City Council Agenda Packet 07-12-2004
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Mayor:
AGENDA
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday, July 12,2004 - 7 p.m.
Bruce Thielen
Council Members:
Roger Carlson, Glen Posusta, Robbie Smith and Brian Stumpf
1. Call to Order and Pledge of Allegiance.
2. Approve minutes of June 28, 2004 regular Council meetingi/
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3. Consideratjfm of adding itemyo the agenda. 1{!lJIA. {.#d , I ~ /-
1/lJ.JA v 5r~ e.'t-fLl CV~~ 51'-,(f tlrO(IS
4. Citizen comments, petitions, reqLests and complaints.
5. Consent agenda.
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A.
Consideration ofratify new hires and departures for the MCC, Liquor Store, Water,
Streets, Public Works and Parks.
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Consideration of awarding contract for 2004 Sealcoating, Project No. 2004-24C
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Consideration of preliminary plat approval for Jefferson Commons, a commercial
development in a 8-4 District. Applicant: City of Monticello.
D.
Consideration of calling for public hearing on TH 25/Sehool Boulevard signal, City
Project No. 2004-19C.
E.
Consideration of a conditional use permit for concept and development stage Planned
Unit Development. Applicant: Muller Theatres and the City of Monticello.
F.
Consideration of a request for a conditional use permit allowing for a convenience
food establishment in a B-4 (Regional Business) District. Applicant: Culver's of
Monticello.
Consideration of a request for a zoning map and comprehensive plan amendment to
accommodate a change inland use from Light Industrial (I I-A) to a Commercial
Industrial PUD. Applicant: Otter Creek LLC
11.
Consideration of amendment to the Monticello Zoning Ordinance regarding minimum
fence setbacks and maximum fence heights on parcels with multiple street frontages.
Applicant: City of Monticello Planning Commission.
I.
Consideration of reviewing quotes for parking improvements to the Dan Olson
property and authorizing award of contract. Project No. 2004-15C.
J. Consideration of final plat and development agreement Wal-Mart.
City of Monticello
Council Agenda
July] 2,2004
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Consideration of request for a comprehensive plan amendment and zoning map
amendment to accommodate a change in land use from Light Industrial (II-A) to
Regional Business (B-4). Applicant: Ocello, LLC
Consideration of items removed from the consent agenda for discussion.
Consideration of transportation system design and operation for 2005.
Consideration of concrete sidewalk rejection on the Cedar Street, City Project No. 2002-06C.
Consideration of approving purchase agreement Culver's Restaurants.
Approve payment of bills for July.
Adjourn.
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MINUTES
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday, June 28, 2004 - 7 p.m.
Members Present:
Roger Carlson, Glen Posusta, Brian Stumpf and Bruce '['hielen.
Members Absent:
Robbie Smith
1. Call to Order and Pledge of Alleeiance.
Mayor Thielen called the meeting to order at 7 p,m. and declared a quorum present The Pledge
of Allegiance was said.
2A. Approve minutes of the .June 14,2004 rel!ular Council meeting.
ROGER CARLSON MOVED TO APPROVE THE MINUTES OF THE JUNE 14,2004
REGULAR COUNCIL MEETING. GLEN POSUSTA SECONDED THE MOTION.
MOTION CARRIED WITH BRIAN STUMPF ABSTAINING.
2B. Approve minutes of the June 21. 2004 special Council meetinl!.
GLEN POSUSTA MOVED TO APPROVE THE MINUTES OF THE JUNE 21, 2004
SPECIAL COUNCIL MEETING. BRIAN STUMPF SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY.
3.
Consideration of addine items to the agenda.
Brian Stumpf asked about the triangular piece of land at the River Street/Prairie Road/CSAH 75
intersection and who was responsible for maintaining that. He asked that staff determine
responsibility for maintenance and report back to the Council. John Simola indicated that for
the time being the City would maintain it. Glen Posusta asked that the City's policy on noxious
weeds be added to the agenda.
4. Citizen comments/petitions. requests and complaints.
Mayor Thielen explained the purpose of the citizen comment portion of the agenda.
Gary Anderson from the Monticello Lions Club was present to report to the Council on the
success of the Support Our Soldiers project and to thank the Council for the their support of the
project as well as allowing the use of the MCC facility for packaging the boxes that were sent to
the troops. I-Ie indicated that a scrapbook on the project would be available for viewing at City
Hall.
5. Consent Agenda.
A,
Consideration of ratifying new hires and terminations tl1r the Liquor Store, Streets and
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Parks. Recommendation: Ratify the hires and terminations as identified.
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Consideration of final plat and development agreement Sunset Ponds Phase I L
Recommendation: Approve the final plat of Sunset Ponds 2nd Addition subject to
completion and execution of the development agreement.
B.
C. REMOVED FROM THE AGENDA.
D. Consideration of a request for a conditional use permit allowing for drive-up retail sales;
motor fuel dispensing; light automobile service, including tires and batteries; open and
outdoor sales; convenience foods; joint parking and drives; sign plan; and a request for a
preliminary plat for a commercial development in a B-3 district. Applicant: Wal-Mart.
Recommendation: l) Approve the preliminary plat for Monticello business Center 3rd
Addition based on a finding that the land use pattern is consistent with the City's
Comprehensive Plan subject to conditions notcd by the Planning Commission on June
l, 2004 as follows:
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12.
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The applicant is to submit revised plans showing the sidewalk along Cedar Street to be five feet
in width and both ofthe sidewalks along Cedar Street and the sidewalk along School Boulevard
to be one foot off of the property line.
The sidewalk along School Boulevard is to be extended to the east for the length of the plat.
An escrow for future street, sidewalk, lighting and utility extension along Cedar Street the length
of the plat is to be submitted to the City prior to building permit approval.
Color, detail or additional landscape screening is to be added to the rear and School Boulevard
facade.
Xcel Energy must review all landscaping within the overhead powerline easement. The
landscape plan must be revised as necessary.
The photometric plan is to be revised to show any lighting within the canopy area.
Lighting within the canopy area shall consist of canister spotlights with no portion ofthe light
source or future extending below the bottom face of the canopy.
The site plan is to be revised to identify a trash enclosure constructed of similar building material
as the principal structure, screened from view of neighboring properties, with adequate access for
garbage trucks. An interior or attached trash room is the preferred design.
The site plan is to be revised to reduce the number of access points onto School Aoulevard and
Cedar Street from the site from three to two.
The submitted grading plan is subject to review and approval of the City Engineer.
Utility plans are subject to review and approval of the City Engineer.
Additional comments from staff
2) Approvc the CUP requests based on the finding that they are consistent with the
criteria for CUP approval as described in the ordinance subject to conditions identified
by the Planning Commission at the J unc 1, 2004 meeting (approved engincer plans and
tinal architectural standards are the only conditions that have not been met with the
latest plan submittal). A commitment has been made to adjust architectural detail as
requested including adding landscaped island delineators. Approval includes the
condition that the architectural plan for the structure include enhancements as requested
by the City Planner.
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E.
Consideration of accepting feasibility report for Meadow Oak Sewer Bypass Project No.
2003-02C. Recommendation: Accept the feasibility report and order preparation of
plans and specifications for the entire project as proposed.
F. Consideration of a request for a preliminary plat and conditional use permit for a
planned unit development for an 11 townhouse project in the CCD District. - Landmark
Square 11. Recommendation: Approve the preliminary plat and development stage
planned unit development for Landmark Square II.
BRIAN STUMPF MOVED TO APPROVE THE CONSENT AGENDA. GLEN POSUST A
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
6. Consideration of items removed from the consent agenda for discussion.
None.
7.
Public Hearing on consideration of a reauest to vacate a portion of a drainage and utility
easement running alone the rear portion of Lot 9. Block 10. Groveland Second Addition.
Public Works Director, John Simola, explained that the request was to vacate a triangular piece
of the drainage easement. This would allow the property owner to build a retaining wall
without encroaching into the easement area and yet not adversely impact the easement area.
Mayor Thielen opened the public hearing. There was no one present who spoke for or against
the proposed easement vacation. Mayor Thielen then closed the public hearing.
8.
Review of 2003 Audit Report.
Rick Borden from Larson Allen was present to review with the Council the audit report for the
year ending December 31, 2003. Mr. Borden stated that this audit report was the first that
implemented the GASI3 34 regulations which made significant changes in the way the City
shows its financial statements. The primary area of change was in the fixed asset account. Mr.
Borden indicated that the report was not the final report as a couple of items remained to be
completed one being adding the MD&A (Management Discussion & Analysis) to the report and
the other being to reconcile the difference in the fix asset account as shown in the previous
years audit with that of the 2003 audit. City Administrator, Rick Wolfsteller noted that the MD
& A had been sent to their office earlier so that should havc been included in the report. That
would leave the reconciling of the fixed asset account as the only item remaining.
Rick I30rden noted that the report broke the financial activities down into two types;
government and business type activities. The business type activities included water, liquor
cemctery, etc. The business type activities had revenue in excess of expenditures while the
government activities generally did not. Glen Posusta questioned the amount the City had
available in cash/investments.
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Council Minutes - 6/28/04
Rick Borden then compared the old balance sheet format with the new adding that the old
format did not show long term receivables. Mr. Borden noted that information on the
Firemen's Relief Association was not included in the report. Brian Stumpf questioned the
accuracy of the statement in the audit report that the City contributed to the relief association.
Rick Wolfsteller explained that the City receives funds form the state which the City gives to
the relief association and that was the contribution being referenced.
Items mentioned by Mr. Borden included an instance where there was not sufficient collateral
coverage for the funds on hand, lack of personnel files to correspond with payroll records and
segregation of duties for financial duties with the concern being that the person who generates
the bill should not also be the same person who receives payment for the bill and deposits the
money. He noted that with smaller statT achieving segregation of duties was more difficult but
it was important that control was not concentrated in the just one person. Another item was
journal entries and how they were reviewed. He also pointed out that outstanding checks need
to be turned over to the state as unclaimed property after three years. Another area the audition
questioned was the open accounts and who was authorized to use them. There was some
discussion on internal controls to cover these items.
Mr. Borden stated that when the final report has been prepared he would be back to review it
with the Council but he wanted the Council to have the preliminary report so they could study
the changes that were made because of GASB 34. Bruce Thielen suggested that the final audit
review he done in a workshop where they could spend more time on the report. Rick Borden
indicated that they will be contacting the State Auditor's Office to inform them of the delay in
getting the audit report turned int.
9.
REMOVED FROM THE AGENDA.
10.
rou for sale of land.
City Administrator, Rick Wolfsteller, provided background information on the item. The
purchase agreement shows a slight increase in the amount of land to he purchased from 10.2
acres to 10.87 acres with the resulting purchase price heing $835,263. The Muller group is
anxious to get their project started and as soon as the purchase agreement is approved they
would being site grading. Rick Wolfsteller point out that there are certain items that require
Planning Commission and/or Council approval and that approving the purchase agreement was
no guarantee of the other approvals that are required.
BRIAN STUMPF MOVED TO APPROVE THE BASIC TERMS AND CONDITIONS OF
TlIE PURCHASE AGREEMENT AS OUTLINED, CONTINGENT UPON APPROVAL OF
V ARIOUS UTILITY PLANS, GRADING PLANS AND OTHER SITE PLANS BY
CONSULTANTS AND CONTINGENT UPON PLANNING COMMISSION REVIEW OF
APPROPRIATE V ARIANCES OR PLANNED UNIT DEVELOPMENT PROPOSALS.
ROGER CARLSON SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
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Council Minutes - 6/28/04
Consideration to review and accept feasibility study for Block 35 AlIev and Plaza
Improvements, authorize desie:n and preparation of plans and specs, authorize e:oine out
for bids and calline: for a public hearing.
