational or visual communication devices shall be in
compliance with Chapter 3. Section 9,ofthis ordinance.
MONTICELLO ZONING ORDINANCE
13/7
.
.
.
s. "rhe provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
r H] Shopping Center.
1"1]
Animal Pet Clinics.
] . Annual inspection by City's health officer at owner's expense.
2. All pets must be leashed.
3. Treatment to be limited to household pets.
[J] Pet hospitals with the following condition:
1. No outside pens or kennels.
2. Annual inspection by City Health Officer at o'vvner's expense.
3. ^" animals must be leashed.
4. Treatment would be limited to small domesticated animals.
S. No outside storage of carcasses.
(#364.9/10/01)
IKI
Commcrcial storagc contained entirely within a building.
[LI Commercial planned unit development as regulated by Chaptcr 20 of this
ordinance.
[MJ Consignment auction sales and/or auction sales.
I. The architectural appearance and function plan of the building and site shall
not bc so dissimilar to the existing buildings or area as to cause impairment
in propcrty values or constitute a blighting influence within a reasonable
distance of the lot.
') At thc boundaries of residential districts, a strip of not less than 5 feet shall
be landscaped and screened in compliance with Chapter 3, Section 2 [G].
of this ordinance.
3. Any light standard islands and all islands in the parking lot shall be
landscaped or covered.
f\IONTICELI.o ZONING ORDINANCE
13/8
4. Parking areas shall be screened from view of abutting residential districts
in compliance with Chapter 3, Section 5 [G], of this ordinance.
S. Parking areas and driveways shall comply with Chapter 3. Section 5 [Dl.
.
6.
Vehicular access points shall be limited, shall create a minimum of conflict
through traffic movements, shall comply with Chapter 3. Section 5. of this
ordinance, and shall be subject to the approval of the City Engineer.
7. All lighting shall be hooded and so directed that the light source is not
visible from the public right-of-way or frOlTI an abutting residence and
shall be in compliance with Chapter 3, Section 2 [H], of this ordinance.
8. The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
9. All signing and information or visual COlTIl11unication dc\ices shall be in
compliance with Chapter 3, Section 9.
] O. The provisions of Chapter 22 of this ordinance are considered and
satis l'actori 11' met.
11.
^ll conditions pertaining to a specific site are subject to change when the
Council. upon investigation in relation to a formal request. finds that the
gcneral welfare and public betterment can be served as well or better by
modi lying the conditions.
.
12. Outsidc sales areas are fenced or screened from view of neighboring
residcntial uses or abutting residential districts in compliance with
Chapter 3, Section 2 [G J. of this ordinance.
13. Outside sales connected with the principal use is limited to 30% of the
gross Iloor area of the principal building. This percentage may be
increased as a condition of the conditional use permit.
14. Outside sales may not take up parking space as required for conformity to
thc ordinance requirement.
15. No pets or livestock may be sold at this auction sales facility.
16. Provisions must be made to control and reduce noise w-hen adjacent to a
rcsidential zoning district.
17.
All outside storage shall be effectively screened from public view in
accon..bncc with Chapter 3. Section 2 [G]. and limited to 10% of the
gross noor area of the principal use bui lding.
.
13/9
I'vlONT1CELLO ZONING ORDIN..\NCT
IN] Outdoor go-kart tracks provided that:
I. The proposed use must mect all conditions of Chapter 3, Section -+ [AJ.
2.
.
The conditional use permit will be reviewed yearly to determine \vhether or
not it is compatible with neighboring properties and in conformance with
conditions of the conditional use.
]. A solid wood. six-foot high fcnce must he part of the screening required
when the adjacent property is residential.
4. For dust and noise (70DB at residential property line) must be controlled
at all times to the satisfaction of the City.
5. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[0] Day~care centers provided that:
.
1. No overnight facilities are. provided for children served and that said
children are delivered and removed daily.
2.
An outdoor recreational facility shall bc appropriately separated from the
parking lot and driving arcas by a wood fence not less than 4 feet in height
or Council approved substitute, and shall be located continuous to the
day-care facility, and shall not be located in any yard abutting a major
thorought~lrc. and shall not have an impervious surhlce for more than one~
hal l' of the playground area, and shall extend at least 60 feet from the wall
of the building or to an adjaccnt property line. \vhiche\er is Jess. or shall be
bound on not more than two sides by parking and driving areas. A
minimum size of the outside recreational fi.\cility shall be 2.000 sq. ft., or in
the alternative 75 sq. ft. per child at licensed capacity, whichever is the
greater figure.
3. The regulations and conditions of the Minnesota Department of Human
Services and Department of Health, Public Welfare Manual 11-31 ~30 as
adopted. amended, and/or changed, are satisfactorily met.
4. A written indication of preliminary. pcnding. or finalliccnsc approval from
the regulatory agencies is supplied to the City of Monticello.
(# 152. 9/22/86)
[P] Auto body shop repair provided that:
.
I. Door opening to service area garage must not race street frontage.
I\-IONTICELLO ZONING ORDINANCE
13/1 0
2. V chicle storage area limited to 50% of floor space of the structure housing
the auto body shop.
.,
j.
All vehicles being serviced and all vehicle parts must be stored inside or in
vehick storage area.
.
4. Vehicle storage area shall be enclosed by enclosure intended to screen the
view of vehicles in storage from the outside. Enclosure shall consist of a
six-foot high. 100% opaque fence designed to blend with the auto body
shop structure and consisting of materials treated to resist discoloration.
5. The floor of the vehicle storage area shall consist of asphalt or concrete
pavIl1g.
6. No work on vehicles or vehicle parts shall be conducted outside the
confines of the auto body shop.
7. The advertising wall facing the public right-of-way shall consist of no more
than 50% metal material.
8. Thc secondary or non-advertising wall facing a public right-of-way shall
utilize a combination of colors or materials that serve to break up the
monotony of a single color flat surface.
9.
The development shall conform to minimum parking and landscaping
requirements of the zoning ordinance.
.
10. No conditional use permit shall be granted for an auto body shop within
600 feet of a residential or PZM zone existing at the time the conditional
use permit is granted. (#175,4/24/89)
[Q] Restaurants. cafes. tea rooms, taverns. and off-sale liquor located within 300 ft of
a residential zone provided that:
I. Primary access must not be through residential street(s).
(#258,9/26/94)
IR] Govern\11t'ntal and public utility buildings and structures necessary for the health,
safety. and gt'neral welfare of the community provided that:
1.
Conformity with the surrounding neighborhood is maintained and required
setbacks and side yard requirements are met.
')
Adequate screening from neighboring uses and landscaping is provided in
aecordance \vith Chapter 3. Section 2, of this ordinance.
.
13111
MONTICELLO ZONING ORDINANCf
.
.
.
3. The provisions of Chapter 22 of this ordinance are considered and
satIsfactorily met. (#300, 12/8/97)
13-5:
INTERIM USES: The following are interim uses in a "B-3" district (requires an interim
u:-,e permit based upon proeeuurcs set furth in and regulated by Chapter 22 uf this
ordinance).
lAJ Trucking and Trucking Service provided that:
l. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing, conforming buildings or areas as to
cause impairment in property values or constitute a blighting influence
within the district in which the proposed use is located.
2. Parking areas shall be screened from view of abutting residential districts in
compliance with Chapter 3, Section 2, of this ordinance.
3. The entire site, other than that taken up by a building, structure, or
plantings, shall be surfaced with a material to control dust and drainage,
which is subject to the approval of the City Engineer.
4. The site shall meet minimum lot dimension requirements of the District.
5. No outside storage except as allowed in compliance vvith Chapter 13,
Section 4[EI, of this ordinance.
6.
Parking areas accessible to the public, including customers unci employees
shall be paved in compliance with Chapter 3, Section 5, of this ordinance.
7. No more than six thousand (6,000) square feet of the site shall be devoted
to the storage, parking, and/or circulation of semi-tractors and trailers, as
illustrated on u site plan submitted in connection with an application for a
conditional use permit.
