Planning Commission Agenda 11-07-2001
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AGENDA
REGULAR MI'~ETING - MONTICELLO PLANNING COMMISSION
Wednesday - November 7, 2001
7:00 P.M.
Members:
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson, Rod Dragsten
Council Liaison:
Clint Herbst
Staff:
Jeff O'Neill, Fred Patch and Steve Grittman
Call to order.
Approval of minutes of the regular meeting held October 2, 2001.
Consideration of adding items to the agenda.
Citizcns commcnts.
Public llearing - Consideration of a requcst for rczoning fronl R-2 to R-3 and concept
plan approval for a conditional usc pcrmit allowing a planned unit development in an R-3
district. The planned unit development consists of a 35 unit apartment complex.
Applicant: Church of St Henry and TC Builders Inc.
6. Public Hearing - Consideration of a request for a preliminary plat and develoPll1cnt stage
planned unit development approval. Applicant: Quality Site Design, LLC Scott Dahlke.
7. Public Hearing - Consideration of a preliminary plat and a request for a conditional use
permit to allow construction of an automobile dealership in a B-3 district. Applicant:
Gould I3rothers Chevrolet. John & Virgil Michaelis.
8. Public Hearing - Consideration of a request for an amendment to the zoning ordinance
that would exempt a governmental agency from the prohibition against barbed wire
fencing or other provisions of the fence ordinance to protect public safety. Applicant:
City of Monticello.
9. Continued PuhlicHearing ~ Consideration of a Concept Plan for a Residential Planned
Unit Development in a PZM Zoning District. Applicant: Shawn Weinand, Ocello, LLC.
10. Discussion regarding meeting date change for January 1, 2002.
II.
Adjournment.
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Members:
Absent:
Staff:
MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday - October 2,2001
7:00 P.M.
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson and Rod
Dragsten
Council Liaison Clint Herbst
Jeff O'Neill, Fred Patch, John Glomski and Steve Grittman
1. Call to order.
2.
Chair Frie called the meeting to order at 7 PM.
Approval of minutes of the re~ular meeting held September 4. 2001.
A MOTION WAS MADE BY ROY POPILEK AND SECONDED BY RICHARD
CARLSON TO APPROVE THE MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING OF SEPTEMBER 4,2001. Motion carried unanimously.
Approval of the minutes of the special meetinQ workshop held September 18. 2001.
A MOTION WAS MADE BY ROD DRAGSTEN AND SECONDED BY RICHARD
CARLSON TO APPROVE THE MINUTES OF THE SPECIAL MEETING
WORKSHOP HELD SEPTEMBER 18,2001. Motion carried unanimously.
3. Consideration of adding items to the al?enda.
Rod Dragsten asked staff to review the Groveland Addition original plat regarding the
number oflots the Planning Commission approved. O'Neill stated that he was quite
certain this plat was presented to the Planning Commission with all lots and he would
verify this. Chair Frie asked if Dragsten could get this information at the end of the
meeting.
4. Citizens comments. None.
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Planning Commission Minutes - 10/02/01
5.
Continued Public Hearing - Consideration of a Concept Plan for a Residential Planned
Unit Development in a PZM Zonimz District. Applicant: Silver Creek Development.
Jeff O'Neill, Deputy City Administrator, reported that the city received a letter from the
property owner stating that they would like this item continued for another 60 days and in
turn waive their rights to the 60 day rule. Silver Creek Development has withdrawn at
this time and the property owner is seeking another potential developer and will redesign
the plans for a portion of the project.
Chair Fric opened the public hearing. With no response, the public hearing was closed.
A MOTION WAS MADE BY ROY POPILEK TO CONTINUE THIS ITEM TO THE
NOVEMBER PLANNING COMMISSION MEETING. RICHARD CARLSON
SECONDED THE MOTION. Motion carried unanimously.
6.
Public Hearinl! - Consideration of a request for a variance to the 30 foot front vard
setback requirements to allow construction of a one-stall garaee onto existin!! two-stall
garaee. Applicant: Scott Hamilton
John Glomski. City Planner Intern, advised that Scott Hamilton of 6516 Osprey Court has
applied for a variance to allow construction of an 11 x 22 foot. one stall garage, advising
that the rear corner of this garage would extend 2 feet into the 30 foot front yard setback
required in the R-I district. leaving 28 feet from the garage corner to the property line.
The total area outside of the setback minimum would equal approximately 2 to 3 sq. n.
Mr. Hamilton's property fronts on two public streets. According to the zoning ordinance.
the front yard setback shall be located at the boundary abutting a public street ROW
having the least width. This places the 30 foot front yard setback on River forest Dr.
rather than Osprey Ct. The house actually faces Osprey Ct so the garage side of the
house is considered the front yard. The ordinance also states that when a lot is a corner
lot with two public street ROWs fronting it the side yard setback shall be 20 feet from the
lot line abutting the street ROW. Glomski advised that across the street from the
applicant there is a house with side and front yard designations switched which means
that resident's garage could come within 20 feet of River Forest Dr.
The applicant is aware that there is an alternate option which would be to angle the
garage from 9 ft. out to 11 ft, in order to stay within the front yard setback. Glomski
stated that staff has no recommendation on this item as there are good reasons for either
action.
Chair Frie opened the public hearing and hearing no response, the public hearing was
closed. Chair Frie asked if the City received any response from neighbors who received
public hearing notices and it was stated that there had been no response. The applicant
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Planning Commission Minutes - 10/02/0 I
stated that he had spoken to his neighbors and that they were not opposed. Chair Frie
asked the applicant why he did not choose the other option which required no variance
and Hamilton stated it was due to aesthetics. It was noted that the size of the proposed
garage is 11 x 22 which is the same depth as the existing garage. Popilek noted that there
was no good place for a storage shed on this property so he was in favor of the variance
request which he felt would be a good use of the property. Dragsten also felt it would
make sense to grant the variance.
A MOTION WAS MADE BY ROBBIE SMITH TO APPROVE THE VARIANCE,
BASED ON A FINDING THAT THE IRREGULARITY OF THE SHAPE OF THE
LOT AND THE ORIENT A TION OF THE HOUSE HAVE IMPEDED THE
HOMEOWNER, PROVIDING THE HARDSHIP NEEDED FOR APPROVAL OF THE
VARIANCE. ROD DRAGSTEN SECONDED THE MOTION. Motion carried
unanimously.
1.
Consideration of a Concept Stmre Planned Unit Development for a 30 Unit Townhouse
Proiect in an R-2 Zoning District. Applicant: Front Porch Associates.
Steve Grittman, City Planner, provided the staff report noting that Mike Cyr of Front
Porch Associates had applied for approval of a Concept Stage PUD consisting of 15 two-
unit buildings (a total of 30 dwelling units) on 4.3 acres of land. This parcel includes
2.65 acres belonging to Ron Ruff. 1.4 acres of unbuilt City street right-of-way, and a
standard single family lot. The project relies on the City's vacation and sale of its right-
of-way interests, consisting of Th Street and Vine Street. The Vine Street right-of-way
adjoins the west side of the project area, and the Th Street rightvof-way splits the private
property into north and south parts.