Bret Weiss and Bruce Cochran review the improvements proposed for the Block 35 area. A
petition had been submitted by some of the property owners voicing their opposition to
establishment of a service district. Bret Weiss indicated in talking to the property owners they
had concerns about setting up a service district then the cost of the project is not know.
Another individual indicated that the proposal to have the parking stalls for public parking was
not possible for him as he has designated them for his tenant's use. It was felt that the property
owners would be more committed to the project if they knew what their costs would be. The
property owners would be prefer to see the project designed and bid so they know what they are
getting into before a service district agreement is set up.
The engineer's estimate of the project costs varied from $195,000 to $230,000 depending on
whether bituminous surfacing was installed or some other material like concrete or pavers.
Other improvements include planters and trash enclosures.
AI Loch spoke stating that there are 8 property owners that are impacted by the improvement
project. These property owners have met with the EDA to try to work out an agreement for
project costs. Al Loch noted an agreement has been reached for maintenance and snow
removal and he felt with time an agreement could be reached among the property owners
relating to the other improvements.
The Council discussed whether the project should be tabled until the property owners reached
an agreement. The project was to include improvements to the public parking lot. The parking
lot improvements had been put off a couple of years while the EDA tried to come up with a
plan for the 'improvements to the area. Bret Weiss stated that there are some economies of scale
when you arc able to combine projects but if the property owners could not agree on the other
improvements, the work on the parking lot could still proceed. The question is whether the
Council wants to pay for preparation of plans and specifications on a project that may not go
through.
Doug Schneider, the property owner who submitted the petition against the service district,
stated the primary concern was agreeing to something they did not know the cost of but there
were other concerns as well. He felt there were just too many unknowns for them to commit to
this project. lie also stated that not all of the property owners had seen the report for the
proposed improvements.
Rick Wolfsteller stated it is a complicated issue because some of the work under the project
would be done on private property. The intent of the EDA was to make storm sewer and
drainage improvements in exchange for the property owners making improvements to the back
of their buildings. The EDA would not be willing to expend public funds if the property
owners do not commit to the project. The EDA was proposing funding in the amount of
$145,000. Property owners need to finalize what facade improvement costs are as well as
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Council Minutes - 6/28/04
project costs.
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It was suggested that by tabling action on this request for another two weeks, it would give time
for the property owners to come to an agreement. If no agreement is reached, the Counci I could
then make a determination on whether to proceed with the parking lot improvements.
Glen posusta questioned whether business owners would be assessed for the parking lot
improvements. John Simola indicated they would not. Glen posusta felt this was similar to
the Core Street Project where even though the property owners were assessed for the original
construction of the road they also paid a portion of the cost when the road was reconstructed. If
the property owners were not being charged for the parking lot improvements that should
provide incentive for the property owners to come to an agreement on the other improvements.
Rick Wolfsteller stated that this was not set up to be a 429 project as it was going to be funded
by the EDA.
BRIAN STUMPF MOVED TO TABLE THIS n'EM UNTIL THE JUL Y 12,2004 COUNCIL
MEETING.
There was no second to the motion.
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GLEN POSUSTA MOVED TO ACCEPT THE FEASIBILITY STUDY, AUTHORIZE WSB
& ASSOCIATES TO DESIGN AND PREPARE PLANS AND SPECIFICATIONS FOR
BLOCK 35 ALLEY AND PLAZA IMPROVEMENTS CONSISTING OF A BITUMINOUS
PA VEMENT ALLEY AND PARKING AREA AND PLAIN FOUR INCII CONCRETE
PLAZA WITH AN ALTERNATE BID FOR EXPOSED AGGREGATE CONCRE"rE PLAZA,
AUTHORIZE ADVERTISING FOR BIDS AND TO CALL FOR A PUBLIC HEARING ON
JULY 26, 2004. ROGER CARLSON SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSL Y.
Brian Stumpf asked if the EDA was going to fund the cost of the plans and specifications.
Bruce Thielen suggested that when the plans are prepared the engineer should break out the
City portion of the project.
Added Items:
Glen Posllsta asked what the City's procedure was on weeds on a property. John Simola stated that on
city property and right-of-way, the City takes care of mowing the weeds. On private property, the
owner is given a blight notice and if it is not mowed within then days, a private contractor comes into
mow and the cost is charged back to the property owner. It was pointed out that the City ordinance
states any weeds or grass in excess of six inches within 100 feet of another building is considered a
violation of the ordinance.
Fred Patch updated the Council on the status of moving the Methodist Church Building.
. Representatives lrom the Swan River Montessori Charter School were present to npdate the Council on
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Council Minutes - 6/28/04
the status of their charter. They also requested that a letter of support from the City be sent to the
Department of Education.
It is hoped that the building will be moved to its site on MCC property within the next two weeks. The
National Guard vehicle storage area is being relocated to the west side of Linn Street.
12. Approve payment of bills for June.
Glen posusta had questions on bills for equipment, mowing and batteries.
ROGER CARLSON MOVED TO APPROVE PAYMENT OF I3lLLS. BRUCE THIELEN
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
13. Adiourn.
BRIAN ST'UMPF MOVED TO ADJOURN AT 9 P.M. ROGER CARLSON SECONDED
THE MOTION. MOTION CARRIED UNANIMOUSLY.
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Recording Secretary
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Counci I Agenda - 7/12/04
SA. Consideration of approving: new hires and departures for MCC. Liquor Store. Water
Public Works. Streets and Parks. (RW)
A. REFERENCE AND BACKGROUND:
The Council is asked to ratify the hiring and departures of employees that have occurred
recently at the MCC , Liquor Store, Water, Public Works, Streets and Parks Department. As
you recall, it is recommended that the Council oiIicially ratify the hiring of all new employees
including part-time and seasonal workers.
B. ALTERNATIVE ACTIONS:
1. Ratify the hiring of the employees as identified on the attached list.
C. SlJPPORTING DATA:
Lists of new employees.
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NEW EMPLOYEES
. Name Title Department Hire Date Class
Dunnigan, Michael W & S asst Water 6/21/2004 temporary
Ewert, Shandee Slide attendant MCC 6/10/2004 part-time
Hindermann, Ed Custodian MCC 6/20/2004 part-time
Jude, Jason Slide attendant MCC 6/15/2004 part-time
McAlpine, Amanda GS II MCC 5/31/2004 part-time
Yackley, Cameron PW asst Parks 6/9/2004 temporary
Hoglund, Julie PW Clerical PW 7/6/2004 part-time
Foshaug, Ryan Streets Streets 7/12/2004 full-time
TERMINATING EMPLOYEES
Name Reason Department Last Day Class
Calhoun, Amy involuntary Liquor 6/11/2004 part-time
Ritter, Cory voluntary Liquor 5/31/2004 part-time
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employee councillist.xls: 6/30/2004
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Council Agenda - 7/12/04
5B.
Consideration of awardine contract for 2004 Sealcoatine Project No. 2004-24C. (JS)
A. REFERENCE AND BACKGROUND:
On Thursday, July 8, 2004 the City opened bids for the 2004 Sea\coat, Project
No.2004-24C. The sealcoat work involves portions of the Oroveland development as
shown on the attached drawing totaling 88,097 square yards.
A total of four bids were received with prices ranging from $54,620.14 to $74,001.48
with the low bid being submitted by Pearson Bros. Ine. out of Loretto.
The City has budgeted $35,000 in the general fund to cover this work. The last sea1coat
project the City bid was in 2001. Contract price for the 2001 project was $0.719 a square
yard.
B. ALTERNATIVE ACTIONS:
1. The first alternative would be to award the project to Pearson Bros., Inc.based
upon their bid of $.62 per square yard for a total bid of $54,620.14.
2. The second alternative would be not to award the project.
c.
STAFF RECOMMENDATION:
It is the recommendation of the City Administrator, Public Works Director and Street
Superintendent that the City Council authorize the award 1'0 the contract to Pearson Bros.,
lnc.based upon their low bid of $54,620.14 as outlined in Alternative # 1 above. The
completion date of the project is August 16,2004.
D. SlJPPORTING DATA:
Drawing
Council Agenda - 7/12/04
sc. Consideration of a request for a Preliminary Plat for Jefferson Commons, a commercial
development in a B-4 zonin!! district. Applicant: City of Monticello. (NAC)
A. REFERENCE AND BACKGROUND.
The Planning Commission was asked to review a request for a preliminary plat for the
parcel formerly known as the "Remmele Property", proposed by the City of Monticello.
The Planning Commission heard testimony from neighboring property owners who were
concerned about commercial uses close to their property. Planning staff noted the
significant buffer yard requirement standards that would apply to the plat in the case of
subsequent development requests. The Commission also indicated that at the point other
development proposals came forward on the plat, the residents would receive a notice and
could again address Commission on the matter.
Planning Commission recommended approval of the preliminary plat for Jefferson
Square, alternative 1 in the report provided to the Planning Commission below.
The City is requesting approval of a preliminary plat for Jefferson Commons, commonly
referred to as the "Remmele Property" along the west side of Trunk Highway 25 at the
intersection with School Boulevard. The property would include the extension of School
Boulevard right of way to the property's west boundary, and the platting of approximately 55
acres of commercial land. The plat will create three development parcels at this time.
The corner of School Boulevard and the frontage road (called "Deegan Avenue NE) will be the
site of the proposed Culver's Restaurant, for which a CUP request is also on this Planning
Commission agenda. This parcel is approximately 1.5 acres in area. The second parcel is a lot
of more than 8 acres, planned for the Monticello Muller Theatre project, also on this agenda.
The third lot will consist of the relocated commuter parking lot, owned by the City. The
commuter parking lot will be moved to the Highway 25 frontage under the Xcel power line
casement, and will serve the joint purpose of commuter parking and overi1ow parking for new
businesses in the area.
The remainder of the property will be reserved for future commercial use, with the exception of
required ponding and the potential reservation of space for a future fire station location. All
lots meet the zoning standards, and will require more substantial review as part of the specific
commercial development process.
B. ALTERNATIVE ACTIONS
1. Motion to recommend approval of the Preliminary Plat, based on a
Finding that the application meets the City's requirements for
subdivision in a B-4 zoning district, and is consistent with the City's
Comprehensive Plan.
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2. Motion to recommend denial of the Preliminary Plat, based on findings
presented at the puhlic hearing.
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Council Agenda - 7/12/04
C. STAFF RECOMMENDATION
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StalTrecommends approval of the plat as discussed in Alternative 1. The property is guided for
commercial use, and the proposed plat meets the requirements of the B-4 zoning district.
Additional parcels will be subdivided as users are identified and specific property dimensions
can be determined.
D. SUPPORTING DATA
A. Aerial Image
B. Site Location/Title Sheet
C. Existing Conditions
D. Preliminary Plat
E. Grading Plan
f. Utility Plan
G. Erosion Control and Landscape Plan
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council Agenda - 7/12104
.
5D. Trunk Hi hwa 25 at School Boulevard Traffic Si nal: Order Public Hearin .
(WSB)
A. REFERENCE AND BACKGROUND:
A traffic signal is proposed at the intersection ofTrunk Highway 25 with School Boulevard.
The Sib",al Justification Report and Preliminary Construction Plans havc bcen submitted to
MnlDOT for their review and approval.
The timeframe associated with installation of this signal is pertinent due to surrounding
proposed development. The plan is to assess the project to the benefited property owners
using estimated trip generation of the proposed and anticipated development. To facilitate
possible installation of the signal system this year, the City Council authorized tbe
expenditure of city funds to pre-order tbe necessary equipment, subject to MnlDOT plan and
funding approvals at the June 14, 2004 council meeting.
WSB would like authorization from the City Council to order the public hearing to be held
on July 26, 2004. The has!bility Report and proposed assessments will be available at the
Public Hearing.
B. ALTERNATIVE ACTIONs..:.
.
1.
Order public hearing for July 26, 2004.
2. Deny public hearing notice.
C. ST AFF RECOMMENOATION:
It is the recommendat! on of the City Engineer that the City Council proceed with ordering the
public hearing for July 26, 2004.