8. All service activities shall occur within the principal building or approved
accessory buildings.
9. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
(#30,-Ll/12198)
l\i\ONTICELLO ZONING ORDINANCE
13/12
SECTION:
.
14-1 :
14-2:
14-3 :
14-4:
Purpose
Permitted Uses
Permitted Accessory Uses
Conditional Uses
CHAPTER 14
"13-4" REGIONAL BUSINESS DISTRICT
14-1: PURPOSE: The purpose of the "B-4," regional business, district is to provide for the
establishment of commercial and service activities which draw from and serve customers
from the entire community or region.
14-2: PERMITTED USES: The following are permitted uses in a "B-4" district:
[AJ
[B]
[('I
[DI
. [Ej
IF]
[G]
[)-I J
[I]
lJJ
[K]
[L]
[M]
[Nj
.
All permitted uses as allowed in a "B-1 ", "B-2". and "B-3" district.
Antique or gi ft: shop.
Amusement places (such as dance halls or roller rinks).
Auto accessory stores.
Enclosed boat and marine sales.
Books. 0 nice suppl ies. or stationery stores.
Bowling alleys.
Carpet. rugs. and tile.
Coin and philatelic stores.
Copy service but not including press or newspaper.
Costume. clothes rental.
Department and discount stores.
Dry cleaning. including plant accessory thereto. pressing. and repairs.
Dry goods store.
MONTICELLO ZONING ORDINANCE
14/1
101 Electrical appl iance stores, including incidental repair and assembly bLlt not
fabricating or manufacturing.
IPI Employment agencies.
. [Q] Finance companies.
IR] Furniture stores.
IU] Haberdasheries and ladies ready-to-wear.
[V] Insurance sales, claims and branch offices.
[W] Jewelry stores and watch repair.
[X] Leather goods and luggage stores.
IY] Record - l1111sic shops.
[Z] Restaurants. tea rooms. cafes, taverns, and off-sales liquor stores.
IAAj Sewing machine sales and service.
I BB I Shoe stores.
.
ICe] 'railor shops.
rDDI Theatres not of the outdoor drive-in type.
[EE] Toy stores.
[ FFI Travel bureaus. transportation ticket offices.
rGG] Variety stores. 5 & 10 stores, and stores of similar nature.
[HH] Wearing apparel.
[11] Government and public utility buildings.
[.1.1] Mortuaries
[KK] Body Piercing Establishments
ILL] Tattoo Parlors
(#286. 2/1 0/97)(#330.9/13/99)
.
MONTICELLO ZONING ORDINANCE
14/2
.
.
.
14~3: PERMITTED ACCESSORY USES: The following are permitted accessory uses in a
"B-4" district:
[A] All permitted accessory uses in a "B-3" district.
14-4:
CONDITIONAL USES: The following are conditional uses in a "B-4" district: (Requires
a conditional use permit based upon procedures set forth in and regulated by Chapter 22
of this ordinance.)
[A] Open and outdoor storage as an accessory use provided that:
1. The area is fenced and screened from view of neighboring residential uses
or if abutting a residential district in compliance with Chapter 3, Section 2
[G]. of this ordinance.
2. Storage is screened from view from the public right-of-way in compliance
with Chnptcr 3. Section 2 [0]. of this ordinance.
3. Storage area is grassed or surfaced to control dust.
4. All lighting shall be hooded ancl so directed that the light source shall not
be visible from the public right-of-way or from neighboring residences and
shall be in compliance with Chapter 3. Section 2 [H]. of this ordinance.
5.
The provisions of Chapter 22 of this ordinance are considered and
satjsj~lctorily met.
[13] Open or outdoor service. sale. and rental as a principal and accessory use and
including sales in or from motorized vehicles. trailers. or wagons, provided that:
1. Outside service. sales. and equipment rental connected with the principal
use is limited to thirty percent (30%) of the gross t100r area of the principal
use. This percentage may be increased as a condition of the conditional
use permit.
2. Outside sales areas are fenced or screened from view of the neighboring
residential uses or an abutting residential district in compliance with
Chapter 3. Section 2 [G J. of this ordinance.
3. All lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring residences and
shall be in compliance with Chapter 3. Section 2 [H]. of this ordinance.
4. Sales area is grassed or surfaced to control dust.
~IONTICELLO ZONING ORDINANCE
14/3
5. The provisions of Chaptcr 22 of this ordinance are considered and
satisbctori I y mct.
[C]
Custom manufacturing. restricted production and repair limited to the following:
Art, nl.:l.:dkvvork. jl.:\\elry frum precious metuls, watches. dentures. and optical
lenses. provided that:
.
1. Such use is accessory as defined in Chapter 2. Section 2. of this ordinance
to the principal use of the property.
2. Does not conflict with the character of development intended for this
district.
3. The provisions of Chapter 22 of this ordinance are considered
satisfactorily met.
[D] Motor fuel station. auto repair-minor, and tirc and battery stores and service.
provided that:
1.
Regardless ohvhether the dispensing, sale. or offering for sale of motor
fuels and/or oil is incidcntal to the conduct of the LIse or business. the
standards and requirements imposed by this ordinance for motor fuel
stations shall apply. These standards and requircments are. however. in
addition to other requircments which are imposed for other L1ses of the
property.
.
2. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to causc
impairment in property values or constitute a blighting intluence within a
reasonable distance of the lot.
3. The entire site othcr than that taken up by a building. structure. or plantings
shall be surfaced with a material to control dust and drainage which is
subject to the approval oCthe City Engineer.
4. A minimum lot area of twenty-two thousand five hundred (22.500) square
feet and minimum lot dimensions of one hundred fifty (150) feet by one
hundred thirty (130) feet.
). A drainage system subject to the approval of the City Engineer shall be
installed.
6. A curb not less than six (6) inches above grade shall separate the public
sidewalk from motor vehicle service areas.
.
14/4
MONTICELLO ZONING ORDIN.-\NCE
.
.
.
7. The lighting shall be accomplished in such a way as to have no direct
source of light visible from adjacent land in residential use or from the
public right-of-vl/ay and shall be in compliance \vith Chapter 3, Section 2
[H]. of this ordinance.
8.
Wherever fuel pumps are to be installed, pump islands shall be installed.
9. At the boundaries ofa residential district, a strip of not less than five (5)
feet shall be landscaped and screened in compliance with Chapter 3.
Section 2 [OJ, of this ordinance.
10. Each light standard landscaped.
11. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3, Section 2 [0], of
this ordinance.
12. Vehicular access points shall create a minimum of conflict with through
traffic movement, shall comply with Chapter 3, Section 5, of this ordinance,
and shall be subject to the approval of the City Engineer.
13. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Chapter 3, Section 9, of this
ordinance.
14.
Provisions are made to control and reduce noise.
15. No outside storage except as allowed in compl iance with Chapter 13,
Section 4, ol"this ordinance.
16. Sale of products other than those specifically mentioned in Chapter 13,
Section 4, be subject to a conditional use permit and be in compliance with
Chapter 13, Section 4 [F], of this ordinance.
17. All conditions pertaining to a specific site are subject to change when the
Council. upon investigation in relation to a formal request finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
18. The provisions of Chapter 22 of this ordinance arc considered and
satisfactori I v met.
[E] Machinery sales.
[F]
Commercial planned unit development as regulated by Chapter 20 of this
ordinance.
MONTICELLO ZONING ORDlN^NCE
14/5
.
.
.
[G] Boarding House, provided that:
1.
The building/structure is found to be substandard and/or blighted or
contributing to blight and in need of substantial rehabilitation.
a. The applicant must provide an overall development concept plan.
b. The applicant must demonstrate that said rehabilitation is the most
feasihle use alternative and that said rehahilitation is not remodeling
or simple structural alterations to accommodate a change in use.
2. There shall be no less than ten (10) units nor more than 18 units, and each
unit shall be of a design considered to be an efficiency apartment.
3. At least one unit shall be on the ground floor fully accessible to handicapped
persons.
