City Council Agenda Packet 02-24-2003
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AGENDA
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday February 24, 2003 - 7 p.m.
Mayor: Bruce Thielen
Council Members: Brian Stumpf, Roger Carlson. Glen posusta
1.
Call to Order and Pledge of Allegiance
2A.
B.
Approve minutes of February 10,2003 special Council meeting.
Approve minutes of February 10, 2003 regular Council meeting.
Consideration of adding items to the agenda.
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Citizen comments/petitions. requests and complaints.
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Consent Agendt (,~ i I"'f I ,'c("., ~. ~ Lou,.;
A. Consideration of ratirYin[~ ~:ts as identified.
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B. Consideration of liquor license for Monticello Men's Softball Association.
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Consideration of a request for a development stage planned unit development and preliminary
plat approval for athletic complex containing ice arena, lockers, public areas, dome athletic field
and parking lot. Appl icant: RSP Architects on behalf of the Monticello Youth Ilockey
Association, Monticello Soccer Association and City of Monticello.
Consideration of Ordinance No. 3&5 annexing remnant parcel - Wolters property
Consideration of adopting a joint resolution supporting annexation of the area encompassed by
the proposed 93.&4 acre Wild Meadows subdivision.
F.
Consideration of development stage planned unit development, request for rezoning from AO to
R-I, R-I and R-2A and preliminary plat approval for a residential subdivision. Applicant: Lois
& Eugene Bauer; Tyler South, LLC; Virginia & Earl Husak; Mark Gergen &
Associates/Bruggeman Properties LLC.
Consideration of a request for development stage planned unit development and preliminary plat
approval for The Ilome Depot Addition. Applicant: Birchland Development Company, John
Lundsten, Jerry Mathwig and I,ee Parks.
II.
Consideration of adopting a resolution establishing a negative declaration of the need for an EIS
(Environmental Impact Statement) resulting from the Home Depot/Retail development.
1. Consideration of setting public hearing for Public Improvement Project #2002-06C, Cedar
Street from Dundas Road to Kjellberg's Mobile Home Park and Dundas Road from Cedar
Street to County Road 117.
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l Accept feasihility rcport and ordcr plans and specifications for Groveland 4tl1 Addition, Project
No.2002-09C.
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Accept feasibility report for the Wild Meadows Sanitary sewer and watermain study, Project
No. 2002-04P
Consideration of items removed from the consent agenda for discussion.
Presentation of appreciation to Land Of Lakes Choir Boys for donation for mural for Community
Center.
MCC Advisory Board - Financial and usage presentation for 2002.
Consideration of a request for rezoning from AO to R-l A and R-2 and consideration of development
state PUD and preliminary plat approval for Spirit Hills residential development. Applicant: Maplewood
Development and Construction, Inc.
Consideration or Hockey Association/Soccer Association I,and Acquisition.
Authorize the preparation of plans and specifications ror the extension of Chelsea Road West at 90lh
Street, Project No. 2002-01(:.
12.
Approve payment of bills for february.
13.
Adjourn.
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MINUTES
SPECIAL MKETING - MONTICELLO CITY COUNCIL
Monday, February 10,2003 - 5 p.m.
Members Present:
Roger Carlson, Glen Posusta, Urian Stumpf and Bruce Thielen.
Members Absent:
None
I. Call to Order.
The special meeting was called to order at 5 p.m. The purpose of the meeting was to interview the
top three candidates to fill the vacant position on the Council. Eaeh candidate was asked to give
some general information about their background and community involvement. Applicants were also
asked about what they felt were issues facing the council both in the short term and long term;
whether there were any conflicts of interest that would affect them and also the time commitment that
is required for this position and how they would fulfill it.
2.