.
C\DO('\\Mf-IID.\\VN. I GROILOCAI.S IITf\\P\\\ONTICU.IJl ('Nell ,\(;ENllA I
.
.
Counci 1 Agenda .- 7/12/04
5E.
licant: Muller Theatres. (NAC)
A.
~EFERENCEANDBACKGROUNQ
Tbe Planning Commission was asked to review a reqnest from Muller Family Tbeatres
tbat would allow tbe developmeot of aO 18 sereeo tbeatre eomplex under a Planoed Uoit
Development designation 00 tbe previously approved Jefferson Commons plat. Below is
tbe staff report provided to Planniog Commission related to tbe request. After a brief
discossioo on tbe building fa~ade and tbe moviog and recoostruction of tbe City's Park
and Ride facility, tbe Plaoniog Commission recommended approval uoder alteroative I
beloW.
Muller Tbeatres is seeking approval of a Conditional Use Permit for a pUD that would aHow
the development of an 8+ acre parcel, part of the" Remmele Property" - noW being plarted as
"J efferson Commons". Tbe intent of the PU D is, essentially. to aHow the applicants to create a
freestanding sign pad on a separate parcel along Higbway 25. Except for limited PUD
applications, off-site signs are not pennittcd. The PUD also accommodates the applicant's
intent to provide parking at a slightly lower rate than the hasic zoning standard, relying on
overflow use of the City's commuter parking lot during peak peri ods. F inaHy, the PU D aHows
for the use of a common service aHey along the north (back) side of the building that wiH be
shared with future commercial development. The conunon service aHey and the shared parking
both serve to signiflcantly reduce the amount of land necessary to accommodate the project.
The proposed sign is 22 feet in height, and consists oflhree separate message panels. The
larger. upper panel identifles the name of the facility. The middle panel consists of an
electronic message board. The lower panel identifles the site as the Park and Ride Lot.
The project itself is proposed to consist of a 14 screen theatre complex, with a sheH building
construeted that would aHow an expansion for 4 additional screens. During the interim period,
the applicants propose to rent the future theatre space for retail uses.
The use of P UD is intended to aHow for fl exi bili ty in the application of zonin g standards where
the fl exi bility resol ts in a project of superior quality. p UD is expressly not intended merely to
get around the basic zoning requirements. In this case, s\affhas Suggested to the applicants that
enhanced landscaping and building detail could be provided in exchange for the relaxation of
the setback, parking supply, and off-site signage allowances. The applicants had originally
provided plans showing a basic tip-uP concrete panel structure with signiflcant features over
the main entrance.
Staff has asked the applicants to add some architectural features to the roofline, such as
decorative cornice, and additional detailing at some of the building comers to emphasize the
articulation in the building wall. The architects have been working on tbe plaoS and have
provided additional infonoation within the past few dayS. Architecturally, the building design
relies on an extensive entry treatment as the focuS of the building's detailing. The remainder of
the structure is a "rakcd" finish concrete panel, with colored cornice cap, and an alternative
horizontal striping pattern. Additional colored diamond-shaped elements have been added to a
few of the front wan panels
.
.
.
Council Agenda - 7/1 L./V"'f
The landscape plan appears to addresS the green space and planting requirements of the zoning
ordinance reasonably well, given the limitations of the Xcel power line along the south
boundary of the site. [t is noted that the front planting beds provide for shrub massing and
omaroental (crabapple) trees. Due to tbe height of the building, planning staff would
recommend a larger tree selection in these beds to belp soften the series of flat surfaces ofthe
building. Oak or a larger evergreen tree would be recommended.
The following additional issues will need to be resolved as part of the fma[ plan approval for
the project:
I. Parking lot constrUction. The plans appear to envision that no curb line is
constructed delineating tbe soutb edge to the parking area. The zoning ordinance
requires that aI[ parking lots are surrounded by a continuoUS concrete curb barrier to
control traffic and drainage. The existing curb surrounds the current commuter
parking, and must be modilied to meet tbe requirements of tbe zoning ordinance.
2. Parking lot construction. The west boundary of the parking lot anticipateS future
expansion of the lot to the west. \n such cases where future expansion is planned,
the City bas permitted a temporary asphalt curb or other measures that control
drainage as interim improvements pending the permanent expansion. It is noted that
while the theatre is not occupying the entire building, the space will be used by
retail tenants. As such, the City sbould reserve the right to require full parking lot
construction prior to tbe theatre expansion in the event that overfloW parking
conflicts become a problem for eitber the street or tbe commuter parking lot.
3. South boundary buffer yard. The zoning ordinance requires a buller yard between
commercial and residential uses. The applicant is required to install one-half ofthe
bnffer yard requirements due to tbe mature landscapiug in place along the
residential boundary. This would require a buffer yard widtb of IS fcet and 60
"plant units" per I 00 linear feet of common boundary . Essentially, this will rcq nire
an open planting of evergreen trees, or preferably, a continuOUS screen planting of
larger evergreen shrubs such as junipers.
4. Landscape materials sizes. The zoning ordinance requires that 15% of all trees are
planted with a caliper size 0\3.5 inches. There are 66 proposcd deciduoUS trees on
the plan, I 0 of which should be identi fled for 3.5 caliper inches in size.
5. pylon signage for the tbeatre site is limited to a single sign as proposed, not
including directional signs.
B. ~L TERNA TIVE ACTION1i
Concept and Developmcnt Stage planned Unit Developmcnt for Muller Theatre
.
\. Motion to recommend approval of the pun, based on a linding that tbe use'
pun results in superior land use and efficiencY of site design and usage. Th'
pun accommodates an off-site freestanding sign, sbared parking witb tbe
City's commuter parldng lot, and setback flexibility accommodating a com.
2
.
c.
Council Agenda - 7/12/04
service drive along the north side of the building. This recommendation should
be based on conditions that include enhanced architectural detailing and
compliance with the zoning ordinance standards, including those listed above.
2. Motion to recommend denial of the PUD, based on a finding that the plans do not
justify the use of PU D in the proposed manner.
STAFF RECOMMENDATION
Staff recommends approval of the pun with the listed conditions, pending final review of the
building plans. Allowing an off-site freestanding sign should be an accommodation only
permitted with tangible improvements to the site and/or building plans. With the architectural
detailing suggested by staff, we believe that the City can make this finding, and distinguish this
proposal from other applications that may come forward. Too often, PUD is used to
circumvent ordinance requirements without a commensurate exchange ofbencfits. When this
happens, the City's zoning regulations become useless, rather than important expressions ofthe
City's land use goals.
.
.
D. SUPPORTING DATA
A.
B.
c.
D.
E.
r.
Site Plan/Sign Plan
Landscape Plan
Lighting Plan
Grading and Drainage Plans
Utility Plan
Building Elevation Plan
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5V.
Consideration of a Conditional Use Permit CUP application for a Culver's
Restaurant. Applicant: Culver's of Monticello. (NAC)
A. REFERENCE AND BACKGROUND
Planning Commission reviewed a request from Culver's of Monticello for a COP
allowing a convenience food establishment in a B-4 district. Planning Commission
received the staff report below. The City Planner noted that the applicant had
already acted to include the requests outlined within the conditions of approval or
had indicated a willingness to meet the conditions. Planning Commission and City
staff complimented the applicant on the thoroughness of their application materials
and their cooperative approach to the planning process. Planning Commission
recommended approval of the CUP under alternative 1 below.
Culver's of Monticello has requested a conditional use permit to allow the construction of
a Culver's restaurant on a 1.38 acre site located at the southwest intersection of State
Highway 25 and School Blvd. The site location is Lot 1, Block of the proposed
"Jefferson Commons" plat. The subject site is zoned B-4, Regional Business.
Access. Access to the site is proposed from a single point on Deegan A venue NE that
runs parallel to Highway 25. Deegan A venue NE intersects School Blvd west of
Highway 25. Issues related to site access and curb cut width should be subject to
additional comment and recommendation by the City Engineer.
Circulation. The proposed development includes a sit down restaurant and a drive
through facility. Traffic for each of these functions is well separated to minimize conilict
and congestion. The plan shows a 34 foot wide entry drive providing access to a parking
lot and the drive through facility. The drive through aisle wraps around the building on
the side opposite the parking lot and exits on the north side of the lot. A 24 foot drive
wraps around the perimeter of the parking lot and connects drive through traffic back to
the main entry drive at the site's exit. Planning statI would recommend that an aisle be
striped along the south curb line for traffic that is waiting in line for the order board to
avoid circulation cont1icts with parking lot traffic. There is adequate room to
accommodate a 9 or 10 foot wide aisle and two-way traffic for the parking lot.
In regard to site circulation, the following concern exists:
Pedestrian Access to Site. Sidewalks arc included per city requirements along the
frontage of both School Blvd and the Access road; however, there is no
connection of these sidewalks to the restaurant other than at the vehicle entrance.
A sidewalk connection from the sidewalk on school Blvd to the patio dining area
would provide adequate pedestrian access and is recommended.
.
.
.
Restaurant Stacking Space. The ordinance does not provide any specific stacking
space requirements for drive-through facilities. Approximately 180 feet of
stacking space has been proposed for the restaurant drive-througb order board. In
addition, space exists betweeo the board and the drive-through window, and five
spaces are provided for drive-through customers waiting for food delivery. This
design provides service space for as many as 15 vehicles, adequate for the nature
ofthis use.
Setbacks. The design meets an applicable setback requirements.
Off-street Parking. The site plan identifies 70 parking spaces; the requirement is for 68
spaces.
Landscaping. ^ landscape plan as been submitted providing details of the type and size
of plant material being proposed. The plan providcs for adequate screening of tbe drive-
througb facility from Highway 25. The outdoor paved patio surface and public sidewalks
should match that ofthe City's Plaza concept for School Blvd.
Signage. All site signage appears to comply with the applicable requirements ofthe Sign
Ordinance.
Lighting. A photometric lighting plan identifying illumination levels on the subject site
shows the source oflights to be hooded and controlled so as not to illuminate adjacent
properties or public rights-of-way. The lighting plan does not show street lighting within
the public right-of-way. The plan should be reviewed to show such lighting for
conformance with city plans for School Blvd.
Grading Drainage and Utilities- A grading and drainage plan has been submitted.
Such plans win be subject to review and comment by the City Engineer.
B. ALTERNATIVE ACTIONS
\. Motion to recommend approval ofthe Conditional Use Permit based on a
finding that the project is consistent with the goals of the City's
Comprehensive Plan.
2. Motion to recommend denial of the Concept Stage PUD based on a fmding that
the project is not consistent with the City's Comprehensive Plan.
2
.
.
.
c.
ST AFF RECOMMENDATION
Based on the preceding review, the applicant's proposal meets the requirements for a
conditional nse permit for the Highway Business District B-3. Staff recommends
approval subject to:
1. Adding a pedestrian sidewalk connection to the restaurant from the sidewalk on
School Blvd.
2. Work with the City to ensure that street lighting win be in conformance with city
plans for School Blvd.
3. Plans showing the proposed paving design for the outdoor patio and public
sidewalks as coordinating witb the paving design for the City's plaza concept for
School Blvd. City staff is currently developing this design, and will work with
the applicant on this project.
4. Review and approval of grading, drainage and utility plans by the City Engineer.
U. SUPPORTING DATA
A.
B.
e.
D.
E.
F.
G.
H.
Site Location Map
Site and Signage Plan
Utilities Plan
Grading Plan
Landscaping Plan
Building Elevations/Plans
photometric Lighting Plan
Signage Illustrations
3
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council Agenda - 7/12/04
5G. Consideration of a re uest for a Com rehensive plan Amendment and Re'Lonin to
su or! additional commercial devclo mcnt in an Industrial/Commercial pun. A \icant:
Otter Creek LLC. (NAC)
.