4. At least 50% of the tloor area on the ground 11001' shall be developed as
complete restaurant facilities with a minimum seating capacity of two seats
per dwelling unit but in no case less than 25 seats.
a. Restaurant shall not be eligible for licenses regulating the sale of
intoxicating liquors, non-intoxicating malt liquors. wine. or the
display and consumption of liquors.
h.
The restaurant shall be so equipped to provide rood service to the
dwelling units if required.
5. The architectural appearance and functional plan of the building and site
shall not he so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting intluence within a
reasonable distance of the lot.
6. All conditions pertaining to a specific site are subject to change when the
CounciL upon investigation in relation to a formal request. linds that the
general welfare and public betterment can be served as vvell or better by
modifying the conditions.
(# 138, 7/23/8-1-)
1-1-/6
[VIONTICELLO ZONING ORDINANCE
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Planning Commission Agenda - 3/01/05
9.
Consideration of a sketch plan review for Pine View (West Side Market) a
proposed five-unit residential subdivision in an R-l Zonine: District. Applicant:
West Side Market. (NAC)
REFERENCE AND BACKGROUND
West Side Market has submitted a sketch plan calling for the creation of a five lot
single family residential subdivision upon the "West Side Market" site located north
of Broadway Street and east of Otter Creek Road. Thc subject site measures 1.5 acres
in size and is zoncd R-l , Single Family Residential.
In 2004, the City approvcd a rezoning of the property (to R-2A), a Development
Stage PUD and preliminary plat for an eight 10t single family development upon the
subject property. The project included a private alley on the north side of the
property to provide access to the proposed clwellings (and minimize access to
Broadway). Additionally, the plan called for the realignment of the Otter Creek
Road/Broadway intersection to provide a safer, 90 degree configuration. For various
reasons, thc applicant has chosen not to follow through with the previously approved
plan and wishes to pursue the submitted sketch plan alternative.
In review of the sketch plan, the following comments are offered:
Otter Creek Road. Like the previous proposal, the sketch plan retains the proposed
realignment of Otter Creek Road. While the realignment is considcred positive, it
should bc noted that such realignmcnt is depcndent upon thc City's vacation of a
portion of thc existing Otter Creek Road right-of-way and the acquisition of a
triangular shaped portion of the parcel to the west. No documentation has been
provided regarding the necessary private property acquisition. It is presumed that
sale of the residual right of way to this applicant will providc adequate funds for
acquisition ofright of way on the west side of Otter Creek.
Access. rour of the five proposed lots within the subdivision are proposed to have
direct access to Broadway Street, a collector street. While shared drivcways have
been proposed along the Street (resulting in two driveway access points), direct single
family lot access to such a high volume street (and within a designated turn lane) is
not desirable.
Question also exists as to whcther or not such proposed access would be acceptable to
the County.
In consideration of the previous development proposal, some opposition to the rear
yard alley was voiced by neighboring residents to the north. If this remains a
concern, a possible compromisc may be a private frontage road of sorts which
cxtends eastward from Otter Creek Road.
This issue should be subject to furthcr comment by the City Engineer.
Planning Commission Agenda -- 3/01/05
.
Lots. While all lots exceed the minimum 12,000 square foot lot area requirement of
the R-I District, all proposed lots are deficient in terms of with. Within Roo! Districts,
an average lot width of 80 feet must be provided. All lots within the subdivision
measure 73.9 feet in width. It would appear to be doubtful that necessary variances to
lot width could be justified under the Zoning Ordinance regulations.
As previously indicated, a realignment of Otter Creek Road has been proposed. To
be noted is that proposed Lot 1 presently overlays a portion of the existing street
right-of-way. To accommodate the proposal the vacation of such right-of-way and
acquisition of right-of-way to the west will be necessary.
Setbacks. All proposed single family lots demonstrate an ability to meet applicable
Roo! District setback requirements.
Park Dedication. No park land dedication has been included in the subdivision. As a
condition of preliminary plat approval, park related issues should be subject to
comment and recommendation by the Parks Commission.
Grading, Drainage and Utilities. Issues related to site grading, drainage and uti lities
should be subject to comment and recommendation by the City Engineer.
.
Development Agreement. As a condition of final plat approval, the applicant should
enter into a development agreement with the City and post all the necessary securities
required by it.
ALTERNATIVE ACTIONS
It is not necessary to takc specific action on sketch plan submissions.
ST AFF RECOMMENDATION
The submitted sketch plan presents zoning compliance, functional (safety) and
aesthetic concerns.
Aside from exhibiting deficient lot widths, the proposed direct driveway access to
Broadway Street presents a genuine safety concern and likely would negatively affect
the functioning of the adjacent intersection.
Also to be rccognized is that Broadway Street traditionally represents a "community
entrance" corridor in the City. The proposed subdivision does not appear to fulfill a
Comprehensive Plan objective of reinforcing such entrance as a positivc visual
expenence.
.
Planning Commission Agenda - 3/01/05
.
Also to be noted is that while the proposed Otter Creek Road realignment is
considered positive, necessary purchase ofthe adjacent property to the west (and
vacation of existing right-of-way) need to take place prior to, or concurrent with,
formal action on the proposed subdivision.
SUPPORTING DATA
A. Site Location - Aerial Image
B. Applicant Letter
C Sketch Plan
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9A
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qe,
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February 4, 2005
Jeff O'Neil, Community Development Director
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN. 55362
Dear Mr. O'Neil:
T om Holthaus and Matt Holker as owners of the former West Side Market are proposing
a single family detached subdivision. The development would consist of 5 single family
lots.
The proposed development would require the removal of the former building, gas tanks,
and parking lot. Also needed would be a variance to the minimum lot width. We feel this
is consistent with the rest of the neighborhood as the homes to the north also have 9
homes on the block. Prior discussions have included the future of realigning Otter Creek
Rd. with the excess of property purchased by the City from property owner to the west
turned over to be utilized by this development. We would also request that the trunk fees
remain as previously proposed ofrougWy $500.00 for this development. We realize this
property has been difficult, and look forward to working with you to finally bring this to
closure, and improve this area of the City.
. ~ctfill?\~mitted,
+omH~
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10.
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Planning Commission Agenda - 3/01/05
Public Hearine: Consideration of an ordinance amendment for buildine dcsien
standards for the R-lA (Sim!le Familv Residential) Zunine District. Applicant:
City of Monticello. (NAC)
REFERENCE AND BACKGROUND
Over the past several months, the City has received comments relating to the
application of the R-l A zoning regulations. The most common discussion has
involved the allowable building sizes and foundation dimensions in the district. In
the recent Hillside Farms PUD, the City permitted the developers to modify the
building size standards by reducing the foundation size requirement from 1,400
square feet to 1,100 square feet for two-story homes. The rationale for this change
was based on three primary issues:
a. The applicants provided information that showed that two-story
building styles were the most popular style for homes sold for higher
pnces;
b. The applicants had taken over a plat that was finalized under R-l lot
size requirements, meaning that the larger foundation size required by
the (then) new R-l A zoning could not fit well on the "smaller" lots;
and
c.
The only way to construct marketable housing meeting the 1,400
square foot foundation size was to rely on a split-entry building design
- a less desirable design yielding lower home pric.es.
Thc R-lA housing standards have not been fully testcd in "true" R-IA environments.
Carlisle Village and Spirit Hills were both areas designated and platted for R-IA
housing. Carlisle Village is beginning its plat development (see later agenda item),
and the owncr of Spirit Hills has had discussions with City sta1T about development of
that plat this summer. Both developers have raised the concern about building size
requirements, and both have suggested that they would like to have a similar
accommodation as that given to the Hillside Farms project.
Planning staff notes that the R-IA district was developed for a specific, unique
purpose - that of preserving the highest amenity land for true higher-end housing
stock. It was acknowledged when the district was created that it may take some time
for the market to catch up to these requirements in Monticello, but that the City
wanted to be sure that its most unique property was not consumed by morc modest
housing development prior to that time. The concern would be that by the time the
Monticello market is rcady for $500,000 housing, the best land would be gone. Thus,
thc R -1 A concept was instituted to preserve thosc lands for that market, based on thc
City's goal of working toward a more full range of housing choice.