Interviews:
5 ()() - Rohhie Smith. A resident of Monticello tl:H" 11 years. Served on the Parks Commission
and is presently serving on the Planning Commission. Issues facing the City: 1) Growth; 2)
Annexation; 3) Upscale housing 4) Industrial growth whether along TH 25 or in the area of the ilea
market and 5) Commercial developments such as l-IOlne Depot. lie feels it is an exciting time and
the challenge for the community is to experience the growth but retain the amenities and ambience
of small town living. He saw the time commitment to this position as not only being at the meetings
.but also being active in the community. lie stated he was not aware of any areas where there
would be conflicts of interest.
Glen Posusta asked Robbie Smith's position on the City's sign ordinance and whether it should be
changed since there seems to be inconsistencies with it. Robbie Smith replied that he felt rather
than grant variances to the sign ordinance, the ordinance should be amended to reflect what the City
wants to see.
5:3() p.m. - Todd Banek A resident of Monticello for <,) years. He has been involved with various
activities including youth hockey. Issues facing: the City: 1) Resolve issues with the township relating
to annexation and work closely with other organizations such as church and school; 2) Commercial
development within the City. The City needs to be well prepared to handle the development. Time
commitment: He has spent as many as 4-5 evenings a week at meetings so he is used to intensive
involvement. He also noted that his work schedule would allow him to work around meetings.
Conflict of interest: He stated that issues relating to the ice facility would be an area where there
could be a confl ict of interest.
Brian Stumpf asked where he saw the City and Township being in 10-20 years. Todd Banek felt
that if the growth continued it could be quite likely that the township would be dissolved by that time.
Roger Carlson stated that since the tenn is only two years there is not a lot of time to learn on the
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job so he asked what qualities Todd had that would help him get off to a filst start. Mr. Ranck
stated that he had negotiated union contracts as well as other dealings with various groups. He was
tenacious, a consensus person, problern solver and good listener.
6:001Un. - Tom Perrault Has been a resident of Monticello since 1985. He has served on the
City Council at one time and is also active in organizations like the Jaycees and Knights of
Columbus. Issues hlcing the City: 1) Growth and the need to have infrastructure to support this
growth; 2) Roads and transportation issues; 3)Short terln how to handle cuts in state aid and long
term developing fiscal responsibility. Time commitment: I Ie felt there was easily 12-16 hours a
week with meetings and preparation for the meetings. Conflicts of interest: As an employee of Wal-
Mart should a Wal-Mart locate in Monticello it might be perceived as a contlict of interest Since he
is a resident who will be impacted by the improvements on Broadway that would be a potential area
of conflict of interest. Ile felt that because he had previously served on the Council that would
provide good background for filling this vacancy since he was familiar with various City practices
and procedures.
3. Adiourn.
The special meeting was closed at 6:30 p.m.
Recording Secretary
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MINun~s
REGlJLAR MEETING - MONTICELLO CITY COUNCIL
Monday, February 10,2003 - 7 p.m.
Members Present:
Roger Carlson, Glen posusta, Brian Stumpf and Bruce Thielen
Members Absent:
None
1. Call to ordcr and Pledt!c of Allel!iance.
Mayor Thielen called the meeting to order at 7 p.m. and declared a quorum present. The Pledge of
Allegiance was said. Bruce Thielen welcomed the 9th grade students who were in attendance at the
meeting.
2.A Approve minutes of .January 27, 2003 regular Council meeting.
ROGER CARLSON MOVED TO APPROVE THE MINUTES OF THE JANUARY 27. 2003
REGULAR COUNCIL MEETING. GLEN POSUST A SECONDED TI-lE MOTION.
MOTION CARRIED UNANIMOUSLY.
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B. A
ecial Council mcetin .
BRIAN STUMPF MOVED TO APPROVE THE MINUTI~S OF TI-IE JANUARY 27.2003
SPECIAL COUNCIL MEETING GOAL SETTING WORKSHOP. ROeJER CARLSON
SECONDED TIlE MOTION. MOTION CARRIED UNANIMOUSLY.
3. Consideration of addint! items to the al!enda.
Glen posusta asked that an update 011 the library, utility fee increase and the recent Planning
Commission meeting he added to the agenda. Bruce Thielen asked that liquor legislation and
parking on l,ocust Street also be added to the agenda.