A. REFERENCE AND BACKGROUND
The applicants are seeing a rezoning nftheir property from A-a, Agricultural-Open Space to B-
4, General Business or PUD, Planned Unit Development. If necessary, the applicants are also
seeking approval of a Comprehensive Plan Amendment to facilitate the zoning change.
It is understood that the land deal resulting in City acquisition of industrial land and
associated assessment agreement governing finance of Chelsea Road was predicated on
allowing some commercial uses. The City Conncil is not compelled to rezone the property
to B-4 due to vague terms. The economic merit of the associated "deal" is not a valid
criteria for rezoning. Rather, the decision to amend the comprehensive plan and the
associated rezoning should be justified on land nse considerations and the overall benefit of
the change to the City. After reviewing this point with the Planning Commission it was
their view that the change from AO to B-4 was appropriate regardless of the land deal in
the background.
Following is information provided to the Planning Commission. Information in bold has
been added for City Council review.
In 2002, the City granted the applicants a tiered land use approval for this area, accommodating
industrial uses to the southwest, with a mix of indostrial and some commercial uses between
Chelsea Boulevard and Interstate 94. The range of commercial uses was limited for a number of
reasons, summarized as fonows:
\. The City's commercial zoning districts support a broad range of uses that were not well
suited to a parcel that has high freeway exposure hut only distant freeway accesS.
2. Second, the City has planned for a concentration of its commercial uses along Highway
25, both north and sonth ofthe freeway, and intensive commercial use ofthis land would
compete with the planned commercial districts [we are currently seeing the commercial
districts begin to develop intensi ve1y].
3. Third, the City has had a long -standing policy of preserving and promoting its industrial
development. Because there has beeu so much demand for the conversion of industrial-
zoned land tu other uses, the long-term supply of well-situated industrial land continues
to be an issue.
.
.
Staff recommendations for the addition of commercial uses to Tier A of the applicants' property
included limiting the types and number of commercial uses to just a few, increasing the building
materials standards, and eliminating outdoor storage as an allowed use in this tier. These
recommendations were made as a part of a proposed concept plan l'lf a PUD, and were
addressed in the form of an amendment to the Comprehensive Plan
1
Council Agenda - 7/12/04
In order to put the property to this use, the property must be rezoned to refleCt the approved
plans. Planning staff recommended to the Planning Commission that a PUD zoning district be
established that provides for the specific uses and performance standards applicable to the new
district. Thus, instead of choosing an industrial or commercial district, the zoning map would
reflect a PUD, and the City would adopt an ordinance describing the appropriate zoning
regulations speciflc to this site. Also important to note is that the City is currently negotiating
with the applicants to purchase the remaining land for a City-developed industrial park. This
purchase excludes the southwestern-most portion of the site, which the applicants have reserved
for future development. While the plat submitted by the applicants label this portion
"Residential", its future land use has not been finally determined.
The developers have stated in correspondence that they are expecting a particular mix of
commercial and industrial use in the subject area. It appears that this mix (70% commercial,
30% industrial) is a product of the concept PUD application in which there were more industrial
uses allowed than commercial uses. It is staff's position that this mix would be the result of the
marketing of the property, and that the list of uses merely serves as the potential range of uses
without strictly limiting the actual mix. (During discussion at the Planning Commission the
applicant stated that he preferred B-4 zoning and prefers the option of development via
PUD on a case by case basis.)
If the City Council prefers a pun ordinance it could be written as follows:
PUD Zoning District, Otter Creek
The intent of this district is to permit a mix of specific commercial and industrial uses along
Interstate 94 and Chelsea Road, subject to higher site and building design standards. The use of
Planned Unit Development in this district is for the purpose of providing for a mix ofland uses,
rather than vary from other standards of the Monticello Zoning Ordinance.
A. Provisional PUD Uses
1. All permitted uses as allowed in the I-I A zoning district.
2. The following commercial uses, as allowed in the B-3 or B-4 zoning districts, as
applicable:
a. Enclosed Boat, Marine, and Recreational Equipment Sales
b. Books, office supplies, stationery stores and copy services
c. Furniture, carpet, rug, tile, glass, paint, wallpaper, hardware
and electrical appliance stores
d. Motor fuel station, car wash, auto body shop, tire and battery
stores and service
e. Machinery sales, indoors
f. New and used automobile/light truck sales and outdoor
display
g. Day care centers
2
Council Agenda - 7/12/04
B. Prohibited Uses
1. Open and/or Outdoor Storage
C. Accessory Uses
1. All accessory uses as allowed in the B-4 zoning district.
D. Minimum lot dimensions and standards
]. Lot Area - 60,000 square feet
2. Lot Width - 150 feet
3. Chelsea Road Setback - 50 feet
4. Side Setback - 20 feet
5. Interstate 94 Setback - 50 feet
6. Parking Lot and Driveway Setback - 20 feet
7. Minimum Green Space - 20% of Net Lot Area*
8. Minimum building coverage - 20% of Net Lot Area*
*Net Lot Area == Gross Lot Area less wetlands and stormwater treatment ponding areas.
E. Building design and materials standards
]. Buildings shall be constructed of 100% masonry and glass exterior. EIFS may be
used up to a maximum of 15% of total exterior wall. No metal siding may be
used.
2. Buildings shall provide for decorative features including cornices, pilasters,
parapet walls, or other similar treatments. Prefabricated concrete panel walls may
be allowed but shall include additional ornamental features enhancing the
architectural appearance.
3. Mechanical equipment shall be screened from view of all adjoining roadways.
F. Site design standards
1. Landscaped areas of at least IS feet shall separate the building from the parking
lot and all driveway areas, with the exception of loading docks.
2. Loading docks shall be screened from view of all adjoining roadways, and no
loading zones shall be located within any required building setback area.
G. General zoning regulations apply.
I. Except where specifically listed in this ordinance, all other regulations applicable
to development in the 8.4, General Business District, as may be amended, shall
apply.
H. Processing.
I. Unless otherwise determined by the Zoning Administrator, all development
within this PUD District shall be subject to review and approval of the Planning
3
Council Agenda - 7/12/04
Commission and City Council, and shall be processed according to the Conditonal
Use Permit provisions of Chapter 22 of the Monticello Zoning Ordinance. The
Zoning Administrator may determine that due to the complexity of the proposal,
the PUD processing requirements of Chapter 21 shall be followed.
2. It is not the intent of this PUD District to provide for flexibility in lot dimensions
or other dimensional standards listed in this ordinance. Developers wishing to
vary from the dimensional standards applicable to this district shall pursue
separate variance of PUD applications, and shall be subject to the procedural
requirements applying to all such applications.
B. ALTERNATIVE ACTIONS
Decision 1: Rezoning from A-O, Agricultural-Open Space to PUD, Planned Unit Development
for Otter Crcek.
1. Motion to recommend approval of the rezoning to PUD, subject to adoption of an
ordinance dctailing uses, standards, and procedures as detailed in this report, based on a
finding that the use of PUD zoning will result in a higher standard of development and
take best advantage of the visual exposure and transportation accessibility of this site; and
based on the finding that the rezoning is consistent with the comprehcnsive plan. Under
this option the Planning Commission formalizes the standards approved in the concept
somc time ago.
2. Motion to recommend an amendment to the comprehensive plan resulting in an increase
in the level of commercial use and to recommend rezoning the site to B-4 (Regional
Business).
This alternative should be selected if the Planning Commission believes that the subject
area should include more commercial uses or a higher intensity of commercial uses than
identified under Option # 1. 'rhis is the alternative requested by the applicant.
3. Motion to recommend denial of the rezoning, based on a finding that the site should be
zoned industrial due to the need for the City to preserve its industrial development land
supply.
C. STAFF RECOMMENDATION
After considerable discussion it was the view of the Planning Commission that B-4 uses are
approprhlte in this area and that a commercial PUD is not necessary. They also believed
that the need to preserve land for industrial use along the freeway at this location was not
paramount. Staff defers to the Planning Commission recommendation #2 as the consent
agenda recommendation. However, the following was the recommendation to the Planning
Commission. Staff recommends approval of the rezoning as noted under Alternative I, under
the guidance of the rezoning ordinance provided in this report. A zoning district that provides
for a mix of industrial and commercial uses requires a PUD approach. Because the City must
rezone by the adoption of an ordinance, we have prepared an ordinance which would spell out
4
Council Agenda - 7/12/04
the allowable uses and standards applicable to future development in this district. The uses have
all been made subject to the processing of a Conditional Use Permit to allow City officials to
determine that the intent of the PUD district is being met.
D. SUPPORTING DATA
A. Aerial Image
B. Preliminary Parcel Sketch
C. Long Range Land Use Plan
D. Letter from the Industrial Development Committee
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MONTICELLO
LONG RANGE LAND USE
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Future Land Use Objectives:
Low Demllty Residential IR-1A,
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Allow for a mix of land uses
Preserve and protect natural resources
provide road system to support growth
Retain rural character and a small town feel
Use existing amenities (i.e. views, lakes, trees)
to enhance development
Prevent sprawl by encouraging compact
development pattern
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Medium Density (attacheej hlig ,
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RECOMMENDA TION FROM THE IDC
TO THE PLANNING COMMISSION
July 6, 2004 Planning Agenda
Public Hearing - Consideration of a request for a zoning map and comprehensive plan
amendment to accommodate a change in land use from Light Industrial (IlA)
to a Commercial/Industrial PUD. Applicant: Otter Creek, LLC
At the IDC meeting of June 1, 2004, the members approved the following motion of recommendation.
"Recommends the 47! acres of Otter Creek Crossing located to south and adjacent to 1-94
and to the north of the proposed Chelsea Road West be re-zoned from Industrial to
Commercial. Although the IDC recognized the recommendation decreases the amount of land
zoned industrial, they supported the use of commercial as a better use maximizing the exposure
and visibility of the freeway." The recommendation does not identify the use or type of
commercial nor a percentage of commercial within a PUD.
Respectfully submitted by
. \~ L~~~
Tem Lin.~uist
2..4 IIC Chair
TUok ~
.
.
.
.
Council Agenda - 7/12/04
5H. Consideration of an ordinance amendin2 Chapter 3. Section 2 Item IFI of the Monticello
Zonin!! Ordinance. establishin2 re2ulations for the installation of fences. (FP)
A. REFERENCE AND BACKGROUND
Plannin~ Commission received the staff report below for a request to amend the zoning
ordinance regulating installation of fences. The proposed ordinance amendment deals
specifically with corner and douhle fronting lots and is intended to allow more usable
space on these lots. The Planning Commission discussed visibility issues related to the
amendment, as well as the proposed landscape requirement outside fencelincs. Planning
Commission recommended approval of the amendment under alternative 1 below.
for corner and double fronting lots, the current fence ordinance appears to unreasonably limit
usable yard area by imposing a 15 foot street side setback on all sides abutting a property line
f()r fences exceeding 36 inches in height. The 15 foot setback for tall front yard fences is
intended to improve front yard aesthetics and provide for public safety by prohibiting
obstructions to sight lines adjacent to driveways.
The suggested changes to the fence ordinance will provide a reduced setback (6') for tall fences
on yards other than the front yard. This will add 9 feet to the useable yard area inside a fencc
on a corner or double fronting lot, while providing a 6 foot landscaped yard on the outside of
the fence to buffer the fence from the public street.
Along the double fronting lots on School Boulevard and elsewhere around town, there are
many existing fences constructed along the rear and side property lines abutting public streets.
Those fences have not been observed to be obtrusive or blighting; however, they do not provide
for a setback area that will allow landscaping to soften the appearance toward the public street.
It is suggested that Commission Members observe School Boulevard fences between
Edmunson A venue and Fallon A venue. Over the past several years many homeowners with
double fronting lots have chosen to build tall fences toward School Boulevard. The fences are
varied and generally attractive. In addition, they appear to be logical, and belonging in the
landscape due to the large width of the boulevards.