Planning Commission Agenda - 3/0 1/05
.
By reducing the size of the foundation requirement, the City would be facilitating
quicker development of those areas with the R-IA designation. While a $300,000
home may be in the upper range of the current market, the R-IA concept has not been
fully tested.
To address the "loophole" in the ordinance that would tend to encourage the
construction of split-entry homes on 1,400 square foot foundations, planning staff has
developed an amendment to the ordinance intended to require either full walkout
ramblers meeting the R-l A standard, full two-story homes of this size, or allowing
certain split level designs. Because the R-l A is intended to be upper end housing, it
is acknowledged by staff that the regulations may require more unique and custom
housing design- not the limited pattern plans many builders provide.
ALTERNATIVE ACTIONS
Decision 1: Zoning Amendment altering the language of the R-1 A zoning district
relating to building size and style.
I. Motion to recommend approval of the amendment, based on a finding that the
purpose of the R-IA Distriet is to preserve high amenity land for true
upper end housing, and that the current language permits housing that may
interfere with that goal.
.
2. Motion to recommend denial ofthe amendment, based on a finding that other
options exist to achieve the goals of the R-1 A zoning.
STAFF RECOMMENDATION
StalTrecommends adoption of the amendment. As noted, the R-l A concept was
instituted for a specifie long-range purpose, with the understanding that it may not be
feasible to develop these areas under the short term market conditions. This
amendment chooses to close the loophole, rather than compromise the goals of the
district.
SUPPORTING DATA
A. Draft Amendment
B. R-I A Zoning District Regulations
C. Monticello Residential Design Standards
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lOA
City of Monticello, Minnesota
Wright County
Ordinance No.
AN ORDINANCE AMENDING SECTION 3-2 OF THE MONTICELLO CITY CODE,
KNOWN AS THE ZONING ORDINANCE, BY PROVIDING FOR FLOOR AREA AND
BUILDING TYPE IN THE R-1A, SINGLE FAMILY RESIDENTIAL DISTRICT.
The City council of the City of Monticello hereby ordains:
Section 1.
Section 3-2 [B]3. (e) is hereby amended as follows:
R-IA District: No single family home constructed in theR-
1 A District shall be built that does not consist of a least 2,000
square feet in interior finished floor area, exclusive
mechanical, garage, or unfinished storage spacc. All such
finished space shall be at or above the finished exterior grade,
or in the case of lower levels, no less than 42 inches below
such grade.
In addition to thc finished square footagc requiremcnts, no
building in the R-l A District shall have a foundation size of
less than 1,400 square feet, exclusive of garage spacc. At
Icast 1.000 square feet of such area shall be at thc same
finished floor clevation as the front entry. No Split Entry
housing construction shall be permittcd in the R-l A District.
Split lcvcl or multi-Icvel housing construction may be
permitted if it conmlics with all other requirements of this
Scction.
Basements that are neither "walk-out" or "look-out" levels
may be finished, but shall not be included in the finishcd
square footage calculation. To qualify as "finished," space
must have heat, l100ring such as carpet, vinyl, tile, wood or
other similar floor covering, and cciling and walls covcred
with gypsum board, plaster, or wood, and bc stained, painted
or covered with other residential wall covering prior to
occupancy.
.
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Section 2.
This Ordinance shall take effect and be In full force from and
after its passage and publication.
, Mayor
ATTEST:
Administrator
AYES:
NAYS:
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SECllUN :
6A-l:
6A-2:
6A-3:
6A-4:
6A-l:
6A-2:
6A-3:
6A-4:
CHAPTER 6A
JOB
"R_I^U SINGLE FAMILY RESIDENTIAL DISTRICT
Purpose
Permitted Uses
Permitted Accessory Uses
Conditional Uses
PURPOSE: The purpose of the "R-IA" single family district is to provide for low density,
single family, detached residential dwelling units and directly related complementary uses.
The R-l A District is distinguished from the R-l 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.
PERMITTED USES: The following are permitted uses in an "R-IA" District:
[A] Those uses permitted in the "R-l" District, under the same conditions as listed in
that district.
PERMITrED ACCESSORY USES: The following are permitted accessory uses in an
"R-l A" District:
[^I
Those permitted accessory uses as allowed in the "R-l" District. under the same
conditions as listed in that district.
CONDITIONAL USES: The following are conditional uses in an uR-l AU District
(requires a cnnditionaluse permit based upon procedures set forth in ancl regulated by
Chapter 22 of this ordinance).
[AI Those conditional uses as allowed in the "R-IA District. under the same conditions
as listed in that district.
MONTICELLO ZONING ORDINANCE
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Planning Commission Agenda - 3/01/05
Public Hearinl!: Consideration of a reQuest for an amendment to a CUP for
Development Staee pun and consideration of a revised Preliminary Plat for
Carlisle VilIaee. a 242 unit residential subdivision. Applicant: Shadow Creek
Corporation. (NAC)
REFERENCE AND BACKGROUND
The applicant has previously received an approval for this project, prior to a
discovery that a portion of the south property was owned by an adjoining land owner.
The applicant was unable to purchase that property. As a result, the original
preliminary plat was voided, but not until after a portion of the project had been final
platted,
The objectives of the original project were heavily weighted toward tree preservation,
The City permitted the applicant to increase density on the north portion of the project
in exchange for a design that encouraged tree preservation.
As a result, the applicant has resubmitted a preliminary plat reflecting the proper
boundaries, In addition, the applicant is seeking two modifications to the original
PUD approval. These are:
L Changes to the R-I A building size requirements, similar to those
approved in the Hillside Farms project.
2.
Changes to the townhouse design in the R-2 portion of the project,
based on a different builder's construction style,
Preliminary Plat
The Preliminary Plat design is generally laid out to be consistent with the originally
approved plan. I fowever, the lots along the far southern boundary are now much
shallower than the original PUD approval. The drawings from the spring of 2003
showed lot depths in this are of ISO feet or more, The current drawing shows lot
depths as little as 122 feet. T'he lot areas have been maintained above 12,000 square
feet (the minimum size) by adjusting side lot lines to make these lots wider, and other
lots smaller as a result.
The overall lot count remains the same- despite the loss of land. As a result, corner
lots have been reduced significantly in size, and as noted, lot depths are much less,
reducing the flexibility of home siting necessary to preserve trees in the project. With
this said, the technical averaging requirements have been met - the only question is
whether this project meets the City's expectations for R -1 A and pun development.
The applicant has stated that with tree preservation as a primary goal, lot lines were
situated to allow for maximum tree preservation, The changes to this plat do not
support this concern. In addition, a mass grading plan is shown on a significant
Planning Commission Agenda - 3/01/05
.
portion of the project that will eliminate large areas of trees to create building pads,
rather than the custom lot grading originally discussed.
If the current layout is to bc followed, planning stail would recommend the
elimination of three lots in the R-IA arca as follows:
. Lot 12, Block 5. This lot has been squeezed into a corner, leaving it at the
minimum 12,000 square feet, but due to its triangular shape, with virtually no
usable back yard and no flexibility in house placement.
. Lots 2 and 7, Block 6. These lots are two of a row of 8 along the south
boundary that as at the minimum 12,000 square foot sizc, and have minimal
depths. By eliminating thcse lots, and spreading the areas and widths to thc
adjoining lots on this block, greater tree prcservation l1exibility will result.
. Lots 3 and 8, Block 4. Thcse lots are two of a block of 12 lots wherc the
applicant is mass grading to create a shelf of lookout and walkout building
pads. By eliminating two of these lots and sprcading the area and width to
other lots in the block, a custom grading plan could be established and grcater
tree prcservation could be achieved.
.
. Move the cul-de-sac on 82m! Strcet NE to the north. Lot 15 (a 41,600 square
foot lot) is too shallow in this area to create adequate sctbacks and mcet rear
yard requirements, dcspite its size. By shifting the cul-de-sac onto this lot, the
lots along the south boundary of the plat can be increased in sizc, and the
grading neccssary to accommodatc the cul-de-sac can he minimized.