The project proposal would consolidate the various parcels and street rights-of-way,
replatting it to accommodate the townhouse project. The design relies on an internal
private street that would access 6th Street just east of the current Vine Street intersection,
loop south through the site, then curve west to an intersection with Minnesota Street.
Groups of four units are designed to share an internal driveway that accesses the private
street. However, six of the units have individual private driveways that front directly
onto the public streets, four to the north and two to the east.
Grittman advised the Planning Commission that there were ten issues raised by this
proposal. He also advised the residents in attendance that the City allows some lenience
with PUDs, and that this may include increased density but that the City would expect to
get a better quality design as a benefit for flexibility of setbacks and building placements.
Also, Grittman explained to the residents the different stages of the PUD process which
includes three steps and they were advised that they would receive another notice for the
development stage public hearing.
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Planning Commission Minutes - 10/02/01
Grittman advised that statJ is comfortable with approval of this concept stage but that
they would see signiticant changes in the layout when it gets to the development stage.
Grittman also added that this project would have to be platted in order for it to proceed.
At development stage the Planning Commission would see the preliminary plat. O'Neill
added that there is also a street vacation process that will go through the City Council,
and that these residents would be notified of that public hearing as well. Popilek asked
what would happen with this proposal if the street vacation was not approved by the City
Council, or if just one street and not the other. and Grittman noted that the project would
have to be re-submitted with a new design. If]lh Street is retained as a public street it
will have to be renamed as well. Future]lh Street is still being extended, making a
connection between Minnesota Street and Elm Street. Grittman advised that the
discussion points raised in the statT report should be addressed to provide guidance to the
developer as plans are prepared for the next stages of approval.
Fred Patch. Building OfficiaL added that with this concept plan there would be some
building code issues as it would require building separations.
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Chair Frie opened the public hearing. Fran DuBay. 614 Minnesota Street, asked if there
was consideration to putting in a cul-de~sac as there is a significant amount of increased
traffic coming through on 6th Street and he felt this project could add a considerable
amount more traffic to this area. Grittman stated that stan'" s idea was to extend the street
through, and eventually through Ruff Auto to Elm Street. He also noted the future
extension of]lh Street to Elm which would pull the traffic down to the more major streets.
Grittman added that from a traffic standpoint the solution may be for more access through
this area. O'Neill added that the City Council has looked in the past at developing this
road and the need to look at it with types of uses such as commercial. but now it seems to
be superceding that and there seems to be an interest by the Council to get it done in the
next two years. Chair Frie asked the residents living along 6th Street if the traffic pressure
is seasonal and they stated that it was not, but that it is consistent.
Wes Olson, 524 W. 6th St, also commented about the traffic and that virtually all of the
traffic coming off the Freeway, K~Mart and Cub, seems to be using 6th and Minnesota as
a short cut. He felt this is one of the busiest side roads in Monticello and feels this should
be looked into prior to putting in the ]lh Street extension.
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Jack Tucek, 601 Minnesota Street, added that traffic has gotten worse and feels
something needs to be done to address this. Is not opposed to the concept of the
neighborhood being upgraded. Asked about the width of Minnesota Street and Grittman
added that there is nothing in the ordinance that states a difference between boulevards
and streets. He believes that Minnesota St. is 100 ft. and not 80 ft. It was noted that this
does not impact how to design the \vidth of the streets. Planning Staff has discussed
alternative layout options with the applicant. Rather than the specific layout shown on
the concept plans, it was recommended that the developer consider a more traditional
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Planning Commission Minutes - 10/02/0 I
urban design, with close street setbacks, larger consolidated common open space, and
high-amenity private spaces, including parking facilities. With these changes, the project
density and building style could result in a unique, attractive project worthy of the use of
the Planned Unit Development flexibility. The developer has expressed an interest in
pursuing these ideas, and the building floor plans he is working on appear to fit well with
this type of concept.
Chair Frie asked the residents if they had addressed this traffic issue prior to tonight's
meeting and they stated they had not. Frie added that this should have been brought up
previously. Wes Hanson stated that they were under the impression that Th Street was
going to be put through at an earlier date. Frie added that somewhere in the future the
Ruff Auto site may be turned into a Residential area and the street may be put through at
that time. O'Neill added that the Mayor has spoken to residents who wish to have the
extension of the road at this time as well.
John Wehmann, 610 Minnesota Street, stated the speed is unbelievable on this street as
well. Also in the winter with the snow piled up it is very difficult to even get in and out
of the driveways. He stated no problem with the concept plan proposed.
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Scott Garvin, 512 and 518 W. 6th Street. had concerns with traffic and speed as well.
Chair Frie stated that staff should report the traffic complaints to the Wright County
Sheriff s Department.
Brian Hellman, 625 W. 6th St, felt traffic is as bad on 6th St. as on Minnesota. There are
only a few driveways on Minnesota compared to the many on 6th Street.
Clinton Felten, 609 Minnesota Street, asked if there would be any trees to buffer trom the
project to his home and Grittman stated that there would be landscape requirements,
particularly at the perimeter, but that would be at the next stage. The distance to his lot
line would be approx 10ft.. actually 20 feet from house to house.
LeRoy Miller, 512 Vine St, stated that Vine is also getting more traffic since the
development went in on 5th Street. Would personally rather see townhouse proposal like
Cyr's versus an apartment building, stating that he has no problem with Cyr's proposal.
Cyr commented that traffic was never considered and that he was not aware there was a
problem prior to this evening. He did not feel that his proposal would increase the tratIic
in a major way. Also, this is a concept plan and he is not opposed to changes.
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The public hearing was then closed. Roy Popilek asked what the best way would be for
these residents to get this issue to the attention of the City Council. O'Neill advised that
he would be passing around a notepad for names/addresses to bring to the Council. Frie
asked O'Neill to contact the Sheriffs Dept. on Wednesday to have them consider extra
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Planning Commission Minutes - 10/02/0 I
patrol for this area.
Grittman added that staff would be looking for two-way traffic and not a one-way.
Popilek advised Cyr that he is concerned with the variance requests and also that they
would expect a superior design with a PUD approval, not density alone, adding that he
does like the concept plan. Dragsten stated that he agreed with items 6, 8, 9 and 10 of the
issues noted in the staff report and felt that these were good concerns
Carlson felt there should be more visitor parking due to the density and narrow roadways.
Also was concerned with the "Ruff Auto", or west side of the property, and Cyr advised
that Ruff was willing to work with him. Cyr also stated they would be moving Ruffs
fence as well and that he would perform the work and there will definitely be screening.
Carlson added he liked the idea of townhouses in that area.
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Smith noted that the Planning Commission will see many changes on the development
stage plan and that he is confident in Cyr's ability. With the traffic issues Smith felt there
has to be ways the City can look at to help alleviate the concerns in that area. Likes the
idea of townhomes in that area as well. Chair Frie asked if the Parks Commission has
seen the concept plan and Grittman stated that this would be a private park area. Frie also
added that he feels this is a positive application, a plus for that area.