4. Citizen comments/oetitions. reQuests and comolaints.
None.
5. Consental!enda
A. Consideration of ratifying new hires as identified. Recommendation: Ratify new hires for
the Community Center as identified.
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Council Minutes - 2/10/03
Consideration of waiving statutory liability limits for City insurance renewals.
Recommendation: Council indicate formally that the City of Monticello does not waive
the monetary limits on tort liability established by Minnesota Statute 466.04.
Consideration of a conditional use permit to allow a cell tower in an 1-1 A district.
Applicant: Sprint PCS and Fulfillment Systems. Recommendation: Approve the
conditional use permit to allow a cell tower in an 1-1 A district based on the tindings that the
proposed use complies with the zoning ordinance requirements for such facilities and subject
to the conditions listed in Zoning Code Section 3-12 and installation of a landscape
screening buffer on three sides of the equipment enclosure fence to achieve at least 50%
opacity
D.
Consideration of a request for development stage planned unit development approval
allowing expansion of the Monticello-Big Lake Hospital. Applicant: Monticello-Big Lake
Hospital District. Recommendation: Approve development stage PUD for the
Monticello-Big Lake Hospital based on a finding that the proposal is consistent with the
Hospital Campus Concept PUD and authorizing the Public Works Department to post truck
route signs limiting truck traffic on River Street.
E.
Consideration of approving the date fiJr the annual Board of Review. Recommendation:
Approve Tuesday, April 22, 2003 at 7 p.m. as the date for the 2003 Board of Review.
GLEN POSUSTA MOVED TO APPROVE TI-IE CONSENT AGENDA. ROGER CARLSON
SECONDED TilE MOTION. MOTION CARRIED UNANIMOUSLY.
6. Consideration of items removed from the consent agenda for discussion.
7.
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None.
Consideration of appointment to till council vacancy.
Mayor Thielen summarized the procedures the Council followed to fill the open position on the
Council. The vacancy was advertised and nine individuals submitted their applications. The
applications were then ranked and the top three candidates, Todd I3anek, Tom Perrault and Robbie
Smith were interviewed by the Council at a special meeting held on February 10,2003 at 5 p.m.
Brian Stumpf stated that after conducting the interviews he believed Robbie Smith to be the best
qualified to fill the vacancy. Roger Carlson felt that since the vacant position has only two years
remaining on that term whoever was appointed would not have a lot of time to gradually learn the
position so he felt the candidate appointed should have a good background and understanding of
city procedures. lie felt that Robbie Smith with serving on the Planning Commission as well as
Parks Commission had the background needed. Glen posusta felt that as the third highest vote
getter in the last election, Tom Perrault should be appointed to the Council vacancy. In that way the
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Council Minutes - 2/1 0/03
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residents would be making the decision not the Council. Glen posusta asked if Robbie Smith was
appointed to the Council how the vacancy on the Planning Commission be filled. Mayor Thielen
indicated the Planning Commission vacancy would be advertised, the Planning Commission would
interview the applicants and make a recommendation to the City Council who would then make the
appointment. Mayor Thielen concurred with Councilmembers Carlson and Stumpf that Robbie
Smith had good qualifications and had experience with working with many of the issues the Council
faces such as development pressure and annexation. Glen posusta questioned since the Planning
Commission is such a key board and does so much of the ground work on major issues whether it
wouldn't be more beneficial to have Robbie Smith remain there rather than bring someone new and
inexperienced onto the Planning Commission. Mayor Thielen noted that the Council was looking
for someone with experience to fill the vacancy. Glen Posusta asked if Robbie Smith was
appointed to the Council whether Tom Perrault would be considered for the Planning Commission
vacancy that would result. Mayor Thielen indicated that any of the applicants who applied for the
Council vacancy arc welcome to apply for the Planning Commission vacancy but the Planning
Commission would make the selection of the candidate they felt was best suited for the position.