The suggested ordinance change will provide a landscaped area toward the public street to help
reduce the wall dlect created by connected tall fences along the street, providing for safer and
more aesthetically pleasing fence installations.
B. AL TERNA TIVE ACTIONS
Decision 1:
1. Motion to recommend to the City Council that this Ordinance amending
Chapter 3, Section 2, Item IF) of the Monticello Zoning Ordinance, establishing
regulations for the installation of fences be approved.
.
.
.
Council Agenda - 7/12/04
2. Motion recommend to the City Council that this Ordinance amending Chapter 3,
Section 2 Item [F] of the Monticello Zoning Ordinance, establishing regulations for the
installation of fences be denied.
c.
ST AFF RECOMMENDATION
Staff recommends that the Planning Commission recommend Alternate I above.
D. SUPPORTING DATA
A Copy of proposed Ordinance with strike-out and underlining to show amendments.
B. Copy of Chapter 3, Section 2, [F] of the Monticello Zoning Ordinance as it will appear if
this Ordinance is adopted.
C. Photographs of various fence installations in the City.
2
[F] FENCING:
.
.
.
5,\-\
1.
A building permit is required for the construction of a fence or wall that will be
more than six (6) feet in height above grade, or for construction of a retaining
wall that is more than four (4) feet in height from the bottom of the footing to the
top of the wall.
Fence and wall heights are to be measured from the adjoining average grade.
In the case of grade separation such as the division of properties by a retaining
wall, the height shall be determined on the basis of measurement from the
average point between the highest and lowest grade.
2. No fence or wall shall exceed 8 feet 6 inches in height except as approved for
commercial and industrial properties, and tennis courts which may have chain
link fences not exceeding 10 feet in height.
3. Fences and walls may be constructed anywhere on private property except as
provided below:
a. Front Yard Fences: In front yards, fences f"'lKC5 and walls exceeding
36 inches in height must be set back at least 15 feet from the front
propertv line. 15 kct of allY p101lcrty lilIc f.lOntill~ (Ill a public 511c,,1.
b.
Corner Lots and Double Fronting Lots: In yards other than the front
yard which abut a public street, fences and walls exceeding 36 inches in
height must be setback at least six (6) feet from property lines. Such
setback area is to be landscaped on the street side with trees, shrubs
and other permanent landscaping materials.
~ Clear View Triang:le: On corner lots Ot \Ill douLk [.lOtltAg" lots,
fences and walls must not encroach on the 25-foot clear view triangle
area at a public street intersection or within the corner visibility area of
any corner formed by property lines intersecting with a railway right-of-
way. (The clear view visibility triangle area referred to above shall be in
the form of a triangle, with two sides formed by the property lines
forming the corner, or straight line extensions of the property lines
forming the corner, and the third side formed by a straight line
connecting the two twenty-five (25) foot points on both sides of the
corner as measured from the intersection of the property lines forming
the corner.)
[n no case shal I a fence be constructed in such a manner as to obstruct
traffic visibility.
4.
Fences and walls must not be constructed on the public right-of-way except for
retaining walls as approved by the City Engineer. Fences and walls placed
upon utility casements are subject to removal if required for the maintenance or
improvement of the utility.
5. A Certificate of Survey may be required by the Zoning Administrator to
determine the location of fences and walls on a property.
6. If the material used in the fence or wall construction is not finished on both .
sides, the finished side of the material must be on the outside, facing the abutting
or adjoining properties. All posts or structures supporting the fence or wall
must be on the inside of the fence or wall.
All fences and walls must be constructed of durable, weather~resistant materials
and properly anchored. Every fence or wall must be maintained in a condition
of reasonable repair and shall not be allowed to become and remain in a
condition of disrepair or danger or constitute a nuisance. Fences or walls in a
state of disrepair may be removed by the City as provided by Minnesota
Statutes. The cost of removing fences may be levied against the property as a
special assessment.
7. Where any fence or wall connects to a building used as a dwelling, at least one
gate not less than 2 feet 6 inches in width shall be required to allow access
around the building.
8. All chain link fences must have a top rail, barbed ends must be placed at the
bottom of the fence.
9.
Electrified wires, barbed wire, razor ribbon, and the like arc prohibited on
fenccs.
.
10. All swimming pools, hot tubs, spas, and other water tanks exceeding 24 inches
in depth must be completely fenced in.
a. Residential swimming pool fences shall be constructed as follows:
1. Residential swimming pool fences must be at least 48 inches
in height. The fence must not permit the passage of a 4-inch
sphere through openings in the fence. Fences must be
constructed of durable, corrosion- and decay- resistive
materials. Openings below the fence to grade must not
exceed 4 inches.
11. Where an above-ground pool structure has walls that are at
least 4 feet in height, the pool wall may serve to meet the
fencing requirements; however, the access to the pool must
provide equivalent protection to prevent unauthorized entry.
.
[F]
.
.
.
FENCING:
S' \--\
1.
A building permit is required for the construction of a fence or wall that will be
more than six (6) feet in height above grade, or for construction of a retaining
wall that is more than four (4) feet in height from the bottom of the footing to the
top of the wall.
Fence and wall heights arc to be measured from the adjoining average grade.
In the case of grade separation such as the division of properties by a retaining
wall, the height shall be determined on the basis of measurement from the
average point between the highest and lowest grade.
2. No fence or wall shall exceed 8 feet 6 inches in height except as approved for
commercial and industrial properties, and tennis courts which may have chain
link fences not exceeding 10 feet in height.
3. Fences and walls may be constructed anywhere on private property except as
provided below:
a. Front Yard Fences: In front yards, fences and walls exceeding 36
inches in height must be set back at least 15 feet from the front property
line.
b.
Corner Lots and Double Fronting Lots: In yards other than the [ront
yard which abut a public street, fences and walls exceeding 36 inches in
height must be setback at least six (6) feet from property lines. Such
setback area is to be landscaped on the street side with trees, shrubs
and other permanent landscaping materials.
c. Clear View Triangle: On corner lots, fences and walls must not
encroach on the 25-foot clear view triangle area at a public street
intersection or within the corner visibility area of any corner formed by
property lines intersecting with a railway right-of-way. (The clear view
visibility triangle area referred to above shall be in the form of a triangle,
with two sides fanned by the property lines forming the corner, or
straight line extensions of the property lines forming the corner, and the
third side formed by a straight line connecting the two twenty-five (25)
foot points on both sides of the corner as measured from the
intersection of the property lines forming the corner.)
In no case shall a fence be constructed in such a manner as to obstruct
traffic visibility.
4.
Fences and walls must not be constructed on the public right-of-way except for
retaining walls as approved by the City Engineer. Fences and walls placed
upon utility easements are subject to removal ifrequired for the maintenance or
improvement of the utility.
5. A Certificate of Survey may be required by the Zoning Administrator to
determine the location offences and walls on a property.
6. If the material used in the fence or wall construction is not finished on both .
sides, the finished side of the material must be on the outside, tacing the abutting
or adjoining properties. All posts or structures supporting the fence or wall
must be on the inside of the fence or wall.
All fences and walls must be constructed of durable, weather-resistant materials
and properly anchored. Every fence or wall must be maintained in a condition
of reasonable repair and shall not be allowed to become and remain in a
condition of disrepair or danger or constitute a nuisance. Fences or walls in a
state of disrepair may be removed by the City as provided by Minnesota
Statutes. The cost of removing fences may be levied against the property as a
special assessment.
7. Where any fence or wall connects to a building used as a dwelling, at least one
gate not less than 2 feet 6 inches in width shall be required to allow access
around the building.
8. All chain link fences must have a top rail, barbed ends must be placed at the
bottom of the fence.
9.
Electrified wires, barbed wire, razor ribbon, and the like are prohibited on
fences.
.
10. All swimming pools, hot tubs, spas, and other water tanks exceeding 24 inches
in depth must be completely fenced in.
a. Residential swimming pool fences shall be constructed as follows:
1. Residential swimming pool fences must be at least 48 inches
in height. The fence must not permit the passage of a 4-ineh
sphere through openings in the fence. Fences must be
constructed of durable, corrosion- and decay- resistive
materials. Openings below the fence to grade must not
exceed 4 inches.
11. Where an above-ground pool structure has walls that are at
least 4 feet in height, the pool wall may serve to meet the
fencing requirements; however, the access to the pool must
provide equivalent protection to prevent unauthorized entry.
.
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51.
Council Agenda - 7/12/04
Consideration of reviewine: quotes for parking irnvrovernents to the Dan Olson property
and authorize award of work. City Project No. 2004-1SC.
A. REFERENCE AND BACKGROUND
On April 12, 2004, the City Council authorized city stafT to prepare cost estimates for street and
boulevard improvements on Walnut Street adjacent to the Dan Olson property, 207 West Third
Street and to obtain quotes for the work. The City received one quote which came in just
slightly higher than the estimate. Mr. Olson has reviewed the quote and has determined to
proceed with the improvements. The City is preparing and petition and assessment waiver for
Mr. Olson covering this work. In order to keep the project in motion, staff is requesting
authorization to award the work based on the quote received contingent upon the City receiving
the signed agreement from Mr. Olson.
B. AL TERNA TIVE ACTIONS
I. Authorize staff to award the work on the parking and boulevard improvements
contingent upon the City receiving a signed petition and waiver from Dan Olson.
2. Do not award the work at this time.
C.
STAFF RECOMMENDATION
The property owner would like to see these improvements made which the staff feels are
consistent with the Downtown Revitalization Plan. The City staff recommends authorizing the
work contingent upon receipt of a signed petition and waiver form from Dan Olson.
Council Agenda -7/12/04
.
5.1.
Consideration of a request to approve the final plat for Monticello Business Center
3rd Addition.
A. REFERENCE AND BACKGROUND
City Council is asked to grant final plat approval to Monticello Business Center 3rd Addition,
contingent on completion of the development agreement. The final plat is consistent with the
preliminary plat approval granted at the previous meeting. It appears that required easements are
in place and that the plat is ready for signature.
Attached you will find a table outlining funding terms associated with various improvements
relating to the plat and site development. As you will note, the agreement includes a City
commitment to install turn lanes and median on School Boulevard, install sidewalks and street
lighting. All of these costs will be paid by the benefiting property owners.
Please note that the final agreement supporting the finance plan and identifying other
commitments is in process. Council is asked to consider approving the plat subject to final review
by the City Engineer and the City Attorney's approval of a final development agreement
document. Signatures on the plat as well as the building permit will be allowed only after the City
Attorney has approved the development agreement and after the agreement has been executed.
.
B.
AL TERNA TIVE ACTIONS
1. Motion to approve the final plat of Monticello Business Center 3rd Addition. Motion
contingent on final review by the City Engineer and completion/execution of the
development agreement incorporating terms identified in the attached spreadsheet and
other terms as required by the City Attorney. This includes provision of financial
securities.
2. Motion to deny the final plat of Monticello Business Center 3rd Addition based on the
fInding to be determined by the Council.
c. STAFF RECOMMENDATION
Staff recommends alternative 1 with the conditions as noted.
D. SUPPORTING DATA
A. Copy of spreadsheet
13. Copy of final plat
.
SUMMARY OF EXPENSES/FINANCE PLAN
MONTICELLO BUSINESS CENTER 3rd ADDTION
8-Jul-04
.otal Acres in Development
'fieaCharge~..,..~
27.8
Gross
Cost
Sanitary Sewer
Watermain
Storm Sewer (net acres)
Cedar Street Traffic Signal
Highway 25/School Blvd. Traffic Signal
Cedar Street Lighting
School Boulevard Lighting
School Boulevard Street Construction and Median
Future Cedar Street Construction
School Boulevard Sidewalk
Cedar Street Sidewalk
Iron Monuments
Total Area Charges and Special Fefis
City Fee ( General overhead and Admin)
Legal and planning
Engineering and Inspection
otalClty Fees
l'bliililii.iiii:'.I':"ii~I~'qiii:'~~ii'ij'irements
Area Charges and Special Fees
City Feesl Deposits
Total Cash Required
Acreage
Charge
2,142
1,685
6,869
27,8
27.8
27.8
,".Iiil Permit
Building Permit Fee
Plan Check Fee
State Surcharge
SAC
WAC
Waler & Sewer
Water Meters
Utility Locate Fee
Assessment Fee (If applicable)
Total Permit Fees
L.elllii~iii:.fCredililiiiiiiilialculations
Landscaping
Gradin IErosion Control
.