A MOTION WAS MADE BY ROBBIE SMITH TO RECOMMEND APPROVAL OF
THE CONCEPT PUD. BASED ON A FINDING THAT THE DENSITY IS
REASONABLE IN THE CONTEXT OF THE SURROUNDING LAND USES, AND
nIA T GENERALL Y. THE LAYOUT OF THE PROJECT PROVIDES AN
ACCEPTABLE BASE TO PROCEED TO THE NEXT STAGE OF THE PLANNED
UNIT DEVELOPMENT PROCESS. THIS MOTION IS SUBJECT TO THE
PLANNING COMMISSION'S COMMENTS ON LAND USE AND DESIGN,
INCLUDING THOSE LISTED IN THE STAFF REPORT. ROY POPILEK
SECONDED THE MOTION. Motion carried unanimously.
8. Regarding the Groveland plat information requested by Dragsten, O'Neill stated he
would get a copy of the plat to him.
9.
Grittman advised that the County Engineer had spoken to the owners of West Side
Market stating the County would be interested in obtaining ROW from them for the
CSAH 75 improvements and West Side responded that possibly they could work
something out with them in return for additional commercial space. It was noted that
West Side had been interested in expanding their facility some years ago but that it did
not get support. There has been some discussion regarding the addition of a car wash,
pump islands, and retail space. O'Neill added that the Planning Commission had been
supportive of going to a B 1 zoning in that area which would have given them more office
space for low impact uses, but that they rejected the idea of the car wash concept, noting
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Planning Commission Minutes - 10/02/01
that it was denied at the Council level by a 3 to 2 vote. O'Neill advised that they may
want to look at B-1 re-zoning again. The City wants a larger ROW as well. Grittman
stated that he would like to give the County some feedback. It was also stated that it is
quite clear that the City and County would have the right to make the improvements as
needed but would also have to pay for them. Issue is whether or not they would be
willing to trade zoning approvals for ROW improvements without exchanging monies.
O'Neill added that the West Side Market pumps are running 24 hours a day and it is
specifically stated in their CUP that they have to close down at 11 pm. He stated there
has been a complaint in the past and their may be some negative response from the
residents in this area due to the operation hours.
The Planning Commission discussed that these should be separate issues and were not
interested in giving their support. Chair Frie preferred to see a proposal.
10.
Adjournment.
A MOTION WAS MADE BY ROBBIE SMITH TO ADJOURN THE MEETING AT
8:45 PM, ADVISING THE COMMISSIONERS THAT THE NOVEMBER MEETING
WOULD BE HELD ON WEDNESDAY, NOVEMBER 7TH, DUE TO ELECTIONS.
RICHARD CARLSON SECONDED THE MOTION. Motion carried unanimously.
Recorder
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Planning Commission Meeting - 11/07/01
5.
Public Hearine - Consideration of a request for rezoning from R-2 to R-3 and
concept plan approval for a conditional use permit allowing a planned unit
development in an R-3 district. The planned unit development consists of a 35 unit
apartment complex. Applicant: Church of St. Henrv and TC Builders Inc. (.TO)
REFERENCE AND BACKGROUND
Planning Commission is asked to continue the public hearing on this item due to late
changes in the applicants plan that were not submitted to staff in time for adequate
review and report presentation. Here is what happened. After submittal of a complete
application/plan on which the original public notice was based, the applicant indicated a
desire to change the plan. The applicant was given a deadline for revisions which was
missed. In turn. the applicant was informed that the item will be reviewed at the
Decem her meeting of the Planning Commission.
The Chairman simply needs to open the public hearing and then the Planning
Commission needs to take one of the actions below.
ALTERNATIVE ACTIONS
1.
Motion to table discussion on the matter and continue the public hearing to the
December meeting of the Planning Commission.
2. Motion to approve request for conditional use permit allowing a planned unit
development in an R-3 district.
3. Motion to deny request for conditional use permit allowing a planned unit
development in an R-3 district.
STAFF RECOMMENDATION
Staff recommends alternative I.
SUPPORTING DATA
None
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To: Planning Commission
From: Jeff O'Neill
Re: Additional Planning Commission Information - Residential PUD request by TC Buiilders
converting St. Henry's Church property to residential uses.
Date: October 6, 2001
Enclosed is the staff report relating to the St Henry residential PUD request. The information is
late because the plans were not provided in time for placement in the original planning packet.
Planning Commission may wish to table this item if it is felt that the material did not arrive in time
for sufficient review. Also, Robbie Smith and Clint Herbst can not make the meeting. Smith is on
an important business trip and Clint needs to be at a special closed session of the City
CounciVTownship. Two additional reasons why it might make sense to table the item.
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Planning Commission Agenda -11/07/0 I
5.
Consideration of a Planned Unit Development to convert the former St. Henrv's
Church to a multiple familv residential facility. Applicant: TC Builders. Inc. (NAC)
A. REFERENCE AND BACKGROUND:
TC Builders is seeking a Planned Unit Development approval to convert the former St.
Henry's Church building into a 34 unit rental residential project. The "daycare" building
would contain seven units, the existing church building would contain 21 units, and the
parish building would contain 6 units. The site plan would remain unchanged. Surface
parking and garages would be located on the parking lot parcel south of 4th Street.
When considered with the adjoining parking parcel, the development is well below the total
allowable density for multiple family project. The church building parcel is approximately
67,000 square feet in area. The unit count requires 80,000 square feet. T'he parking area will
consume approximately 33,000 square feet, for a total developed site of about 100,000
square feet.
'fhe project concept is to remodel the interior of the buildings, with a significant amount of
wall changes. primarily where existing window openings vvould be filled in to reduce
window size. The applicants indicate that the addition of residential units necessitates that
the large exterior window openings be eliminated to facilitate the interior improvements.
StatThad suggested to the applicants that additional architectural treatments be made to both
the new gable openings and the areas where windows are to be "filled in" with brick or lap
siding. l'he applicants have submitted revised plans to illustrate some change to stucco, but
not all areas have been treated consistently. The current building is constructed exclusively
of brick.
Staff has suggested that a building conversion of this type should include specitIc attention
to the architectural character and materials of the building. As designed, a series of gables
and alternative materials are proposed. Moreover, whereas the original plans show roof tile
to match the original structure, the applicant now indicates that they intend to use asphalt
shingle materials to approximate the color rather than tile.
Also of concern to staff is the otT-site parking arrangement for the residential use. The
applicant has provided a site plan that illustrates two garage buildings on the north half of
the parcel. The building would contain 36 interior parking stalls. Staff had indicated that
the City Council was seeking two covered parking stalls per unit in new residential PUD
projects. The applicants had indicated that they would attempt to develop a plan which
illustrated one enclosed stall per bedroom. For the project as designed, this would require
48 enclosed parking stalls. In either case, at least two parking stalls (enclosed and open
Planning Commission Agenda -11/07/01
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surface) are required per unit. The proposed garage plan is 20 spaces short of the 68 space
requirement.
Staff had requested the applicant to discuss terms with the contract purchaser of the north
halfofthe church lot, in an effort to develop the parking on the same site. The applicant has
instead submitted the off-site garage plan. Planning staff would add a consideration that the
garage units (wherever located) should renect the architectural character of the original
buildings. This would include both materials and building style. The current buildings have
a great degree of wall articulation and other features that should be reHected in any accessory
buildings.
This plan should be viewed as a concept stage PUD submission only. If approved at this
leveL a significant amount of additional detail would be necessary for further approvals,
including landscaping details. utility and drainage details, and amended site and building
plans addressing the issues raised at the concept level. The revised plans were not received
by the City until late in the week prior to the Planning Commission's meeting. Because of
the limited time for review. the Planning Commission may wish to table the item. or make
specific comments relating to the continued processing of the PUD application.