Glen Posusta expressed his concern about the perception of maintaining the good old boy network
and felt that the appointment of Robbie Smith might add to that perception. Mayor Thielen stated
that the selection process followed by the Council was appropriate since it allowed the Council to
select the best qualified individual to fill the position.
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ROGER CARLSON MOVED TO APPOINT ROBBIE SMITH TO FILL THE VACANT TWO
YEAR TERM ON THE COUNCIL. BRIAN STUMPF SECONDED THE MOTION.
MOTION CAR.RIED WITII GLEN POSUSTA VOTING IN OPPOSITION.
At this time City Administrator, Rick Wolfsteller administered the oath of office to Robbie Smith
who then took his seat on the Council.
8, Consideration of authorizing Phase I feasibilitv studv for core street reconstruction
pnH!ram and the overall studv for the street reconstruction project,
City Engineer, Bret Weiss, presented preliminary information on the Street Reconstruction Program
which the City is planning to implement. City streets wcre inventoried based on type of
reconstruction necded 1) Milling and overlay 2) Reconstruction of streets that have existing curb and
Class V base; 3) Reconstruction of streets with existing cmb but no Class V basc; 4)
Reconstruction of streets that have the Class V base but no curb: 5) Reconstruction of the street
adding Class 5 and curb and 6) New construction. Mayor Thielen asked about the miles of street
involved. Bret Weiss indicated that total miles of streets in Monticello including county roads and
state highways was approximately 51 miles. City streets alone is approximately 35 miles and the
reconstruction program would involve approximately 10-15 miles of city streets.
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Bret Weiss discussed the types of construction methods that would be looked at. I Ie noted that the
core streets were constructed as full depth bituminous streets meaning that 5"-6" of bituminous was
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placed over the existing soils instead of placing the bituminous over a 6" base of Class V. The
traditional method of construction would remove the pavement which would then be hauled away
and Class V would he hauled in for the base with hituminous pavement laid over the base. He
noted that because of the cost this method was not used as much. Another method would be full
depth milling in which machines grind the existing pavement and the ground up material is hauled out.
Where neeessary Class V would be hauled in otherwise the existing aggregate could be used. The
third method is pavement reclamation. The pavement is ground down to the aggregate base. The
ground material is then used as the base and pavement is laid over that base. Bret Weiss stated
that further study would be done on the various construction methods.
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Bret Weiss then presented preliminary cost information and discussed what components were
covered by the figures. The cost figures include the pavement reclamation, adjusting manhole
castings, construction of new curb on streets without curb, replacement of existing curb, restoration
and replacement of gate valve boxes. Bret Weiss stated that if the curb was in good condition
about 10% would have to be replaced; if it was in fair condition then 40% would be replaced and if
it was in poor condition then 70% would be replaced. Not included in the cost figures presented
was the cost for replacement of existing utilities, restoring sidewalks and driveways and installing
traffic calming measures such as hump outs. The preliminary cost estimate is $11,430,800. Of this
$2,663,000 is state aid streets and $8,767,000 is local streets. lie noted that this does not include
the Fallon A venue overpass or any other improvements that would use state aid funds.
Since a portion of the reconstruction cost would he assessed, some preliminary information on the
assessment area was presented. It is likely the commercial property would be assessed on a front
footage basis and there is approximately 29,532 lineal feet that could he assessed. Residential
property would most likely be assessed on a unit basis and 1,164 residential units are estimated to
be in the project area. Of the estimated $11,500,000 projeet cost, approximately $5,830,000
would be assessed. The halance would be funded hy use of state aid funds and the city's street
reconstruction fund.
Bret Weiss stated that there is additional work that wi Il be done as part of this overall program
which includes a rate study, water study, pavement management plan and storm water utility fund.
The Council questioned the City Engineer on how they determined the priorities for the area. John
Simola indicated that they looked at a number of different f~lctors, including age of the street stress
such as cracks, raveling and delamination. There was some discussion on various streets and the
condition of them. Bret Weiss stated that staff and Council will make the final determination on
what area will be covered in each phase of the reconstruction program.