Other comments relatcd to thc replat includc the following:
Thc applicant should provide sample building drawings for the R-l A
and R*2A portions of the project. As a PUD, staff is conccrned
that housing styles meet the intcnt and requirements of the various
zoning districts and the purposc of PUD development.
The owncr(s) of the Dick Davidson property (Lots 4-8 of Block 1)
need to provide written verification that they are participating in
the Preliminary Plat process, as well as thc Final Plat to come.
A sample landscape plan and building design recommendation is being
preparcd by stail for use in the R-2A area. The landscaping
requirements outlined for thc R-2A zoning district are critical to
the type of development intcnded by thc ordinance.
.
Planning Commission Agenda - 3/0 1/05
R-IA Building Requirements
.
The applicant has also requested a relaxation of the R-IA building requiremcnts. The
((illside Farms amendment provided for an allowance that 2-story homes could be
constructed with foundation sizes of I, I 00 square feet, 2,200 square feet finished.
The Hillside farms project, however, was a hybrid ofR-l lot sizes and R-IA building
requirements. Thc R-l lots were "inherited" by the developers, and the City
accommodatcd thc difficultics ofmceting the R-IA regulations in this way.
Thesc conditions do not exist in thc Carlisle Village project. As a prime residential
area with significant stands of mature oak woods, planning stall would recommend
that the R-IA regulations (as amended to prohibit split entry dcsign) continue to
apply to this project.
R-2 Replat and Architectural Style
.
Thc original townhouse portion of the project included a townhouse design that
provided for significant roofline variation and undulation in the building walls. The
overall effect was of a series of attached individual units, rather than a large single
building subdivided into adjoining units. A new builder is now interested in this
project, and the applicant is seeking an amendment to the PUD to accommodate a
revised building. The proposed building is more of the latter description. A small
variation in roofline has been added to the ridge line of the root: however, the front
roof will be a continuous plane, broken up by three false gables. The buildings are
exclusively vinyl lap siding on rear and sides, vinyl lap siding on the upper story of
the front, and brick along the lower level bctwecn garage and entry doors.
Garagcs arc tuck-undcr dcsign, although the entry doors are recessed significantly
into the unit (stall does not have floor plans to verify). As such, the front view of the
huildings arc dominatcd by thc garagc doors on the main level. The preferred
building design in a PUD that is adjacent to thc R-l A area would be for units to
emphasize front cntrics, recess and de-emphasize garage doors, and crcatc thc
impression of individual buildings with building wall and rooflinc, rather than the
apartmcnt block design proposed with this application.
.
With regard to the plat, the applicant is requesting changes to thc plat to
accommodate the deeper unit design that these units rcquirc (as compared to the
original unit plat). Due to the need to dccpcn thc unit lots, buildings encroach on
each other at the corncrs ofthc intcrior loop street. If this townhouse design is
approved and the plat proceeds, planning statI would recommcnd removal of
buildings 25 and 29 to add spaciousness to the interior and increase the distance
betwecn building corncrs. On the outside of the loop, buildings 17 and 10 should be
removcd to climinatc conflicts between driveways at the street, and dccrcasc thc
percentage of curb line that is affcctcd by driveway curb cuts. These changes would
kccp thc projcct consistcnt with thc proportionate number of single family and
attachcd units discusscd at the bcginning of the project.
Planning Commission Agenda - 3/01/05
.
ALTERNATIVE ACTIONS
Decision 1: Replat for Carlislc Village
I. Motion to recommend approval ofthc replat, based on the conditions listed in
Exhibit Z, based on a finding that with the listed conditions, thc project will
mcct the intcnt of the City with regard to R-I A, R-2A, R-2, and pun
development.
2. Motion to recommend dcnial of the replat, based on a finding that the project
changes arc inconsistent with the City's requircments for R-IA, R-2A, R-2,
and PUD development.
Decision 2: Amcndment to the Carlisle Villagc Planned Unit Developmcnt to
allow alternativc townhouse designs in the R-2 portion ofthe project.
1. Motion to recommend approval of the PUD Amendmcnt, based on a finding
that thc changes are consistent with the original approval and result in a highcr
level of building and subdivision dcsign per the requiremcnts of the City's
PUD ordinancc. This approval recommcndation should be conditioncd on
removal of buildings 10, 17, 25, and 29 from the proposed plans to increase
building spacing around thc loop street.
.
2. Motion to rccommcnd denial of the pun Amcndment, based on a finding that
the changes are not consistent with the City's expectation for PUD in this
area, and that both thc architecture and the proximity of buildings to each
other rcsult in a project that does not meet the PUD ordinancc objcctives.
Decision 3: Amendment to the Carlisle Village Planned Unit Developmcnt to allow
changes in building size requirements for the R-IA area.
1. Motion to recommend approval of the amendment to allow 1,100 sq uare foot
foundation sizes for two story homes in the R-IA portion of the project, based
on a finding that thc R-l A ordinance requircmcnts are not well-suited to
development in this area.
2. Motion to rccommend denial of the amcndment, based on a finding that the
purposc of the R~ I A regulations is to cnsure higher-end housing in the areas
of the community guided for R-IA dcvelopment, and that a compromise to the
building standards would be inconsistcnt with the City's Comprchcnsive Plan
goals and policies.
.
Planning Commission Agenda - 3/01/05
STAFF RECOMMENDATION
.
Staffrccommends approval of the replat only with the conditions listed in Exhibit Z.
The project design has become much less spacious with the loss of the property along
the south boundary, and with the proposed changes to the townhouse design.
Moreover, the proposed design creates a much greater impact on the wooded area
than originally planned.
The City and developer agreed at the outset of the project that tree preservation in this
area was the prime goal, and the reason that the project was guided for R-l A
development. Losing site of this goal by allowing minimum lot sizes and mass
grading is counter to the intent of the Comprehensive Plan. It would reduce the
natural amenity of the site (which the R-1A designation is designed to protect) by
ignoring the natural lay of the land and by eliminating the flexibility inhouse
placement that the larger lots provide.
Planning staff recommends against the proposed changes to the R-2 townhouse
design. As noted, ifthe plat proceeds with footprints of this type, at least four of the
buildings should be removed to increase spaciousness between the buildings and
eliminate the conflicts at the corners of buildings and driveways. This would have
the further advantage of better reflecting the City's preferred ratio between detached
and attached housing.
.
With regard to the building design, planning staff suggests that a much better design
should be required. As noted, a townhousc building that reccsscs and dc-cmphasizcs
garages, cmphasizes the front entrance (including glass and visual access to the front
of the unit), and provides for significant variation in roofline and building wall is
recommendcd. Small bumpouts and gables are bettcr than an unadorncd basic box
building, but do not rise to the level required by the previous PUD approval.
Finally, planning staff does not recommend thc requestcd changes to the R-l A
building size. First, the R-IA has not been adequately tested in a true R-IA projcct to
abandon it already. While builders and developers may claim that they can not sell
buildings such as the R-l A requires, the very point of the district is to preserve land
for significantly upscale neighborhoods until the market can support this housing in
Monticello. As such, if the R-l A requirements serve to preclude $300,000 houses in
the prime locations at the current time, waiting instead until Monticello can support a
market for $500,000 houses, thcn the R-IA is perf()rming exactly as it was intended.
.
.
.
.
Planning Commission Agenda - 3/0 I /05
SUPPORTING DATA
A.
R.
C.
D.
E.
F.
G.
H.
I.
J.
Z.
Site Location Map
Applicant and Engineer Narratives
Original Revised Preliminary Plat
Revised Preliminary Plat - Addresses Staff Comments
Originally Approved R-2 Building Elevations
Proposed R-2 Building Elevations
Development Sales Packet
Planning stail alternative R-l A layout
Engineer's Report
Developer's Engineer Response Sheet
Conditions of Approval
.
.
.
Planning Commission Agenda- 3/01/05
Exhibit Z
Conditions of Approval
Carlisle Village Re-Plat and Amendment to PUD
1.