B. ALTERNATIVE ACTIONS
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1.
Motion to recommend approval of the Concept Stage PUD for TC Builders on the
S1. Henry's Church property for a 34 unit residential project. with attention to the
issues raised in the statT report and at the Planning Commission meeting.
2. Motion to recommend denial of the Concept Stage PUD for TC Builders on the ST.
Henry's Church property. based on a finding that the plan is not consistent with the
City's application orthc PUD design objectives. including higher levels of amenities
and design quality.
3. Motion to table action on the Concept Stage PUD. subject to the submission of
additional information.
c. STAFF RECOMMENDATION
Staff does not recommend the PUD. The unique character of the building. as well as the
intent of the PUD ordinance. encourages an applicant to create a project that would enhance
the neighborhood and take advantage of the building style. Staff believes that the proposed
project does not accomplish that objective. It may be said, however, that the residential re-
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Planning Commission Agenda -11/07/01
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use of the building is viewed as positive. and that the density should not raise a concern for
the City or the neighborhood. It is likely that only through increased density will a project
be able to both meet the PUD goals of the City and be financially feasible for a developer to
add amenities. As a general comment. planning staff would suggest that the St. Henry's
building is a potential architectural resource that is valuable to preserve. if done sensitively
to the neighborhood and the building itself.
D. SUPPORTING DATA
1. Site Plan
2. Building Plans
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Planning Comm ission Agenda - 11/7/0 I
6.
Puhlic Hearing - Consideration of a Development Stal!e Planned Unit Development
and Preliminary Plat for an eight unit townhouse proiect in an R-2 Zoninl! District.
Applic~lDt: Scott Dahlke. (NAC)
A. R.EFERENCE AN 0 BACKGROUND
Mr. Scott Dahlke is requesting approval of a Development Stage Planned Unit
Development (PUD) and preliminary plat to allow the construction of eight townhomes
upon a 1.0 acre parcel ofland located south of West Third Street and west of Elm Street.
The proposed dwelling units would be dispersed within two, four unit structures upon the
property. The subject parcel is zoned R-2, Single and Two Family ResidentiaL
The project received Concept Stage Planned Unit Development approval this past
September subject to a number of conditions.
Planned Unit Development Review
Consistency with Concept Plan. Generally speaking, the Development Stage Plan is
consistent with the previously approved Concept Plan. There have however. been some
minor modifications which respond to the conditions of the Concept Plan approvaL Such
modifications will be addressed below.
Plan Submissions. In accordance with ordinance requirements, the applicant has
submitted a landscape plan, grading and drainage plan, building elevations and
preliminary plat. In addition, a revised site plan has been submitted which responds to
the conditions of concept plan approvaL
Landscaping. As a condition of concept plan approval, it was stipulated that additional
plantings should be provided within the interior "garage court" area of the site and along
the perimeter of the proposed townhome buildings.
As shown on the submitted landscape plan, a total of six Canada Red Cherry trees have
been proposed within the interior court area and four such trees have been proposed along
Elm Street. Additionally, a mixture of shrubs and perennials have been proposed along
the perimeter of the proposed townhome buildings.
With these modifications, the proposed landscape plan is considered acceptable.
Private Driveway. The proposed development is to be accessed from the south via a
private driveway constructed within the West Fourth Street right-of-way. The City
Engineer has indicated that the proposed access is considered acceptable provided a
specific license is issued.
.
Trail. The site plan illustrates an eight fl10t wide "future trail" south of the private drive.
As a condition of Development Stage PUD approval, the trail should be constructed in
conjunction with the private drive and at the developer's expense.
Building Elevations. In accordance with ordinance submission requirements, building
elevations have been submitted. 'I'he townhome buildings are proposed to be two stories
in height with both hip and gable roof elements.
^s shown. the buildings are to be finished in horizontal lap siding (vinyl or steel). To add
visual interest, the front elevations incorporate brick veneer at the base of the structures.
While the front and side elevations are considered acceptable from an aesthetic
viewpoint, some concern exists regarding the rear elevations of the buildings and their
vast, uninterrupted expanses.
To improve the visual appearance of the rear elevations, the following modifications are
recommended (see Exhibit I for reference).
1. The optional "clipped gables" are utilized (to reduce the visual scale),
2. Varying finish materials (i.e. a brick veneer base) similar to those utilized on the
front clevation are provided.
3. Window treatments similar to those used on the front elevation are provided.
.
4.
The gabled elements of the bcade are at1iculated (to avoid the appearance of a
long, uninterrupted expanse of wall).
Sidewalks. ^s a condition of Concept Plan PUD approval, it was indicated that sidewalk
connections should be provided on the north and south sides of the eastern townhome
building, connecting the interior "garage court" with Elm Street.
In response to this condition, the site plan has been revised to illustrate a four li)ot wide
sidewalk on the south side of the building. Considering that the intention of the
recommendation was to provide a pedestrian route to Elm Street and the necessary
mailbox stand, the proposed sidewalk is considered acceptable.
Mailbox. As a condition of Concept Plan approval, it was stipulated that a mailbox
structure (for the eight townhome units) should be erected along Elm Street adjacent to a
sidewalk. ^s shown on the site plan, a mailbox stand has been proposed to the southeast
of the townhome buildings within the Elm Street right-of way.
.
Garbage Service. While each individual unit will be responsible for storing its trash
equipment indoors, garbage pick-up service is to be provided along Elm Street. In
recognition of such pick-up location, it is recommended that a hard surface pad (concrete
or bituminous) be provided along Elm Street ofa size suitable to accommodate eight
trash cans.
2
Preliminary Plat Review
.
Lots. To allow the sale of the individual town home units, the subject property is to be
subdivided in a base lot/unit lot arrangement. As shown on the preliminary plat
("Morning Glory"), the subdivision consists of nine lots, one base lot and eight unit lots.
Grading, Drainage and Utility Plans. As part of this application, a preliminary
drainage and utility plans have been submitted. The plans will be subject to review and
comment by the City Engineer.
Protective Covenants. It has not been indicated whether any protective covenants are to
be applied to the subject property. I f covenants are to be uti I ized, they shall be subject to
review by the City Attorney.
Park Dedication. The applicant will be required to provide appropriate cash
contri bution t(n park and trai I dedication. All park dedication contributions shall be
consistent with City policy.
B. ALTERNATIVE ACTIONS
Decision One - Development Stage PUD
1.
Motion to recommend approval of the Development Stage rut) subject to the
t()llowing conditions:
.
a. The trail south of the site be constructed in conjunction with the private
drive and at the developer's expense.
.......-
b. To improve the visual appearance of the rear elevations, the f(Jllowing
modihcations are undertaken:
1) The optional "clipped gables" are utilized (to reduce the visual
scale).
2) Varying finish materials (i.e. a brick veneer base) similar to those
utilized on the front elevation arc provided.
3) Window treatments similar to those used on the front elevation are
provided.
4) The gabled elements of the fa<;ade are articulated (to avoid the
appearance of a long, uninterrupted expanse of wall).
5)
Decorative features arc provided around the rear patios (i.e. picket
fencing) to both define the space and visually enhance the rear
ht<;ades of the buildings.