26.773,60
17,402.84
1,62591
239,020.00 68 SAC units X $3515
4,37500
100.00
1.11625
50.00
100.00
290,565.60
3000
27,8
DRAFT
$59,548
$46,843
$190,958
$37,262
$128,000
$15,228
$28,460
$415,870
$41,530
$25,600
$15,360
$300
$1,004,959
Flat rate; no reconciliation at
$7,500.00 project completion
Based on estimated costs to
$10,000.00 date, reconcilable
Based on estimated costs to
$25,000.00 date, reconcilable
$42,500
$1,004,959
$42,500
$1,047,459
?
$83.400,00
.s=?
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Counci I Agenda - 7/12/04
Consideration of a re uest for a Com rehensive Plan Amendment and Rezonin for
Outlot C of Monticello Business Center, from Industrial to 8-4, Commercial Business.
Applicant: Ocello, LLC. (NAC)
A. REFERENCE AND BACKGROUND
The Planning Commission held a public hearing related to a request by Ocello, LLC to
rezone Outlot C of Monticello Business Center, which is an approximately 32 acre parcel.
The Commission hcard testimony from neighboring property owners concerned about
truck traffic along 117. The Commission and staff indicated that while restricting truck
traffic on one of the City's designated collector routes would be undesirable, the
Commission could address other alternatives at the point that a specific development
proposal comes forward. The Commission informed residents that they would receive
another notice at that time and could again address the Commission on the matter.
Planning staff did note that in making future land use decisions in undeveloped areas, the
Commission may ~ant to consider the replacement of industrial land zoning designations
to balance the loss of recently re-zoned areas to commercial uses.
Planning Commission received the staff report below and recommended approval under
alternative 1.
Ocello, LLC, is seeking approval of an amendment to the City's Comprehensive Plan and a
rezoning that would accommodate a proposed change in future land use from industrial to
commercial. Outlot C is an unplatted parcel north of School Boulevard between Cedar Street
and Fenning Avenue NE. The parcel is currently guided for Industrial land uses and zoned 1-1,
Light Industrial. The applicant proposes a commercial land use designation and a zoning of B-
4, General Business.
The area is subject to significant levels of commercial development pressure at the current
time. To the west of Cedar Street adjacent to Highway 24, two new commercial projects have
recently been constructed and a second phases of both are currently under way. Wal-Mart is
processing approvals for a SuperCenter south of School Boulevard from the subject property,
and Outlot A, adjacent to the west boundary of this site, is zoned commercial and has been
identiiied as a potential site for other "big-box" retailers.
From a land use compatibility standpoint, the commercial use would fit well on this site, and
would be consistent with the other development activity in the area. The primary issue would
relate to the City's inventory of industrial land, and the relocation of future industrial
development in this area to other areas of the community.
In concept, planning staff believes that the re-designation to commercial is positive, and
represents the true highest and best use of this land. For some time, we have had concerns over
the continued emphasis on industrial in the II ighway 25 corridor and/or the attraction of the
coming CSAH IS-Interstate 94 interchange for industrial tratIic.
.
.
.
Council Agenda ~ 7!l2/04
However, as a part of this amendment, the City should continue to focus its attention on the
identification of future industrial development. The Comprehensive Plan calls for the bulk of
the City's future industrial area to be located west of the community. This location emphasizes
the need to plan and actively work toward the development of a third interchange in the
Orchard Road area to handle future industrial traffic.
In recent years, the City has removed the land north ofI-94 along ih Street from its industrial
land inventory, and will likely be asked to consider additional commercial land around the
18/94 interchange. Planning staff notes that these changes are appropriate, given the long term
view of the City's development. However, these changes accelerate the need to find
replacement developable industrial land soon, and also emphasize the need to begin active
attention to the Orchard Road project to ensure that this territory comes on line in a timely
manner.
B. ALTERNATIVE ACTIONS
Comprehensive Plan Amendment from Industrial to Commercial, and Rezoning from I-I to B-
4 for Outlot C, Monticello Business Center.
1. Motion to recommend approval of the Comprehensive Plan Amendment and
Rezoning, based on findings that commercial land use is the most appropriate and
compatible use for this site, and that the City's long-range development best
supports the concentration of commercial uses in this area.
2.
Motion to recommend denial of the amendment and rezoning, based on a finding that
the City's land use policy discourages conversion of industrial land to other uses.
c. STAFF RECOMMENDATION
Staff recommends approval of the amendments, consistent with Alternative 1. It is noted,
however, that due to significant costs and obstacles in the development of future industrial land,
implementation steps should be taken immediately toward planning for additional future
industrial development locations.
D. SUPPORTING DATA
A. Aerial Image
B. Long Range Land Use Map
C. Letter from the Industrial Development Committee
2
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LONG RANGEUND USE
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.
.
.
5L.
FROM IDe
TO THE PLANNING COMMISSION
July 6, 2004 Planning Agenda
Public Hearing - Consideration of a request for a comprehensive plan amendment
and zoning map amendment to accommodate a change in land-use from Light
Industrial (Il-A) to Regional Business (B-4). Applicant: Ocello, LLC
At the IDC meeting of June 1,2004, the members were unaware of this request coming forward.
Therefore, since the IDC does not meet in July, no recommendation from the IDC is brought forward.
-::=:
As Economic Development Director, I believe I'm correct in saying that it was the assumption of the
IDC that this parcel would be re-zoned in the future resulting in a reduction of industrial land for sale
within the City and attributed to the IDC and HRA continued request for support to encourage the City
to acquire land for industrial development.
Respectfully submitted by
O~ ~d)~9~
Ollie Koropchak
Executive Director to the HRA and IDC
Council Agenda 7/12/04
.
7.
Consideration of a Resolution to MNDOT Supportinl! Replacement of the Heartland
Express with River Rider for providine local dial a ride transportation. (.TO)
A. REFERENCE AND BACKGROUND:
City Council is asked to consider supporting elimination of the Heartland Express and
replacement with the River Rider system serving Wright and Sherburne counties. As you recall
at a previous meeting of the City Council, Council directed staff to complete additional research
on the suhject and to meet with citizens and organizations that regularly use the transportation
service. In response to this directive staff conducted two public forums. Attendance and a
summary of concerns and questions discussed at the forums can be f()l.md in the attached
information. The forums were well attended with approximately 25 citizens and
representatives from River Rider and MNDOT in attendance. Following is a summary of the
problem/opportunity along with possible alternatives.
.
The current users of the transportation have come to appreciate and enjoy good service via the
current method which involves the City providing the service via a third party contract. The
folks present at the meeting expressed their appreciation for the service they currently enjoy and
voiced concern regarding potential for change either to service, convenience or cost. The group
was informed that in order to maintain the same level of service, changes would be needed to
he made to the administration of the city program or the service would need to be adopted by
another transit provider (River Rider). This is because the level of regulation and bureaucracy
associated with operating the system within the rules of the state and federal government now
exceed the capacity of available city staff. System reporting requirements, drug and alcohol
testing protocols and homeland security standards have been added or arc increasing in
complexity. The state is under increasing pressure from the federal government to make sure
that all transit systems receiving federal funds arc operating within the rules. Understaffed
programs such as ours that have had trouble keeping up with the regulations can create potential
problems for the state in obtaining future funding.
In light of the increasing demand for administrative oversight of the system, our Program
Director from the State of Minnesota has req ui red that the City either add a staff person full
time to operate the system or that we request aid currently going to the Monticello Heartland
Express be shifted to the River Rider system, thus River Rider would essentially replace the
Heartland Express.
Cost to the City - Keeping Heartland Express is more expensive.
.
Transportation service via River Rider would be less expensive for the City. According to our
Project Manager. In order to keep our current system, we will need to hire an employee. The
cost of a full-time employee including benefits is estimated at $40,000 per year. This amount
does not include the cost of equipping a new employee with ot1ice, desk computer etc. Part of
this cost could he recovered by an increase in the fare. It is likely that time would be available
ft1r the new employee to assist with other duties at City Hall but primarily the function would
he to operate and develop the City's transportation system. Space is available at City Ilall for a
person filling this role.
Council Agenda 7/12/04
.
The cost of the City for basic service via River Rider would equal any difference between
projected and actual fare revenue. History has shown that fare revenue deficits are quite small
in the range of $1 ,000 - $3,000 annually. The City, working with the River Rider Board of
Directors could obtain additional service such as Saturday service but the cost for such service
would need to be funded entirely by the City. The City could also elect to assist in funding or
subsidizing a portion of the fare if it so desires. For instance, Council could elect to soften the
impact of the price increase by paying for a portion of the increase.
The Cost to Riders - The cost is likely to be similar in the short and long run.
Under the current program riders are charged $1 per ride. However, a rider can get 40 rides for
$25 which equals $.63 per ride. Under the River Rider, riders are charged $1 if they call a day
or more in advance. Same day calls are charged at $1.5 per ride. It might turn out that when it
all washes out the cost could end up being the same. This is because the Heartland Express
fare is due for an increase and Council could elect to underwrite a portion or all of the increase
to help riders ease into the system.
Operations and Convenience -- Very similar service levels expected.
.
The level of service provided by River Rider would be very close to the current level, but there
will be difTerences. For instance, River Rider encourages riders to call a day in advance for a
ride by charging a higher rate for same day call service. River Rider being funded by the state
will provide service with one bus to riders outside the city limits which could affect response
times. It appears from testimony from users of the River Rider system that River Rider would
provide the same level of service such as concern for timeliness, safetyetc that Monticello
residents currently enjoy.
Future Development - Both options hold promise.
It is important that the City Council think about the future transportation needs of the City
because we are not likely to get state funding back once it is gone. Switching to River Rider
could eliminate future opportunities. If the City kept the Heartland Express it is likely that the
new Administrator would promote and develop the system. As the City grows, there could be
an increase in the need to coordinate transportation service in the city ranging from
development of sidewalks and pathways to establishment of commuter service. It is also
possible that the City would eventually operate the system without the aid of a third party
contact. This means that the City would buy bus (es) via federal funding program, hire drivers
and run the system accordingly.
.
Under the River Rider system, there would not be as much effort on development of a loeal
system for a growing City but the residents would have future access to a larger well
coordinated system serving a larger area thus providing transportation options that a local
systcm could not provide. Perhaps his/her duties would involve not only the bus but pathway
and park planning.
Citizcn Input
.
B.
~.
O~S
c.
.
D.
.
Council Agenda 7/12/04
Attached you will find comments and questions from the public on this matter. I think it is
clear that the folks that visited with us are comfortable that the River Rider system will provide
them with a level of service that is equal to the current level. There was some concern
regarding increases in fees as a result of the transition. If Council so desires, a mechanism can
be put in place to off~set this increase using a contribution from the City.
ALTERNATIVE ACTIONS
1. Motion to authorize a resolution requesting that current state funding provided to
operate the Heartland Express be diverted to River Rider for 2005 service and beyond.
Please note that under this option it is highly unlikely that the City could get funding
returned and River Rider reinstated.
2. Motion to re~confinn operation of the Heartland Express and direct staff to begin the
process of preparing a job description for the position of transportation system
administrator. This person to be hired as soon as possible. CJ>il.w- Sf,..fF TO
(~t...c..t: i--!"I1.L"-tw.:t 17ft uf rDn..J..,;;J /S YT.I...I.J.uR
STAFF RECOMMENDATION jI-1
No recommendation is being provided on this one as pro's and con's seem to balance.