Redesign of the plat to eliminate Lot 12, Block 5, Lots 2 and 7, Block 6, Lots 3
and 8, Block 4.
2.
Move the cul-de-sac fcn 82nd Street NE to the north, reducing the necessary
grading, and reducing the size of Lot 15, Block 6, and increasing the sizes of lots
on the south side of the cul-de-sac.
3.
Provide sample building drawings for R-IA and R-2A portions of the project.
4.
Verify the participation of the Davidson property owners in the plat.
5.
Abide by the tree preservation program established at the time of the original plat
and PUD approval, as well as the other conditions of that project approval.
6.
Redesign the townhouse buildings to meet the higher standard of architectural
quality as discussed - varied rootlines, varied building walls, improved materials
(more stone and/or brick), cmphasized front entry areas, rccessed and de-
emphasized garage doors.
7.
[-:Iiminate buildings 10, 17,25 and 29 from the townhouse layout to increase
spaciousness and comply with the attached - dctached unit ratio.
8. Compliance with the building rcquirements for R-IA buildings (as amended).
9. Provide rcvised landscape plans relleeting thc changes to the plat as approved.
10. Provide revised plan scts for all plans reflecting the finally approved preliminary
plat with conditions met prior to submission offinal plat application.
11. Compliance with the recommendations of the City Engineer in thcir rcport dated
February 16,2005.
12. The applicant enter into an amcnded Development Agrccment rcf1ecting the
conditions of approval.
Vicinity Map
.
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.JIII Darrel A. Farr
.EVELOPMENT. CORPORATION
HB
r
JANl 1 2005
January 10,2005
Mr. Jeff O'Neill
Community Development Director
CITY OF MONTICELLO
505 Walnut Avenue
Monticello, Minnesota 55362
RE: Carlisle Village
Dear Jeff:
Enclosed, please find documentation relevant to three requests for the referenced
subdivision.
.
The first request is for approval of a revised preliminary plat for the RIA area due to a
change in the location of the south property line. The information enclosed includes a
new analysis of tree preservation as requested by the City.
The second request is for an amendment to the PUD to allow for a new style townhome.
This approval is being requested in both the final platted and preliminary platted areas.
The infonnation enclosed includes building plans and elevations for the townhome
product being proposed.
The third request is for a reduction in the foundation square footage requirement for a full
basement two story home in the RIA area. I have enclosed a draft of the proposed
covenants for Carlisle Village should this request be approved. The building requirements
would be as follows:
. (Rambler) 1600' main floor finished/2000' total finished
· (Split) 1400' finished at or above grade/2000' total finished
· (2 story) 1200' finished main floor/2300' total finished
· Garages - minimum 700'
. Roof pitch - 7/12 or greater
. Front fayade - 20% brick or stone
Ii
11-
1111
.
.,
..
.
.
.
January 10, 2005 - Page 2
We are making this request in response to volumes of builder contacts we have made
over the past several months trying to sell lots. The builders and their agents feel that the
market for Carlisle is 2 story buyers but a 1400' mainl2800' total product puts the
product out of their price range. I will be submitting an additional memo in this regard for
review by the Planning Commission within the next few days.
Please call me at your earliest convenience after reviewing the enclosed submittal so that
we can meet to answer questions, discuss concerns and/or provide additional information.
Sincerely,
SHADOW CREEK CORPORATION
't//{1)'II(d!e () . (j()/idlIJA / [;tit?
Lucinda A. Gardner
President
c: File
.
.
.
'"
y-(
~R\ /
\\\D\1P
DECLARATION OF COVENANTS. CONDITIONS AND RESTRICTIONS
THIS DECLARATION OF CONVENANTS, CONDITIONS AND RESTRICTIONS (the
"Declaration") is made and entered into as of this day of , 2005
by and between Shadow Creek Corporation ("SCC"), a Minnesota corporation ("Developer")
and Mainstreet Bank, a Minnesota banking corporation ("Lender"), sometimes collectively
referred to hereinafter as the "Declarants".
RECITALS
1. sec owns in fee simple that certain real property legally described as Lots 2-7, Block 1, Lots
4-10, Block 11, Lots 1-5, Block 12 and Lots 1-8, Block 13 all in Carlisle Village according to
the plat thereof on file and of record in the Wright County Recorder's Office (the "Developer
Property").
2. The Developer Property is subject to the provisions of that certain Mortgage and Security
Agreement made by SCC in favor of Lender dated November 17,2003 and recorded on May
19,2004 as Document No. A-909918 in the Wright County Recorder's Office.
3. It is now the intention and desire of the Declarants to protect the value and desirability of the
lots legally described above, and Declarant therefore submits the Developer Property to the
covenants, conditions and restrictions hereinafter set forth for the mutual benefit of the record
owners, whether one or more persons or entities, of a fee simple interest to any Lot within the
Developer Property, including contract vendees ("Owners").
AGREEMENTS
The Declarants do hereby subject the Developer Property to the following covenants, conditions
and restrictions, hereby specifying that this Declaration shall constitute covenants running with
the land and shall be binding on the Declarants, and their respective successors and assigns, and
all subsequent Owners of all or any portion of the Developer Property and improvements
thereon, together with their respective grantees, successors, assigns, heirs, executors,
administrators and devisees:
'"
.
1. No Lot within the Developer Property shall be used except for residential purposes only. No
improvement or structure other than a single-family dwelling, together with appurtenant
garage, fence, swimming pool, or accessory structure, may be erected, placed or maintained
on any Lot or portion thereof within the Developer Property.
2. Buildings located on Lots within the Developer Property shall not be rented by the Owners
thereof for transient or hotel purposes, which shall be defined as (i) rental for any period less
than thirty (30) days or (ii) any rental if the occupants of the building are provided customary
hotel services, such as room service for food and beverage, maid service, furnishing laundry,
linen and bellboy service. Other than the foregoing obligations, the Owners of the respective
Lots shall have the absolute right to lease the buildings located thereon provided that said
lease is in writing and is expressly made subject to compliance by the tenant with all of the
provisions of this Declaration.
3. No Owner or his tenants or their respective families or guests may store, locate or park for
more than four (4) consecutive hours, any trucks in excess of 4,000 pounds gross weight, or
unlicensed or inoperable vehicles, on any portion of the Developer Property unless stored out
of sight in appropriate building as approved under these covenants, including the public
streets serving and adjacent to the Developer Property.
.
4. No building, fence, wall, kennel, mailbox or other structure and no television or other
antennas shall be commenced, erected or maintained upon any portion of the Developer
Property, nor shall any exterior addition to or change or alteration therein be made or any
grading or landscaping be commenced until the plans and specifications showing the nature,
kind, shape, height, materials, and location of the same shall have been submitted to and
approved in writing as to harmony of external design and location in relation to surrounding
structures and topography by Developer or a designated representative of Developer. In the
event Developer, or its designated representative, fails to approve or disapprove such design
and location within thirty (30) days after said plans and specifications have been submitted to
it, approval will not be required and this provision will be deemed to have been fully
complied with.
5. No dwelling constructed on any portion of the Developer Property shall contain less than
1,600 square feet of interior space on the ground floor in the case of a single story structure,
provided that the aggregate finished interior square footage for all levels is not less than
2,000 square feet. No dwelling constructed on any portion of the Developer Property shall
contain less than 1,400 square feet of interior space on the first two levels at or above the
front entry elevation in the case of a split level structure provided that the aggregate finished
interior square footage for all levels is not less than 2,000 square feet of interior space. No
dwelling constructed on any portion of the Developer Property shall contain less than 1,200
square feet of interior space on the ground floor in the case of a structure containing two or
more stories, provided that the aggregate finished interior square footage for all levels is not
less than 2,300 square feet of interior space at or above grade. Each Lot within the Developer
Property shall contain an attached garage sufficient to store a minimum oftwo (2) motor
vehicles or 700 square feet whichever is greater.
. 6. The main dwelling shall be completed within 6 months of commencement of construction.
.
.
.