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Glen posusta asked about CSAH 75 project. He did not feel the City should begin tearing up other
streets until the CSAH 75 project was completed. Bret Weiss stated that the CSAH 75 would he
close to cOlnpletion before the street reconstruction project started.
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Council Minutes - 2/10/03
ROGER CARLSON MOVED TO AUTHORIZE THE CITY ENGINEER TO PREPARE A
FEASIBILITY STUDY FOR PI lASE I OF THE CORE STREET RECONSTRUCTION
PROGRAM AND TIlE OVERALL STREET RECONSTRUCTION PROGRAM AND TO
AUT! IORIZE SOIL I30RINGS, IF NECESSARY. BRIAN STUMPF SECONDED THE
MOTION. MOTION CARRIED WIT I I GLEN POSUSTA VOTING IN OPPOSITION.
Added Items:
Parking - Landmark Square Building - The Council had received a letter from a resident on 1,l1cust
Street who was concerned about the parking in the area since the establishment of the restaurant at the
Landmark Square Building. Jeff O'Neill reviewed the parking requirements. Based on code requirements
130 parking spaces would have been needed. If the 60% rule was followed 79 parking spaces would be
needed. The City went with the 60% rule but the developer could only provide 60 of the 79 stalls. The
development financially would not have occurred if they would have been required to comply with the
parking stall requirement. Mayor Thielen asked about the resident's request for no parking signs by their
driveway or striping the curb. Public Works Director, John Simola said the same case could be made by
other residents in the area. There was some reluctance to remove additional parking spaces when there was
already a shol1age of them. John Simola felt that they could stripe the curb 5'-8' on either side of the
driveway. Mayor Thielen asked John Simola and Jeff (YNeill to work with resident on this matter and
. report back to the Council
Library Update - City Attorney. Matt Brokl reported that the purchase agreements had been delivered to
the City and signed by the Mayor and City Administrator and closing on the property should take place
within the next 60-90 days. A separate lease agreement that would allow the library to move to the new site
before closing has been sent to Wells f<'argo and is being reviewed by their representatives. It is hoped that
the lease agreement could be approved within a week. Once that is done, the City can look at remodeling
work to be done and start preparation of the site for its use as a library.
Planning Commission Meeting - Glen Posusta commented on the f<'ebruary Planning Commission
meeting referencing the Maplcwood Development agenda itenl. After working with the developer for two
years on the project. city statT recommended denial and Glen Posusta felt this was an example of why the
perception exists that the City is hard to work with. Robbie Smith stated that the Planning Commission had
some concerns with the row townhomes but they had approved it. I3ret Weiss pointed out that although the
project was initiated some time ago, the submittal that was sent to the Planning Commission just came about
in the last month or so. The devleoper was told that there were concerns about the design but the developer
chose to present it anyway. I3ret Weiss felt it was made clear to the developer that there were design
Issues.
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Liquor Store Legislation - City Administrator, Rick Wolfsteller, updated the Council on legislation
introduce by Mark Ourada that would eliminate the city's exclusive right to operate liquor stores. lIe
noted the city relics heavily on the revenue generated by the liquor store. lie suggested that the Council
might want to make their opposition to the proposed legislation known to Senator Ourada. Glen Posusta
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Council Minutes - 2/1 0/03
felt that competition was good and the City should not have a cart blanche monopoly in an area like this. He
felt if the City had a good operation it should be able to compete with others.
BRIAN STUMPF MOVED TO DIRECT STAFF TO WRITE A LETTER TO SENATOR OURADA
VOICING 'THL': CITY'S OPPOSITION TO TilE LEGISLATION BEING PROPOSED. ROBl3IE
SMITH SECONDED THE MOTION. MOTTON CARRIED WITH GLEN POSUSTA VOTING IN
OPPOSITION.
Utility Fee Increase - The Council discussed the 4% penalty and the $50 administrative fee that is added
to delinquent utility bills and whether this should be increased.