.
3
c. The City Engineer provide comment and recommendation in regard to the
private driveway licensing requirement.
.
e.
A hard surbce pad (concrete or bituminous) be provided along Elm Street
of a size suitable to accommodate eight trash cans.
Potential findings supporting this decision would be:
· The proposal is consistent with the Comprehensive Plan.
· l'he proposal is compatible with existing land uses in the area.
. 'rhe proposal satisfies the provisions of the Zoning Ordinance.
· The proposal is consistent with the City's use of Planned Unit
Development with appropriate landscaping and architectural design.
2. Motion to recommend denial of the Development Stage PUD.
Potential findings supporting this decision would be:
· The proposed land use is not eOlnpatible with the existing single farnily
residential land uses existing to the north, south and cast of the subject
property.
Decision Two - Preliminary Plat
.
1.
Motion to recommend approval of the Preliminary Plat (Morning Glory) subject
to)he following conditions:
a. The City approve the Development Stage PUD.
b. The City Engineer provide comment and recommendation in regard to
drainage and utility issues.
c. I f covenants are to be utilized, they shall be subject to review by the City
Attorney.
d. The applicant provide an appropriate cash contribution for park and trail
dedication and the trunk fees consistent with City policy.
2. Motion to recommend denial of the Preliminary Plat (Morning Glory).
Potential findings supporting this decision would be:
. The proposed land use is not compatible with the existing single Lunily
residential land uses existing to the north, south and east of the subject
property.
.
4
C. STAff RECOMMENDATION
.
The proposed project is generally consistent with the intent orthe City's Comprehensive
Plan, Zoning Ordinance and previously approved Concept Plan Stage PUD. Therefore,
staff recommends approval of the Development Stage PUD and preliminary plat subject
to the conditions listed above.
D. SUPPORTING DATA
Exhibit ^ - Area Location Map
Exhibit B - Preliminary Plat
Exhibit C - Site Plan
Exhibit D - Landscape Plan
Exhibit E - Grading & Drainage Plan
Exhibit F - Utility Plan
Exhibit (J - Building Elevations
Exhibit II -Floor Plans
I':xhibit I - Proposed Rear Elevation Modifications
.
.
5
NDU-01-2001 09:47
NAC
612 595 9837 P.02/03
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612 595 9837 P.03/03
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~XHIBIT I - PROPOSED REAR ELEVATION M01)IF~~,CATIONS
TOTAL P. 03
.
.
.
Planning Commission Agenda - 11/7/01
7.
Consideration of a conditional use permit and simple subdivision for a new
~lUtomobile dealershin in a B-3 Zoning District. Applicant: Gould Brothers
Chevrolet. (NAC)
A. REFERENCE AND BACKGROUND
Gould Brothers Chevrolet has submitted plans to construct a new, 48,192 square foot
automobile dealership upon 10.7 acres ofland located west of Marvin Road between
Interstate 94 and Chelsea Road West. To accommodate the request, approval ofa
conditional use permit to allow the outdoor sales, display and storage of automobiles (and
light trucks) is necessary.
In conjunction with the conditional use permit request, the applicant has also requested
approval of a subdivision to allow the combination five parcels which comprise the
subject property into a single lot. The subject parcel is zoned B-3, Highway Rusiness.
Conditionalllse Permit Review:
CUP Review Criteria. The B-3 zoning district lists "new and uses automobile/light
truck sales and display" as conditional uses. As a result, the processing of a conditional
use permit is necessary. The purpose of the conditional use permit process is to enable
the City Council to assign dimensions to a proposed use after consideration of adjacent
land uses and their functions. In this regard, the City of Monticello is provided a
reasonable degree of discretion in determining the suitability of certain designated uses
upon the general welfare, public health and safety of its citizens.
Procedurally. the Planning Commission and City Council must consider the possible
adverse e1Tects of the proposed conditional use. Its judgment shall be based upon the
following criteria:
1. Relationship to the Municipal Comprehensive Plan.
2. The geographical area involved.
3. Whether such use will tend to or actually depreciate the area in which it is
proposed.
4. The character of the surrounding area.
5. The demonstrated need for such use.
The City's Comprehensive Plan (Land Use Plan) suggests commercial use of the subject
property. As a result, the proposed use is consistent with the provisions of the
Comprehensive Plan. Provided all applicable City perfcHmanee standards arc met, the
proposed use satisfies applicable CUP evaluation criteria.
.
Development Proposal. As shown on the submitted site plan, the applicant is proposing
to construct a 53,396 square foot building upon a 10.7 acre parcel overlaying the existing
Gould Brothers dealership. The new building is to be located on the east side of the
property with automobile display occurring on the western half of the site. Service
related activities are to occur in the southeast area of the site.
Building Area. According to the Ordinance, the minimum building size for any auto
sales use upon a parcel greater than four acres in size must be 40,000 square feet or 20
percent of the lot area, whichever requires the larger building. I':xcluding 1.3 acres of
wetland area, the subject site contains approximately 9.4 acres of buildable land area.
Such land area results in a minimum building size requirement of approximately 82,000
square feet.
With the proposed building size, a lot measuring approximately 6.1 acres is necessary.
To satisfy the building size requirement of the ordinance, it is recommended that the 10.7
acre subject property be subdivided into two parcels, a 6.1 acre parcel (or 7.4 acre parcel
if the wetland is included) devoted to the dealership and a 4.6 acre outlot reserved fix
future commercial development.
Outdoor Sales and Display. According to the Ordinance, outdoor automobile sales and
display areas must comply with the fi)llowing:
.
1.
The sales/display area shall be screened fronl view of neighboring residential uses
or residential zoning districts.
2. The sales/display area shall be hard surfaced.
3. The sales/display area shall not utilize required off-street parking spaces.
The site is not bounded by any residentially zoned property. As a result, screening of the
outdoor sales/display area is not required.
Outdoor Storage. Screening requirements applicable to the site's outdoor storage area
are dependent upon whether such storage is accessory to an auto body component of the
dealership. The applicant has indicated that no auto body activities are to occur upon the
subject property. As a result, the af()fementioned screening requirement is not considercd
applicable.
If auto body repair acti vities were proposed at some future point, the processing of a
conditional use permit amendment would be necessary.
.
Existing Building. The site plan makes a notation and illustrates that the existing
dealership building located near the center of the site is to remain. While it is considered
reasonable to allow the building to remain until shortly after an occupancy permit has
2
.
issued (for the new building), the various plan submissions should be revised to depict
ultimate site conditions incorporating the area presently occupied by the dealership
building.
As a condition of Cll P approval, the existing building on the property should be removed
no more than 60 days after the issuance of the occupancy permit for the new building.
Off-Street Parking. The loning Ordinance does not include a specific oIT-street parking
standard for automobile dealerships. For reference purposes, the following standards as
provided an American Planning Association document titled Off-Street Parking
Recwirements are however, considered applicable.
.
Use Ratio
Indoor Sales Display 1 space per 600 square feet
Outdoor Sales Display I space per 2,000 square feet
Outdoor Storage I space per cmployee on largest shift
Auto Repair* 8 spaces plus I space for each 800 square feet over 1,000
sq uare feet
* Standard per Monticello Zoning Ordinance
To determine the required parking supply of the proposed use, square footage summaries
of the aforementioned uses tnust be provided and a specific customer parking area should
be designated on the site plan. As a condition of ClJ P approval off-street parking supply
requiretnents as stipulated above should be satisfied.