.;
7. The house fayade must be a minimum of 20% brick and/or stone. Upgraded shingles shall be
used such as horizon shangle, timberline or cedar shakes. All roofs on main dwelling must
have a roof pitch of7-12 or greater.
8. All non-impervious ground shall be seeded or sodded with perennial grasses or legumes.
Wooded lands, designated wetlands and slopes greater than 12% shall be left in their natural
state unless appropriate governmental approvals together with the written approval of the
Developer is obtained. Herb, vegetable, flower or other like garden plots are not subject to
this restriction.
9. All grading, construction and related activities on any portion of the Developer Property shall
be conducted in accordance with the standards for such construction and the requirements
proscribed therefore by the City of Monticello, Minnesota.
10. No structure of a temporary character or nature, trailer, tent or shack may be used on any Lot
at any time as a residence, either temporarily or permanently.
11. The covenants, conditions and restrictions of this Declaration shall run with and bind the land
comprising the Developer Property and shall insure to the benefit of and be enforceable by
the Declarants, the Owners, and their respective legal representatives, heirs, successors and
assigns, for a term oftwenty (20) years from the date this Declaration is recorded, after
which time said covenants, conditions and restrictions shall be automatically renewed for
successive periods of ten (10) years.
12. The provisions hereof shall be deemed independent and several, and the invalidity or partial
invalidity or unenforceability of anyone provision or portion thereof as may be determined
by a court of competent jurisdiction shall not affect the validity or enforceability of any of the
other provisions hereof.
13. The provisions hereof shall be governed in accordance with and construed under the laws of
the State of Minnesota.
14. Developer and any Owner shall have the right to enforce, by any proceeding by law or in
equity, aU restrictions, conditions and covenants now or hereafter imposed by the provisions
of this Declaration.
15. This Declaration may only be amended by a written instrument signed by Developer and all
Owners of the Developer Property.
.
.
.
.
IN WITNESS WHEREOF, the parties hereto have hereunto set their respective hands as of the
day and year first above written.
STATE OF MINNESOTA )
)ss.
COUNTY OF )
Shadow Creek Corporation ("Developer")
Lucinda A. Gardner, President
The foregoing instrument was acknowledged before me this day of
200_ by Lucinda A. Gardner, President of Shadow Creek Corporation ("Developer").
STATE OF MINNESOTA )
)ss.
COUNTY OF )
Notary Public
Mainstreet Bank ("Lender")
The foregoing instrument was acknowledged before me this
by , the
Bank ("Lender").
DRAFTED BY:
Shadow Creek Corporation
172 Hamel Road
Hamel, Minnesota 55340
(763) 553-9972
day of
, 200_
of Mainstreet
Notary Public
.
.
.
Westwood Professional Services, Inc.
PLANNING. ENGINEERING. SURVEYING
January 10, 2005
JefTO'NeiII
Community Development
City of Monticello
505 Walnut A vc. Ste. 1
Monticello, MN 55362
Director
Re: fan/Monticello/Carlisle Village-Phase II
Ref: 20041091.0 I
Dear Jeff:
'"
III?
ii, '\ .J... 'I )IIUV>
""'/"'" , L~, Y
7599 Anagram Drive
Eden Praire, MN 55344
Phone: 952-937-5150
Fax: 952.937-5822
Toll free: 1-888-937-5150
E-mail: Wps@westwoodps.com
TWIN CITIESlMETRO
ST. CLOUD
BRAINERD
Please find attached thc preliminary pIat package for Carlisle Village-Phase II. The proposal includes the
preliminary platting of the remaining lots within the development not final platted as Carlisle Village. The revisions
to the preliminary plat include a revised layout within the R I -A Zoning District, and revisions to the townhome
layout to accommodate a larger footprint townholl1e.
An analysis of the impacts on the trees within the R I-A district has been completed, and a summary of the results is
as follows:
Previous Layout
Total Trees
Trees to Save
Trees to Save w/ ReI. Wall
Trees to Possibly Save
Trees to Remove
Percentage of Trees Saved
Current Layout
Total Trees
Trees to Save
Trees to Save w/ ReI. Wall
Trees to Possibly Save
Trees to Remove
Percentage of Trees Saved
Please contact me if you have any questions.
Sincerely,
~OO~LSERVICES' INC
B,i,n J. J2,on
Project Engineer
Cc: Lucinda Gardner, Fan Development Corp
1200
627
32
] 6
525
52.2% (62711200)
1200
721
15
2
462
60% (721/1200)
Designing the Future Today...since 1972
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Luxuriously spacious and
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graceful< enteriainingoptions.
.his 'two..bedroomfloor plan
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with dining and great room
areas that blend ,together to
make a truly distinctive
setting. The Canby'swe.ll
designed kitchen is loaded
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pantry and snackbar.The
study is generously sized and
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WSB
& Associates, Inc,
Infrastructure . Engineering . Planning . Construction
I/~
.
February 16,2005
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
Mr, Jeff O'Neill
Deputy City Administrator
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Preliminary Plat Review
Carlisle Village - Phase 11
City of Monticello Planning Project No. 2003-12
WSB Project No. 1160-23
Dear Mr. O'Neill:
.
We have completed an initial review of the re-snbmitted preliminary plat documents prepared by
Westwood Professional Services, Inc., dated January 10,2005, and wonld offer the following
comments:
Existinl! Conditions
I. The wetland adjacent to Rolling Woods is not eligible for credit eVen iftbe request had
been made.
2. Update the plans to reflect no wetland impact to Wetland 8 with the revised roadway
alignment.
3. The phase lines should be identified more clearly to reflect work completed.
4, The north arrow is pointing in the wrong direction on all sheets,
Preliminarv Plat
I. Drainage and utility easements need to be shown and dimensioned for storm sewer in rear
yards,
2. All rear yard swales must be contained within a drainage and utility easement and should
not extend over more than four continuous lots.
-
3, The road width and right-of-way should be dimensioned.
-
Minneapolis I S1. Cloud
Equal Opportunity Employer
F:\WPWIMJ J60-23102160JCarlisle_:!o.do{'
Mr. Jeff O'Neill, Deputy City Administrator
February 16, 2005
Page 2
.
4. Is Cobblestone Court the correct street name?
5. Try to square up the intersection at 83"' Street NE and 82"' Street NE.
~reliminarv Gradin2 Plan
I. Street grades should be labeled, as well as high and low points.
2. All drainage and utility easement widths should be dimensioned where storm seWer
extends along 10t lines.
3. All rear yard swales must be contained within a drainage and utility easement and should
not extend OVer more than four continuous lots.
4. All storm seWer rims and inverts should be labeled to verify easement widths and
structure depths.
5.
I! ~
6W" .
.
6.
A maj on ty of the lots do not include a 30- foot usable backyard area with a slope no
greater tban an 8:1 slope, not including drainage swales. Please provide options on how
this can be accomp Iisbed for Lots 6-10 and 15-1 7, Block 6 and Lots 4-5 and 9-10, Block
4.
Pond slopes and side and rear yard slopes for all lots, including the above-mentioned lots,
should not exceed a 4: 1 slope.
7. More detail will need to be Provided including curb elevations, slopes, and drainage
arrows for grading the 82nd Street NE cul-de-sac.
Utilitv PIa.!!
I. Extend sanitary seWer and water main to the east end of 83"' Street NE. We will need to
veriiy that the sanitary sewer depth is adequate to serve adjacent future development.
2. Re-align the sanitary seWer and add an additional manhole at the 82"dStreet cul-de-sac to
minimize service lengths.
3. Gate valves and hydrants sbould be shown so they are legible.
4. Catch basins should be a minimum of 4-feet deep.
5. Catch basin manholes OVer 5-feet deep sbould be routed to a storm seWer manhole (i.e.
CBMH-59, CBMH-63, CBMH-94, and CBMH-70).
F: I WPW1Ml J 60-:3102 J 605G'rlis/~./o,tlo("
.
.
Mr. Jeff O'Neill, Deputy City Administrator
February 16, 2005
Page 3
6. Design PES 74 as a catch basin.
7. A separate plan identifying the location of the joint trench for private utilities will need to
be provided during final design.