Although the concept of hiring a full time employee to develop and promote transportation
system development in the City is desirable, it is hard to justify the additional cost based on the
need for one bus today. from a "good government" standpoint it would appear to be more
responsible to throw our weight behind River Rider because of efficiency/cost and the service
level is fine. On the other hand, adding an employee may be inefficient but keeping the system
provides our growing City with local control allowing development of a program that responds
quickly to the needs of the public. There are also other transportation issues and opportunities
that wil1likely need to be addressed as the City grows in terms ofland area and traffic volume.
Having our own transportation system and the expertise to support it may prove quite beneticial
in the long run.
SlJPPORTING DATA
Information from public meetings.
.
.
.
Counci I Agenda - 7/12/04
8. Consideration of Concrete Sidewalk Reiection on the Cedar Street Improvement
Proiect (Citv Proiect No. 2002-06C). (WSB)
A.
REFERENCE AND BACKGROUND:
City Staff has directed the Contractor on the Cedar Street Improvement project to remove
and replace concrete sidewalk along the west side of the street. The sidewalk in question
was initially constructed during the 2003 season as part of the improvement project.
Included in the packet is background and supporting documentation for the basis of the
sidewalk rejection. The subcontractor is requesting that the City accept a deduct in lieu
of removing and replacing the sidewalk. We have rejected that offer and want the
sidewalk removed and replaced. Mark Landwehr of Landmark Construction, a sub-
contractor on the project, has requested to be on the agenda to appeal to the Council.
B. AL TERNA TIVE ACTIONS:
1. Reject the sidewalk and demand replacement as directed by City Staff.
2. Accept 25% deduct as proposed by Contractor
3. Accept the sidewalk as is.
c.
STAFF RECOMMENDATION:
It is the recommendation of the City Engineer and Public Works Director that the Council
reject the sidewalk as identified in the background documentation. Acceptance of the
sidewalk as it is could present a hazardous condition to pedestrians using the facility,
which could potentially open the City to the liability associated with the walk.
D.
SUPPORTING DATA:
Correspondence
(':"J)()( 'f ,'.-' IF.. f'11.J..IW.V, 1.( i!<O',f.()( '..'115 ,.{lhJIJ/,)I()-/~II-I J'<:l'mlu J/efll,do(
..
WSB
& Associates, Inc.
.
To:
Honorable Mayor and City Council
From:
Bret A. Weiss, P.E.
Kevin B. Kawlewski, P.E.
Date:
July 8, 2004
Re:
Cedar Street Improvements,
Sidewalk Status
City Project No. 2002-06C
WSB Project No. 1338-07
.
This memorandum is intended to provide the City Council with background information
regarding the sidewalk construction on the west side of Cedar Street between Dundas Road
and the Kjellberg Trailer Court. Some of the sidewalk on the project was constructed used
fixed form and the remainder of the work was slip-formed, or machine placed. Based on
our review of the work for quality and acceptability, we have notified the Contractor the
sidewalk does not meet the requirements of the specifications and that the machine placed
sidewalk is to be removed and replaced. Attached to this memo are excerpts from the
MnlDOT specifications, which govern the work on this project, relating to joint widths as
well as surface and edge requirements. In summary, the specifications for fixed form
construction state:
. "The surface shall not vary more than 5 mm (3/16 inch) from a 3 m (10 foot)
straight edge. . . "
. "Joints shall be vertical and straight, and be parallel with or at right angles to the
walk centerline..."
. "Contraction joints shall extend to at least 30 percent of the walk thickness and
shall be approximately 3 mm (1/8 inch) wide."
In Section 2521.3F of the Mn/DOT specification, it states that machine placed sidewalk
shall be constructed according to the same requirements for fixed form construction.
Also attached are two letters of correspondence to the Prime Contractor, R.I ,. Larson
identifying that the sidewalk does not meet the specified requirements and ordering the
sidewalk to be removed and replaced. The Sub-Contractor, Landmark Concrete, has
offered a deduction in the amount of 25% of the price to leave the sidewalk in place.
According to the specifications, this is an option to the Contractor providing a written
order to remove and replace has not been provided. A copy of that letter is also attached.
.
We have verified the condition of the sidewalk again this spring to confirm the non-
conformance of the sidewalk. Copies of pictures taken as verification have also been
attached to this memorandum for your information.
('.',1 J()( '{!,~ 11,.'- j',J.l.-1H';\'- j,( ilU ) I/.( )( '.-1/..\- J',li:IIIJ;",O."{I-O-l- nl/III(:illl/C'II/O,(fflL"
<6
.
.
.
Honorable Mayor and City Council
July 8, 2004
Page 2
The sloughing of the sidewalk edges poses the greatest eoneern to City Staff. When sod is
placed along the edges of the walk, there is potential for water to get trapped along the
sidewalk edge and freeze, which could result in a safety hazard situation. In addition,
American Disability Act requirements do not allow transverse slopes greater than 2.0%.
Based on the attached pictures, the edges are at a slope greater than the allowable slope.
The position of the City Engineer and City Stall has been removal and replacement of the
sidewalk that was constructed with slip forms (machine placed). Areas of sidewalk to be
removed have been located on the project and we have notified the Contractor to proceed
with the work as ordered in the project correspondence. It is recommended to the Council
that sidewalk does not meet the specifications and should be replaced as directed.
If you have any questions concerning the information contained in this memorandum,
please feel free to contact either Bret Weiss or Kevin Kawlewski at 763~54l-4800.
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7632877170 P.03/04
JUL-08-2004 09:08
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November 13. 2003
Mr. Greg Philippi
Project Manager
It. L. Larson Excavating, Inc.
2255 _12th Street SE
St. ClouA. MN 56304
Re: Sidewalk Constnlction
Cedar Street Storm Sewer, Sanitary Sewer,
W s.teIII13in. and Appurtenant Work
City ofMonticello~' 2002-06C
WSB Project No. '
Dear Mr. P~lippi:
I am writing with regard to the sidewalk constrUction for the above referenced project. As
you are aware, we expressed concem immediately with the quality of the sidewalk
construction. We decided to review the sidewalk a1ter it was complete for consistency with
the specifications. AfJ;.e:r field reviewing the: sidewalk coIlitrllCted as part of the above
referenced project, we have decided to reject the sidewalk that was coDStructed with the
slip form paver. The sidewalk that was coostrUcted with fonns appears to be within
tolerance and may remain in place.
During the construction, the concrete subcontractor was wormed that the sidewalk
construction was not conforming to specifications fOI line and grade. Specifically,
variations in the sidewalk were in excess of 1/4"; the lDnjmum allowable surface variation
is 3/16". The specifications also state that contraction joints in the sidewalk shall extend
30% of the sidewalk thiclco.ess and shall be approxiniatelY lIS" wide. The joints measured
in the field are approximately 112" wide in all instanCes measured. Joints also need to be at
right angles to the walk centerline. The m&jority of the joints construCted do not meet this
criteria.
The contractor was also in!onned du:rini the construction that the paver was constructing a
non-unifOml edge. This is apparent over the entire length of the sidewalk that was
construCted with the slip fOIm. Closer inspection reveals the edges have slumped out of
tolerance wbich resulted in the waviness along the edges. This is an indication that the mix
was too wet at the time of initial construction.
<6 . ,---,
JUL-08-2004 09:08
WSB & ASSOCIATES INC.
7632877170 P.04/04
.
W: Oreg Philippi
November 131 2003
Page 2
All sidewalk constructed with the paver will need to be removed and reconstrUcted along
the west side of Cedar Street from the south end of the project to Station 28+70 on the
north side of School Boulevard. No sidewalk will be constructed beyond that point
We would like to discuss a schedule fot completion of this work in the spring of2004.
Please give me a. call at (763) 287-7193 if you have any questions regarding this letter and
to discuss an acceptable schedule.
Sincerely,
j[~~lLl
K.evinB. Kawlewski, P.E.
St. Project Manager
.
cc: Rick Wolfsteller, City of Monticello
John Simab, City of Monticello
Paul Diamond, City of Monticello
Bret Weiss, WSB &. Associates, Inc
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WSB & ASSOCIATES INC.
7632877170 P.02/04
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May 11. 2004
Mr. Greg Philippi'
Project Manager
R. L. Larson Excavating, Inc.
2255 - 12'" Street SE
St. Cloud, MN 56304
Re: Sidewalk: Construction
Cedar Street Storm Sewer. SanitaIy Sewer.
Watennain and Appurtenant Work
City of Monticello Project No. 2002M06C
WSB Project No. 1338..07
Dear Mr. Philippi:
In a letter dated April 30, 2004, Mr. Landwehr ofI.2Vdtnlllrk Construction has proposed a 25%
deduction in the sidewalk in accordance with the MnlDOT Specification 2S31.4. The third
paragraph under 2531.3 K states:
"Unacceptable work shall be removed and replaced with acceptable work as ordered by
the Engineer. In the absence of an order to remove and replace, the Contractor shall
have the option of so doing or may elect to leave the unacceptable work in place and
accept the following price reduction:"
A written order to remove and replace the sidewalk was issued on November 13, 2003. In this
case, the City will not accept the proposed unit price deduction on the sidewalk and is requiring
the replacement of the sidewalk as stated in the November 13, 2003 correspondence.
Please submit a schedule for the removal and replacement of the sidewalk as previously stated..
Please feel free to iive me a call at (763) 287M7193 if,you have any questions regarding this
letter.
Sincerely.
WSB &; AssociaUsJ [lie.
6~-+~~~
Kevin B. Kawlewski, P .E.
Sr. Project Manager
ee:
Rick Wo1f5teller, City of Monticello
John Simola, City of Monticello
Paul Diamond,' City of Monticello
Bret Weiss, WSB & Associates, me
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Council Agenda - 7/12/04
9. Consideration of approving final purchase agreement - Culver's. (R W)
A. REFERENCE AND BACKGROUND:
In May, 2004, the City Council approved a letter of intent for the sale of approximately
1.5 acres of the Remmele site to Culver's Restaurants.
A final purchase agreement has been prepared and reviewed by our City Attorney that
formalizes the letter of intent into a final purchase agreement with the same terms and
conditions that the Council previously approved. In summary, Culver's would be
acquiring 1.5 acres at a cost 0[$473,233.
B. AL TERNATIVE ACTIONS:
1. Approve the purchase agreement between the City and Culver's for the sale of 1.5
acres.
C. STAFF RECOMMENDATION:
It is the recommendation of the City Administrator and City Attorney that the final
purchase agreement be approved as outline. The actual closing on the property will not
likely occur until the latter part of July in conjunction with the City's recording the final
plat for this property to be known as Jefferson Commons.
D. SUPPORTING DATA:
Copy of purchase agreement.
t CAMBRIDGE Commercial Realty
4530 w: 77th Street, Suite 250
Edina MN 55435
June 18, 2004
Mr. Rick Wolfstellar
City Administrator
505 Walnut Street Suite #1
Monticello, MN 55362
Re: Purchase Agreement
Dear Rick:
Pursuant to my fax message, enclosed is the final draft of the purchase agreement for Culver's
Restaurant.
If you have any questions or comments, always feel free to contact me. Thank you for your
review and consideration.
:;~~
Peter M. Granes
Cambridge Commercial Realty
Enclosures
Phone 952.933.0042 Fax 952.835.3117
www.cambridge-commercial.comadmin@cambridge-commercial.com
C\
{CAMBRIDGE Commercial Realty
4530 W 77th Street, Suite 250
Edina MN 55435
LAND PURCHASE AGREEMENT
THIS AGREEMENT, made and concluded by and between BORICH, L.L.C., a
Minnesota limited liability company or it's assigned entity name, hereinafter called "BUYER,"
and, The City Of MonticeJIo Minnesota, hereinafter called "SELLER,"
WIT N E SSE T H:
In consideration of the mutual promises and covenants of the parties hereinafter
stipulated to be paid and performed, the parties hereto agree as follows:
1. PREMISES. BUYER hereby offers and agrees to buy from SELLER and
SELLER hereby offers and agrees to sell to BUYER property located in Monticello, Minnesota
and described as follows:
See Exhibit "A"
The legal description may be corrected by BUYER, if required, to properly describe the
subject property as identified herein and to conform with the survey of subject property to be
made by a registered land surveyor hired by SELLER as hereinafter authorized.