Landscaping. As shown on the submitted landscape plan, a variety of plantings
(primarily junipers) have been proposed on the north and west sides of the building and
around a car platform area south of the building.
According to the Ordinance, the minimum number of trees for a commercial site shall be
one tree per 1,000 square feet of building area or one tree per 50 lineal feet of site
perimeter, whichever is greater. In this particular case, the requirement based upon
building area exceeds that required by the lot perimeter calculation. With a building area
of 53,396 square feet (including 5,204 upper lever square footage), a total of 53 trees are
required to be planted on site.
To aid in the satisfaction of this requirement, trees should be planted along the subject
property's cast and west side lot lines.
.
Landscaping within parking lot islands is not required of this proposal.
3
.
Display Ramps. The applicant is proposing to construct elevated display ramps along
the site's n0l1hcrn boundary. While such ramps are considered generally acceptable, they
should be no higher than three leet in height in they are to lie within the required setback.
Access. The subject site is to be accessed via two points from Chelsea Road West. The
acceptability of the proposed access point locations should be subject to comment and
recommendation by the City Engineer.
Building Materials. As shown on the submitted building elevations, the western t~H;ade
of the building is to be finished almost entirely in glass (with aluminum framing). The
north, south and west sides of the building are to be finished in a combination of glass
and precast concrete panels. The proposed building materials are consistent with the
building material requirements of the Ordinance.
Color of the building has not been specified.
Building Height. The proposed dealership building measures 32 leet in height and
complies with the maxin1llm two story height requirell1ent of the B-3 district.
.
Li~hting. In accordance with Ordinance submission requirements, a lighting plan has
been submitted. The Ordinance states that any light or combination of lights which cast
light on a public street may not exceed one foot candle 1[om the center of the street.
lhe lighting plan will be subject to review and approval by the Building Ollicial who will
certify that lights have been installed and perf()fI11 according to the submitted lighting
plan. Such certification shall occur prior to a certificate of occupancy being issued
Trash. Trash handling activities are proposed in the northeast corner of the site. While
trash-handling equipment is proposed to be screened (via a concrete masonry unit wall), it
is recommended that the enclosure be relocated to a less visible area of the site (from an
Interstate 94 vantage point).
Wetland. As shown on the submitted site plan, a portion of a wetland exists overlays the
southeast portion of the site. While the wetland is not to be disturbed as part of the
proposed construction activities, some clean up from previous site construction work is
desired. Such clean up is recommended as a condition of CUP approval.
Grading, Drainage and Utility Plans. As part of this application. a grading and
drainage plan and utility plan have been submitted. The plans should be subject to
review and comment by the City Engineer.
.
As part of such review by the engineer, specific comment should be made in regard to the
4
.
need to provide ponding fix the pre-treatment of storm water.
Surfacing. In accordance with Ordinance requirelllents, the dealership's sales lot and
storage areas are to be surfaced in asphalt. In addition to such surfacing, concrete
perimeter curbing should be provided.
Signage. The Ordinance allows a total of two py Ion signs on the subject property, one
per street hontage. As shown on the site plan, three pylon signs have been proposed on
site, one in the northwest corner of the site and two along Chelsea Road West. To satisfy
the requirements of the Ordinance, one of the pylon signs should be eliminated.
Details relating to the proposed pylon signs have not been provided however, the pylon
sign along 1-94 may be no higher than 32 feet in height and 200 square feet in area. The
height and area of the sign along Chelsea Road West is dependent upon the speed limit
upon such roadway.
According to the ordinance, the maximum allowable sign area for anyone wall shall not
exceed 10 percent of the eligible wall area (a wall having street fi'ontage) or 100 square
feet whichever is less.
.
In lieu of a portion of the building's wall sign allowance, a dealer identification sign has
heen proposed along a retaining wall to he constructed along Interstate 94. T'his is
considered acceptable.
As a condition of CUP approval, all site signage must comply with the applicahle
requirements of the Ordinance.
Plat Review.
Lot Combination. As previously indicated, the subject property is comprised of five
parcels of land. As a condition of CUP approval, the parcels should he consolidated into
two parcels, a 6.1 acre parcel (or 7.4 acre parcel if the wetland is included) devoted to the
dealership and a 4.6 acre outlot reserved for future commercial development.
Lot Area Requirements. Within B-3 zoning districts. no minimum lot area exists
however, a minimum lot width of 100 feet is required. Although the proposed dealership
and outlot configurations have not been depicted, the subject property measures
approximately 650 feet in width and has the ability to meet the minimum width
requirement of the Ordinance.
.
Easements. As a condition of subdivision approval, a 20 foot wide casement should be
provided along Chelsea Road West to accommodate a future sanitary sewer force main.
This issue should be subject to further comment by the City Engineer.
5
.
Additionally, the City Engineer should provide comment as to whether the site's wetland
should be protected via drainage easement or outlot designation.
B. ALTERNATIVE ACTIONS
Decision One:
I. Conditional use permit.
A. Conditional use permit approval. Motion to recommend approval of a conditional
use permit to allow outdoor sales, display and storage of automobiles (and light
trucks) within a B~3 Zoning District subject to the following conditions:
1. Plan submissions are revised to meet the minimum lot cover requirement
of 15% via increase in building size or a decrease in buildable area.
2. No auto body repair activities shall occur on site.
3. The existing building on the property shall be removed no more than 60
days alter the issuance of the occupancy permit for the new building.
.
4. An adequate ofl:'street parking supply shall be demonstrated by the
applicant.
5. Not less than 53 trees meeting the minimum size requirements of the
Ordinance are planted on site.
6. Trees shall be planted along the subject property's cast and west side lot
lines.
7. The elevated display ramps along the site's northern boundary shall be no
higher than three feet in height.
8. Access point locations shall be subject to comment and recommendation
by the City Engineer.
9. The lighting plan shall be subject to review and approval by the Building
Official who will certify that lights have been installed and perform
according to the submitted lighting plan. Such certification shall occur
prior to a certificate of occupancy being issued for the proposed dealership
building.
.
10. The trash enclosure shall be relocated to a location less visible from
adjacent rights-or-way as shown on Exhibit K.
6
.
11. All automobile sales, display and storage areas shall be hard surfaced and
provided a perimeter concrete curb.
12. Debris within the wetland (resulting from previous site construction work)
shall be removed.
13. The City Engineer provides review and comment in regard to grading and
drainage and utility issues.
14. A maximum of two pylon signs meeting Ordinance requirements are
erected on site.
15. All site signage comply with applicable Ordinance requirements.
.
Potential findings supporting this decision would be:
· The proposal is consistent with the Comprehensive Plan.
· The proposal is compatible with existing land uses in the area.
· 'The proposal will not have any adverse impacts as outlined in the
conditional use permit section of the Zoning Ordinance.
· The proposed project will not impose any undue burden upon any public
facilities and services.
2.
Conditional use permit denial. Motion to recommend denial of a conditional use
permit to permit to allow outdoor sales, display and storage of autOll1obiles (and
light trucks) within a B-3 Zoning District.