BRIAN STUMPF MOVED TO HAVE TilE STAFF DO FURTHER STUDY ON TIlE MATTER AND
TO BRING IT BACK AT A FUTURE COUNCIL MEETING. GLEN POSUSTA SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY.
Rick Wolfsteller noted that if it was determined to change the amount the penalty that could be done as an
amendment to the ordinance.
9.
Approve pavment of bills for February.
BRIAN STUMPF MOVED TO APPROVE PA YMENT Of THE I31LLS fOR FEBRUARY.
GLEN POSUSTA SECONDED THE MOTTON. MOTION CARRIED UNANIMOUSLY.
10.
Adiourn
GLEN POSUST A MOVED TO ADJOURN AT 8:45 P.M. ROGER CARLSON SECONDED
TIlE MOTION. MOTION CARRIED UNANIMOUSLY.
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Recording Secretary
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Council Agenda - 2/24/03
Consideration of approvinl! new hires and departures for Community Center.. (RIl)
A. REFF:RENCE AND BACKGROUND:
The Council is asked to ratify the hiring of new employees that have occurred recently in the
Community Center. As you recall, it is recommended that the COlll1ci I officially ratify the hiri ng of all
new employees including part-time and seasonal workers.
B. AL TF:RNATIVE ACTIONS:
1. Ratify the hiring of the part-time employees as identified on the attached list.
C. SUPPORTING DATA:
Lists of new employees.
. NEW EMPLOYEES
Name Title Department Hire Date Class
Gullickson, Krista Slide Att MCC 2/3/2003 part.time
Suchy, Sandy Receptionist Administration 1/22/2003 temporary
Thom, Shannon Receptionist Administration 1/30/2003 temporary
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TERMINATING EMPLOYEES
Name
Baker, Mary
Curtis, Kellie
Reason
voluntary
voluntary
Department
MCC
MCC
Last Day Class
1/31/2003 part-time
12/21 /2002 part~time
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employee councillist.xls: 2/13/2003
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Council Agenda - 2/24/03
Consideration of anorOViUl! renewal of Men's Softball Association Beer License. (R W)
REFERENCE AND BACKGROlJND:
The Monticello Men's Softhall Association is requesting renewal of their annual license to sell beer
at the Xeel sotlball field concession stand. The association will be required to obtain dram shop
liquor liability insurance upon approval of the City issuing the license. However, the Council can
approve the issuance contingent upon receipt of a certificate of insurance for liquor liability and the
payment of the license fee in the amount of$137.50.
Attached is a copy of the softball association's financial report which summarizes their income and
expenditures including concession stand revenues and expenses.
B. ALTERNATIVE ACTIONS:
1. Grant the license contingent upon receipt of the necessary insurance documents and
payment of the license fee.
2. Deny the license.
c.
STAFF RECOMMENDATION:
It is the recommendation of the staff that the license be granted contingent upon proper insurance
heing provided.
D. SUPPORTING DATA:
Financial Report
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2002 LEAGUE FINANCIAL STATEMENT
INCOME:
TEAM ENTRY FEES 34 TEAMS @ $450
EARLY BIRD TOURNAMENT
MEN'S CLASS D DISTRICTS
WOMEN'S CLASS C STATE
LEAGUE CONCESSION STAND
TOTAL INCOME
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EXPENSES:
BALLS
UMPIRES
UMPIRE SCHEDULING
MULE PAYMENTS 12 @$146.07
MULE INSURANCE AND REPAIRS
FIELD DRAGGING
FIELD INSURANCE
TROPHIES
MSF TEAM SANCTION FEES
MSF CAPITAL CAMPAIGN-LEAGUE
MSF CAPITAL CAMPAIGN-TOURNAMENTS
DISTRICT AND STATE ENTRY FEES
TOURNANMENT FIELD MAINTENACE HELP
TOURNAMENT DIRECTORS FEE
EARLY BIRD PAYOUTS
ICE MACHINE REPAIRS
SAMS CLUB
VON HANSEN MEATS
LINDENFELSER MEATS
VIKING COKE
DAHLHEIMER DISTRIBUTING
CUB FOODS
MAUSFOODS
DRAM SHOP INSURANCE
CONCESSION HELP
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15,300.00
5,366.35
5,393.00
6,624.80
24,850.49
57,534.64
2,354.72
8,820.00
477.00
1,752.84
251.33
1,200.00
200.00
526.00
720.00
340.00
940.00
870.00
1,324.50
800.00
650.00
184.58
2,401.57
340.74
2,388.00
3,524.50
6,838.73
160.88
559.36
1,168.60
6,126.08
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CITY OF MONTICELLO
LIQUOR LICENSE
ELECTIC USE LIGHTS
TOURNAMENT FIELD FEE
TEAM FIELD USE FEE
137.50
3,432.73
975.00
5,250.00
MISC
2,101.53
TOTAL EXPENSES
56,983.98
TOTAL INCOME
LESS TOTAL EXPENSES
57,534.64
56,983.98
NET PROFIT OF
550.60
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NOTE: OUR PROFITS WOULD HAVE BEEN $2,040 MORE BUT
THAT WAS OFF SET BY THE CITY INCREASING OUR FEES.