2. PURCHASE PRICE. The purchase price for said premises shall be the sum
of four hundred seventy three thousand two hundred thirty three dollars ($473,233.00).
BUYER herewith deposits ten thousanu Dollars ($10,000.00) as "earnest money" to be lick': by
Cambridge Commercial Realty and to apply on said purchase price. The balance of four
hundred sixty three thousand two hundred thirty three dollars ($463,233.00) shall be paid to
SELLER by BUYER at closing.
3. EVIDENCE OF TITLE. BUYER shall immediately make application for a
commitment for an owner's policy of title insurance covering the premises and indicating the
willingness of the title company to issue to BUYER at closing an owner's title policy in the
amount of the purchase price. BUYER shall pay for the title insurance.
BUYER shall have ten (10) business days after receipt of the title commitment to
review and render any objections as to matters of title in writing to SELLER. Any such
matters of title not timely objected to by BUYER shall be deemed waived and shall constitute
additional permitted exceptions thereunder. In the event title is not determined to be good and
merchantable or is otherwise not acceptable to BUYER, SELLER shall be so notified and shall
then take such action as may be necessary to cure title defects (including plat and deed
restrictions) as soon as possible, at SELLER'S expense, and notify BUYER when such is
completed. SELLER shall, at its expense, prepare, obtain all necessary approval of, and
record any plat of division or subdivision required by law or ordinance.
Phone 952.933.0042 Fax 952.835.3117
www.cambridge-commercial.comadmin@cambridge-commercial.com
C\
4. ZONING AND PERMITS. BUYER contemplates using said premises as a
restaurant. By the execution of this Agreement, SELLER hereby authorizes BUYER, at
BUYER'S expense, to immediately apply for and attempt to secure such zoning classification of
the property or special use permit for the property which will permit BUYER to construct and
operate upon the premises buildings and facilities for the above-stated use. SELLER authorizes
BUYER, at BUYER'S expense, to apply for and attempt to secure sign permits, consents of
property owners, curb cut permits, sewer or septic permits, and such building and other
governmental permits as may be necessary to permit BUYER to construct and operate upon the
premises buildings, together with all equipment, signs, appurtenances and driveways in
accordance with such design and specifications as BUYER shall in its sole discretion determine
to be desirable for its use.
Such applications may be made in BUYER'S name or SELLER'S name, or both, as
may be appropriate, and SELLER agrees to cooperate fully and in good faith in this regard.
In the event said permits, zoning classification, or special use permit are not
forthcoming to BUYER'S satisfaction or are denied by the persons or agencies having control
thereof, then BUYER shall have the right but not the obligation, to take such further action to
secure said permits, zoning classification, or special use permits as it may elect; provided only
that at every stage thereof BUYER shall act promptly and proceed with reasonable diligence.
This Agreement shall remain in full force and effect throughout the actions and
proceedings described above; but unless said permits, zoning classification, or special use
permit are obtained and are effective, valid and subsisting as of the date of closing, BUYER
shall not be obliged to close this purchase and shall have the right to cancel this Agreement.
5 ENVIRONMENTAL MATTERS AND ASSESMENTS.
SELLER also authorizes BUYER to enter upon the premises at any time for the
purpose of BUYER'S testing the same. BUYER shall pay all costs and expenses of such
investigation and testing and shall hold SELLER harmless from all costs and liabilities relating
to BUYER'S activities. BUYER shall further repair and restore any damage to the premises
caused by or occurring during BUYER'S testing and return the premises to substantially the
same condition as existed prior to such entry. If BUYER orders a "Phase I" environmental
review of the premises, BUYER shall provide a copy thereof to SELLER when such "Phase I"
report is complete.
BUYER shall have ten (10) business days after BUYER'S receipt of the environmental
report to accept the conditions of the premises.
BUYER has right to assume the total assessment of the property estimated at
$45,733.00 to be paid over a ten-year period at 5.25 % interest starting at the closing date on
referenced property. For example if total price of parcel is four hundred seventy three thousand
two hundred thirty three dollars ($473,233.00) for referenced property free and clear of
assessments. Buyer has the right to exercise option to payoff assessments estimated at forty
five thousand seven hundred thirty three dolIars ($45,733.00) over a 10 year period at 5.25%
yearly interest rate. The final sale price of referenced property would be four hundred twenty
seven thousand five hundred dollars ($427,500.00). The itemized assessments are defined per
Exhibit "C".
C\
6. OBLIGATION TO COMPLETE TRANSACTION. BUYER shall be
obligated to complete this transaction only in the event each of the following items occur, and if
so, then this purchase shall be closed within thirty (30) days after whichever of the following
occurs last in point of time: (a) title is determined to be good and merchantable or otherwise
acceptable to BUYER (b) the survey and environmental review of the premises described above
are to BUYER'S satisfaction; provided, however, that BUYER may waive any of the foregoing
conditions and proceed to complete and close the purchase accordingly. If any of the foregoing
conditions is not met and is not waived by BUYER, BUYER shall have the right to cancel this
Agreement and the earnest money shall thereupon be returned to BUYER.
7. ESCROW AND EXCHANGE. (a) It is contemplated that this transaction, at
the option of either party, may be concluded through an escrow agent and, in such event, all
funds and documents pertaining to this transaction shall be placed in escrow on or before the
closing date, with each party sharing the escrow fee equally.
(b) BUYER and SELLER acknowledge and agree that either of them may engage
in a deferred exchange of like~kind property utilizing a qualified intermediary pursuant to
Section 1031 of the Code. Notwithstanding any provision herein to the contrary, in the event
either party elects to engage in a deferred like-kind exchange, the other party agrees to consent
to the assignment of such party's rights under this Agreement to a qualified intermediary in
order to facilitate the deferred like-kind exchange. The parties agree to execute any and all
documents necessary to consummate the purposes of this section. Any actions taken by
BUYER and SELLER in conformance with this section shall be at the cost of the party electing
such exchange, and such documents shall not relieve the electing party of any of its obligations
or liabilities under this Offer.
8. REAL EST A TE BROKERS AND BROKERAGE COMMISSION:
A real estate commission of five percent (5 %) of sale price ($427,500.00 sale price minus
assessments) to be paid by Buyer to Cambridge Commercial Realty at closing of referenced
property. Each of the parties represents and warrants to the other that such party has not dealt
with any real estate broker, real estate agent or finder in connection with this transaction, other
than Cambridge Commercial Realty and each of the parties hereto agrees to indemnify and save
the other party harmless from any and all loss, cost and expense incurred in condition with any
claim for any real estate commission or fee which arises by reason of the actions of such party.
9. CLOSING. At the time of closing, BUYER shall pay to SELLER the balance
of purchase price due, and SELLER shall then:
(a) Deliver to BUYER a general warranty deed, free and clear of all liens,
encumbrances and restrictions whatsoever, including assessments;
(b) Furnish BUYER assurance that all taxes which are a lien against said
premises are paid, prorated to the date of transfer of title to BUYER, calculated upon
reasonable and equitable estimates where necessary;
(c) Execute an affidavit to be supplied by SELLER that there are no liens
upon the premises nor outstanding orders or unpaid bills for goods, labor or materials,
which may become a lien upon the premises;
(d) Deliver to BUYER any federal and state title conveyance fee and any
other transfer taxes or other taxes on the conveyance;
'\
(e) Execute and deliver to BUYER an affidavit or other document required
by law to entitle the deed to BUYER to be recorded;
(f) Execute and deliver to BUYER a Certification pursuant to Section 1445
of the Internal Revenue Code that SELLER is not a foreign corporation, foreign
partnership, foreign trust, or foreign estate; and
(g) Execute and deliver to BUYER any other document required to effect
the transfer of legal title to BUYER pursuant to the terms of this contract.
(h) Closing shall take place at Tri-County Abstract & Title 921 1st St N #
200, St Cloud, MN 56303
9. POSSESSION. Possession of said premises shall be delivered to BUYER on
date of closing.
10. HAZARDOUS SUBSTANCES. To induce BUYER to purchase the Real
Estate, SELLER hereby covenants, represents, and warrants to BUYER that, the best of
SELLER'S knowledge: (i) the Real Estate is not contaminated with any hazardous substance;
(ii) SELLER has not caused and will not cause, and to the best of SELLER'S knowledge, after
diligent investigation and inquiry, there never has occurred, the release of any hazardous
substance on the Real Estate; (iii) the Real Estate is not subject to any federal, state, or local
"superfund" lien, proceedings, claim, liability, or action, or the threat of likelihood thereof, for
the clean-up, removal, or remediation of any such hazardous substance from the Real Estate or
from any other real property owned or controlled by SELLER, or in which SELLER has any
interest, legal or equitable; (iv) there is not asbestos on the Real Estate; (v) there is no
underground storage tank on the Real Estate; (vi) by acquiring the Real Estate, BUYER will
not incur or be subjected to any "superfund" liability for the clean-up, removal, or remediation
of any hazardous substance from the Real Estate or any liability, cost, or expense for the
removal of any asbestos or underground storage tank from the Real Estate; and (vii) SELLER
will indemnify, defend, and hold BUYER harmless from and against any and all claims,
demands, liabilities, damages, suits, actions, judgments, fines, penalties, loss, cost, and
expense (including, without limitation, attorneys' fees) arising or resulting from, or suffered,
sustained, or incurred by BUYER as a result (direct or indirect) of the untruth or inaccuracy of
any of the foregoing matters represented and warranted by SELLER to BUYER or the breach
of any of the foregoing covenants and warranties of SELLER, which indemnity shall survive
the closing hereunder. All of the foregoing covenants, representations, and warranties shall be
confirmed in writing by SELLER and be true and correct at the time of execution of this
Agreement and at closing hereunder and shall survive such closing.
11. ALIENATION, ETC. During the term of this Agreement and after execution
thereof by BUYER, SELLER agrees that it will not in any manner sell, alienate, mortgage, or
encumber the premises as described on Page 1 of this Agreement nor file a voluntary petition in
bankruptcy prior to the date possession of said premises is surrendered and delivered to
BUYER. SELLER further agrees that it will not take any action to request or effect annexation
of the premises to any municipality or to request or petition for any change of the zoning
classification of the premises, which existed at the date hereof unless BUYER gives prior
written consent to such action.
12. GENERAL. The parties hereto agree that all notices which may be required
pursuant to this Agreement shall be made by Registered or Certified Mail to SELLER at 505
C\
Walnut Street, Suite 1 Monticello. MinneSota 55362 atm: Mr. Rick Wolfstcllar and 10 BUYER
at 19436 Elgin Court. Elk River. Minnesota 55330 attn: Mr. Richard VanRoutllD. This
Agreement represents me sole agreement existing and aU matters of negotiation relating to this
purchase and sale are merged into Ibis Agreement This Agreement shaU SUtvive all documents
of closing aDd is enforceable d.espire the exchange of deed and other documents of title as called
for herein.
13. 13. ADDITIONAL CONTINGENCIES.
(a) BUYER has right to change the name of the Limited Liability Company
before or at closinS
(b) Property must have final approveI from Culver's Franchise System
Incorporated.
(c) All final approvals of signage as described in Exhibit B
IN WITNESS WHEREOF. the parties hereto have executed and delivered this
Agreement on the day and year set forth below.
BUYER:
SELLER:
Borich. L.L.C.
city Of Monticello
B#~~
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