Please have the applicant provide a written response to the review COmments in this letter with
the revised plan submittal.
Please give me a call at (763) 287-7162 if you have any questions or COmments regarding this
letter.
Sincerely,
WSB & Associates, Inc.
~~<---
~hibani Bisson, P.E.
Project Manager
cc:
John Simola, City of Monticello
Bret Weiss, WSB & Associates, Inc.
Phil Elkin, WSB & Associates, Inc.
Steve Grittman, NAC
Brian Johnson, Westwood Professional Services
Lucinda Gardner, F arr Development
sb/tsh
F: I WPW/NiJ 160-13102 J 605('(lr/f~'/e~j(),dot:.
Westwood Professional Services, Inc
.
February 22, 2005
ll'
III
Shibani Bisson
WSB & Associates
701 Xenia Avenue
Minneapolis, MN 55416
7599 Anagram Drive
[den Pmirie, MN 55J4~
FIB 2 3 2005
Phone: 952-937-5150
Fax; 952-937 5822
TOli Free 1-888-937 -5150
Emili/; wps@westwoodp\,com
RE: Response to comments
Carlisle Village Phase 1/- WPS # 20041091.01
Dear Shibani:
The tOllowing are responses to comments included in the preliminary piat documents
prepared by Westwood Professional Services. inc. Dated February 22.2005- Additional
comments are added based on the compieter set of plans. Responses are in red:
Existina Conditions
.
1. The wetland adjacent to Rolling WOOds is not eligibie for credit even if the
request had been made.
· Comment noted
2. Update the ptans to reflect no wetiand impact to Wetland B with the reviSed
roadway alignment.
· The roadway has been revised, and no wetland impacts are proposed
within Wetland 8.
3. The phase lines should be identified more ciearly to reflect work compieted.
· Phase I is delineated
4. The north arrow is pointing in the wrong direction on all sheets.
· North arrows are revised.
Preliminarv P'~
......
1. Drainage and utility easements need to be shown and dimensioned for storm
sewer in rear yards.
· Shown on Preliminary Plat, final easements as required by the City will be
shown on Final Plat
2. Ail rear yard swales must be contained within the drainage and uliiityeasement
and should not extend Over more than tour continuous lots.
· I believe this design criteria is met, please notify me of specific areas of
concern. There is around the house drainage on a variety of the lots
within Block 5.
3. The road width and right-at-way should be dimensioned.
· Shown on Preliminary Plat
4. Is Cobblestone Court the correct street name?
· Street name is Gateway Circle.
5. Try to square up the intersection at B3" Street NE and B2"' Street NE.
· Plat is revised.
-
[Jr:\lqlllrlq till' futlJU' -/OdilY___SIllu' 1972
.
Preliminarv Gradina P'an "',
.
1. Street grades should be labeled, as well as high and low points.
· See Grading Plan
2. All drainage and utility easement widths should be dimensioned where storm
seWer extends along lot lines.
· Shown on Preliminary Plat and Grading Plan
3. All rear yard swaies must be contained within a drainage and utility easement
and should not extend over more than four continuous lots.
· I believe this design criteria is met, please notify me of specific areas of
concern. There is around the house drainage on a variety of the lots
within Block 5.
4. All storm sewer rims and inverts should be labeied to verity easement widths and
structure depths.
· Shown on Grading and Utility Plan
S. A majority ot the lots do not include a 30-toot us"abie backyard area with a slope
no greater than an 8: 1 slope, not inCluding drainage swales. Please provide
option on how this can be accomplished tor lots B-1 0 and 15-17. Sieck 6 and
lots 4~5 and 9-10, Slack 4.
· Refer to comments by Developer.
6. Pond slopes and side and rear yard slopes for all lots. including the above-
mentioned lots, ~hoU/d not exceed a 4:1 slope.
· Refer to comments by Developer
7. More detail will need to be provided including curb elevations. slopes. and
drainage arrows for grading the 82nd Street NE cul-de-sac.
· See Grading Plan
Utili tv Plan
1. Extend santtary sewer and water main to the east of B3'" Street NE. We wiii need
to verity that the sanitary sewer depth is adequate to serve adjacent future
development.
· See Utility Plan
2. Re-align the sanitary sewer and an additional manhoie at the B2"' Street cui-de-
sac to minimize service lengths.
· That alignment would impact trees in the CDS.
3. Gate valves and hydrants should be shown so they are legible.
· See Utility Plan
4. Catch basins should be a minimum of 4-feet deep.
· See Utility Plan
S. Catch basin manholes OVer S-feet deep should be routad to a storm sewer
manhole (i.e. CBMH-59, C8MH~63, CBMH-94, AND CBMH-70).
· See Utility Plan, CBMH 64/94 is not practical to revise.
6. Design FES 74 as a catch basin.
· See Utility and Grading Plans
7. A separate plan identitying the location of the jOint trench tor private utilities will
be provided during final design.
· Comment noted.
.
.
Piease Contact me if you have any questions or comments. Once you have had a
chance to look at the plans, I wouid like to sit down with you and review your comments.
Sincerely,
Westwood Professional Services, Inc.
Brian JOhnson, P.E.
Project Manager
Cc: lucinda Gardner, Farr Development
Dan licht, NAC
Jeff O'Neill, City of Monticello
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Planning Commission Agenda -- 03/01/05
12.
This item has heen tabled to the April meeting of the Commission to allow further
review of the submittal documents.
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13.
Planning Commission Agenda -_ 03/01/05
Public lIearin - Consideration of an amendment to the Ztlnin Ordinance
re nlatin relocation of/awful non-eonformin hillhoard si ns.
,APPlicant: City of Monticell.Q
Staff request that this item be tabled until further notice at the direction of the City
Attorney.
Planning Commission Agenda _ 3/01105
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14.
U date - Review of Process and Time/inc for Herito
APPlicant~. (NAC)
nEFEnENCE ANn BACKGnOUND
Attached is an outline of thc AUAR and planning processing for the Heritage project
that is being pursued on about 890 acrcs surrounding and including the Silver Springs
Golf course. Staff will review the material with the Planning Commission at the
meeting. The purpose of this infonnation is to give you Some background for the
subsequent review of the Heritage project.
Staff expects to have a concept plan for review at the April Planning Commission
meeting. Because of the size and scope of this project. the review requirement is
going to be exhaustive. We will try to provide information to the Planning
Commission in as concise a fonnat Possible, however, there will be a significant
amount of information to review.
ALTERNATIVE ACTIONS
No action at this time.
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81' AFF RECOMMENDA TION
No staff recommendation at this time.
sUPPonTING DATA
A. Process Outline Document
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HERITAGE/SILVER SPRINGS GOLF COURSE DEVELOPMENT
Planning Commission Meeting #1
March 1, 2005
Outline for discussion
1. Bricf Overview of Heritage development
a. Location
b. Mixed-use development on 890 acres
c. Includes redevelopment of Silver Springs Golf Course
d. Includes up to 2,780 Proposcd units - triggers EIS or AllAR
n. What is an AllAR
a. Alternative Urban Areawide Review
b. Hybrid between EA Wand ElS
c. Can bc used to evaluate some types of projects that require an ElS
d. Evaluates different development scenarios
e. Needs to be updated cvcry 5 years (just like FIS)
III.
What is involved in preparing an AUAR
a. Analyze impacts on a geographic area
b. Define development scenarios
i. Comprehensive Plan
1. 400 acres Golf Course
2. 170 acres Low Dcnsity Residential (510 units)
3. 280 acrcs Industrial
4. 40 acres wetland/open space
11. Maximum Build
1. 192 acres Golf Coursc
2. 32 acres Business Park
3. 122 acres Parks/Open Space
4. 598 single-fiunily units
5. 2,182 multi-family units
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Ill. Existing conditions - provides baseline data
c. Includcs mitigation plan -- identifies requirements
d. Mitigation clements need to be incorporated into developmcnt
IV. Draft and Final AUAR will be rcviewed with Planning Commission prior to
agency submittal
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