Potential findings supporting this decision would be:
· The proposal is not consistent with the Comprehensive Plan.
. The proposal is not compatible with existing land uses in the area.
· The proposal does not satisfy the conditional use permit evaluation criteria
of the Zoning Ordinance.
· The proposed project will impose an undue burden upon y public facilities
and services.
Decision Two:
2. Plat
A.
Plat approval. Motion to recommend approval of a plat consolidating the
five parcels which underlie the subject property into a dealership lot and
outlot reserved for future commercial development subject to the
.
7
. f()lIowing conditions:
I. A plat is submitted illustrating a dealership lot and outlot (reserved for
future commercial development) both of which meet the minimum area
and width req uirements of the ordinance.
2. A 20 f()ot wide casement is provided along Chelsea Road West to
accommodate a future sanitary sewer force main.
3. The City Engineer provide comment as to whether the site's wetland
should he protected via drainage easement or outlot designation.
Potential findings supporting this decision would he:
· The proposal meets the land use guidelines of the Comprehensive Plan.
· The project will minimize impacts on the public services and utilities
serving the site.
B. Plat denial. Motion to recommend denial of a plat consolidating the five
parcels which underlie the subject property into a dealership lot and outlot
reserved f()!" future commercia] development.
.
Potential findings supporting this decision would he:
· The project will overburden puhlic services and utilities serving the site.
c. STAFF RECOMMENDA'f]ON
Based on the preceding review, our office recommends approval of the requested
conditional use permit and plat suhject to the conditions listed above
D. SUPPORTING DATA
.
Exhibit A - Area Location Map
Exhibit 11 - Site Survey
Exhibit C - Site Plan
Exhihit D - Floor Plan
Exhihit r: - Building Elevations
Exhibit F - Landscape Plan
Exhibit (j - Grading & Drainage Plan
Exhibit H - Utility Plan
Exhihit I - Lighting Plan
Exhibit J - Retaining Wall Detail
Exhibit K - Proposed Site Plan Modifications
8
NDU-12I2-21211211
1219:59
612 595 9837
P.12I2/03
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Planning Commission Agenda - 11/07/01
8.
Public Hearinl! - Consideration of a reQuest for an amendment to the zoning
ordinance that would exempt a governmental al!encv from the prohibition against
barbed wire fencing or other provisions of the fence ordinance to protect public
safety. Applicant: City of Monticello (JS/.I0)
REFERENCE AND BACKGROUND
At the City Council meeting of 10/22/01, the City Council requested that the Planning
Commission conduct a public hearing on a request by the Council to allow barbed wire
fencing on top of security fences guarding public facilities.
In 1998, the City modified its fence ordinancc to prohibit the use of barbed wire on the
top of newly installed security fences. This was done for aesthetic purposed in
commercial districts. 'l'he topic came up in conj unction with development of Am ax Mini
Storage. Some of the City f~iCilities do have the barbed wire on top of the fencing.
Portions of the Public Works Building are secured with barbed wire, originally installed
by Northern States Power prior to the City purchasing the site. Portions of the
wastewater treatment plan are secured with barbed wire, as well as Well NO.4 out on
Dundas Road.
Approximately two years after the above ordinance adoption, the National Guard placed
barbed wire on top of their security fencing near the community center. This was allowed
because it was our view that federal Regulations superceded zoning code and it was a
requirement of the City/National Guard agreement governing community ccnter joint use.
With the recent events, the city has received numerous e-Inails from the American
Waterworks Association and the fm to secure our utilities and equipment. Thercfi.lrc,
the stafT is requesting that the City Counei I and Planning Commission take action toward
amending the ordinance to allow the use of barbcd wire on top of fencing for sensitivc
govermnent buildings, utilitics and equipment sites.
ALTERNATIVE AcrlONS
I. The first alternative would be to motion to approvc proposed ordinance
amendment. Motion based on the linding that the ordinance amendments are
necessary to help assure that important public facilities remain secure.
2. Thc sccond alternative would be to deny proposed ordinance amendment.
.
Planning COllHnission Agenda - 1]/07/01
STAff RECOMMENDATION
StatTrecommends approval. It is important that public facilities be secure during these
times and the amendment is written so that the existing prohibition remains for non-
sensitive commercial sites.
SUPPORTING OAT ^
Copy of existing ordinance; copy of meeting minutes from February 14, 2001; copy of
proposed ordinance.
.
.
2
.'~
~
.
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.
OCT 17 '131
P,2/3
11:52RM CITY OF MONTICELLO
2, No tt=occ or \-vall shall exceed 8 teet 6 inch~s in height ~xcept as approved tl.H'
commercial and industrial properties. and tennis couns which may have chain
link fences oor exceeding 10 feet in height
(#248. 3/14/94)
3. Fences and walls ma)' be constructed anywhere on private propeny excepr n.s
provided below:
a. Fences and walls exceeding 36 inches in height must be set back 15
feet of any propeny line froncing 01] a public srreeL
b. On comer lots or on double frontage lots, fences and walls must not
encroach on the 25-foot clear view triangle area at a public street
imersection or within the COmer visibility area of any comer formed
by property lines Intersecting with a railway righl-of.way, (The clear
view visibility triangle area referred to above shall be in the form of a
triangle. with two sides formed by tbe propeliY lines COlming the
comer_ or straight line extensions of rhe property lines fonning the
comer. llnd the third side formed by a straight line connecring the t,"vo
twenty-five (25) toot points on bmh sides of the Com~r as measured
from the intersection of the pt'opelty lines forming the comer.)
4.
Fences and walls must not be constructed On the public right-of-\..v!lY except
for retaining walls as approved by the City Engin~er. Fences and walls
placed upon utility ensemc:nts are subject to removal if required for [he
In:.lint~nance or improvement of the utility.
5.
A Certificme of S~lrvti:y mtly be required b~' the Zoning Administr.ttor to
determine the location offences and walls on a properly.
6. If the material used in [h~ 1'tmcc or wall construction is not finished on both
sides_ the finished side oCtile material mllst be On the outside. facing the
abutting. or adjOining properties. All posts or Structure~ supponing the fenn'
Or wall must be on the inside of the fC:l1ce or wall.
All fences and walls must be constructed of durable. v,ielltheN-esistant
materials and pmperly anchored. Every fence or wall must be mairnaincd in
a condition of reosoc'lllble repair and shall not be allov..ed to become and
remain in a condilion of disrepair or dnngel' or cOl1stitme il nuisance, Fences
Or walls in a SUlt~ of disrepair mOly be remov1:ld by Ihe City as provided b:'
Minnesota S[atut~s, The COSt of remOving fences may be levied against th~
propert)' ns a special ass~ssmem.
7. Wh~rc allY lenc~ ()r wall Clllln~ClS LO u building ll:;~d us " dwelling. all~as[
Ol1~ gate nOlIc:ss limn 2 I~et 6 inches in width shilll be r~qllired to ullo\\':
acc~ss around the building.
8.
All chllin link fcnc~s must hu\'~ a top raiL bv.rbt:'d ~nds mU!:il be pluced at the
bottom of the fence.
MONTICELLO ZONING ORDINANCE
3/7
8-~(
OCT 17 '01
. . . ... -- P.3/3,
11 '5m'1 ~:::i~::::'~~b~~ w;,e, =or ribbon, lln~ the I;ke arc prOhibitc~on
\.. fence., . .-f ~n"'._._.,..... . ....
'.""=>-....=;=-' '''. '-.. . .. -' , . --' -.. "'''-..
1 O. All swimming pools, hOt nibs. spas. and other W<lter tanks exceeding 24
inches in deplh mlJst be completely fel1ced in.
'-....
"..
a. Residential swimming pool fences shall be constructed 0...<; fo11 o'\,\'s:
i. Residential swimming pool fences must be: at least 48 inche-.:
in height. The fence must not pennir the passage of a 4-incl1
sphere through openings in the fence. Fences must be
constructed of dUl'able. COlTosion- and decay- resistiv~
materials. Openings below the fence to grade must nor
exceed 4 inches.
ii. Where an above-ground pool StruCture has walls that are ~t
least 4 feet in height, the pool wall may serve to meet the
fencing requirements; however. the access to the pool mll~t
provide equivalent protection to preVent unauthorized entry.
Hi.
Fences tOr Swimming pools must inClude a self-closing. self-
latching device On all ,gates. Larches must' be installed at
least 3 feet 6 inches above grode. Gates must not ~xceed 4.
feet in width D.nd mUSt m~et the same constrllction
requirements as fences. YOll must provide tempurary
f~ncing durini' insml1mion ifyollr yard is not tenced.
Building permits are required for fences exceeding 6 feet 6
inches in height.
,.-...
b. Commercial swimming pool fences shall be not less than 5 f~et in
height and constnlcted as required by the Minnesota Department of
Health.
[GJ REQUIRED FENCING. SCREENING. AND LANDSCAPING: The fencing ol1d
sCl'eening required by this ~ubsectjo,t shall be $lIbj~ct to Subs~crion [FJ nbo\'c und
shall consist of eithel' (1 timce Or a landscaped planting pbl1.
(#305. 1/11/(8)
,....",
1. PURPOSE AND OBJECTIVE: Thl.:" purpose of this policy is to eswblish
minimum r<:quirements and smndards rdnth'e to lundscnpil1!J. buffering. and
scre~ning to be implemented conc\lrrt'ntly with siTe plans appro\cd by che
Ciry: the SCOlltdards and criteritl !ihnll b~ lI:;~d by City sraff Planning
Commission. and City Council in [he rt'\'jc\\' and evalLlation of Stich pl4ll1s and
de!velopment proposals.
MONTICELl.O ZONING OROINANCE
The obj~ctives of these rcquil'c01~ms or..: to ~stabli$h and maintain fOI'l!Stmion
of the CiIY; to proVide appropriate ~"o"nd Coven.get.,;on tOr Controlled soil .
3/8
S~l-
OCT 17 '81
Electritied wires. barbed wire. razor ribbon. and the like arc prohibited on
fences.
_~,._~~~.f~'",:,,"""~:'i''I4."''');''''';'"''~-''''-''':-':'' ~ "...., ._:." ".~ ..,.. .~.:'....,,_..~,.
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P.3/3
.
'"
l O. AU swimming pools. hot rubs. spas. and other water tanks exceedinu 24
inches in deplh must be completely fellced in. ...
.--.
a~ Residential swimming pool fences shall be constructed as follo'ws:
i. Residential swimming pool fences must be at least 48 inche:-;
in height. The fence must not pennir 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.
ii. Where an above-ground pool StruCture has Willis that are at
least 4 feet in height. the pool wall m4J)' serve to meet [he
fencing requirements; however, the access to the pool m~t
provide equivalent protection to preVent unautholized entry.
m.
Fences for swimming pools must include a self-Closing. self..
latching device On all gates. Lmches must' be installed at
leaST 3 feet 6 inches above grade. Gates must not ~~ceed 4
f~et in width and mUSt meet the same construction
requiren'1ents <IS fences. Y Oll must provide temporary
fencing during instaHntion if your yard is not fenced.
Building permits are required for fences exceeding 6 feet 6
inches in height.
,.-...
.
b. Commercial swimming pool fences shall be not less than 5 feet in
height and constmcted as required by the Minnesota Department of
Health.
(#305. 1/11/98)
[G] REQUIRED FENCfNG. SCREENING. AND LANDSCAPING: The fencing rind
sCl'eening required by this .!;ubsectioll shall be subject to Subsection [FJ abo\'c and
shall consist of either (1 t~nce or a landscaped planting p1OJ1.
I.
PURPOSE A.ND OBJECTIVE: Th<: purposc of this policy is to esu1blish
minimum r~quiremems <Ind srandards reiD-tin to landscaping. buflering. and
scrlXning to be implememed conc\IITemly with siTe plans uppl"O\'(~d by the
Cir); the st~nda\'ds llnd criteria ~hall b~ 1l$e1.1 by City staff Planning
COmmission. and Cit). Council in the ft:\'len- and eV<lluation of such pIDJ1S and
development proposals.
"......".
.
The objectives or these rcquirem~m:-; al'l.: 10 eStablish and l11aintain tOI'estmion
oftl1e city; to provide appropriate grol.llld COVer vegetation fol' controlled soil
MONTICELLO ZONING ORDINANCe
3/8
5-~
.
.
.
Planning Commission Agenda - 11/07/01
9.
Continued Public Hearing - Consideration of a Concent Plan for a Residential
Planned Unit Develonment in a PZM Zoning District. Applicant: Shawn Weinand.
Ocello. LLC. (.10)
REFERENCE AND BACKGROUND
At the previous meeting of the Planning Commission this item was tabled pending
development of a revised plan for a Residential Planned Unit Development on a 20 acre
parcel north of the Kjellberg East Mobile Home Park. The applicant had requested a 60
day extension with the thought that the revised concept plan would be reviewed at the
November meeting. Recently, the developer indicated that work continues on
development of a revised concept plan associated with this request but it is not available
at this time. Since it is not certain when the plan will be completed and due to the time
lapse between the original public hearing and the date that a potentia] revised plan might
be reviewed, it may make sense to deny concept plan approval. The denial could be
issued with suggestion that the applicant will be eligible to apply again once the details of
the new plan are ready. Once the new plan is ready, we can accept the application and
send out a fresh public hearing notice.
As an alternative to this option, the developer may formally withdraw this request which
will save the item from going to the City Council. The developer may also request that
the item be continued to the December meeting.
ALTERNArI VE ACTIONS
1 . Motion to recommend denial of Concept Plan approval for a residential Planned
Unit Development. Applicant given option ofre-applying for Concept Plan
approval at such time that a revised plan is available.
2. Motion to recommend Concept Plan approval.
3. Motion to continue this item to the December meeting of the Planning
Commission. The applicant may request this option. This should be selected if
the applicant is certain that the item will be ready fl)f December and with the
provision that a new public hearing notice is sent out.
4. Motion of no action.
This alternative should be selected if the applicant withdraws the request.
.
Planning C:omm ission Agenda - ] 1/07/01
STAFF RECOMMENDATION
Staff recommends alternative 1, 3 or 4. It is important that this development proposal
start fresh with a new puhlic hearing date whieh would he accomplished under options 1,
3 or 4.
SUPPORTING DATA
None
.
.
2