HERE ARE THE INCREASES $25 PER TEAM FOR FIELD USE
FOR A TOTAL OF $850. $50 INCREASE PER FIELD FOR
TOURNAMENTS FOR A TOTOL OF $650. NIGHTLY AND
TOURNAMENT INVENTORY FOR A COST OF CONCESSION
HELP OF $540.
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City COllncil Agenda - 2/24/03
Consideration of a reQuest for a development stal!e planned unit development and
preliminary plat approval for an activitv center containing an ice arena, lockers,
public areas, domed soccer field and parkin!! lot. Applicant: RSP Architects for
Monticello Youth Hockev Association and Citv of Monticello (NAC/JO)
REFERENCE AND BACKGROUND
At the regular meeting in Fehruary, the Planning Commission conducted a puhlic
hearing and voted to recommended approval of this request hased on findings
identified in this report. City participation in the project and fin:lncing plan is
addressed as a separate non-consent agenda item.
RSP Architects and a nonprofit group representing the Monticello Youth Hockey
Association and the Monticello Soccer Club along with the City of Monticello arc
requesting preliminary plat and planned unit development review of a proposed activity
center which includes both an indoor hockey and a domed soccer arena on an 8.92 acre
portion of a 16.7 acre parcel, currently owned by the City of Monticello. The proposed
site abuts Interstate 94 to the south, County Road 39 to the west, 71h Street West to the
north, and Elm Street to the cast. The property has recently been rezoned PU\), Planned
Unit Development in order to utilize such uses. In addition, a concept PUD was also
approved. The Planning Commission is asked to consider whether or not this
Development Stage PUD is consistent with the concept plan previously approved.
The site includes an approximately 75,000 sq. ft. soccer dome located at the west portion
of the site, connected to the cast by an approximately 31,000 sq. ft. ice arena. The
structure faces ]Ill Street, with its back to the freeway. ^ majority of the 311 parking
stalls are located to the cast of the structures, with two ingress/egress access points ofT of
71h street West. The 8.92 acre site is being platted as a separate parcel and the site will be
separated from the remaining 7.78 acres to the east by a large storm pond.
Comprehensive Plan. Although the site is designated for residential use in the
Comprehensive Plan, the City has determined that the proposed uses would be more
appropriate to the site and have less of a negative tratlic impact upon the neighboring
residential use. Both park and school uses arc appropriate in residential areas, and this
facility could be considered consistent with either of these uses.
Zoning. The subject site is zoned PUD, Planned Unit Development, which allows for all
uses described within the zoning ordinance. Its purpose is to provide integration and
coordination with surrounding land parcels as well as to allow for a combination of
varying types of land uses within the same area.
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City COllncil Agenda - 2/24/03
Performance Requirements. Given that an abundance of uses arc allowed within a
PUO district, there are no set performance standards. City staff reviews the site plan as a
whole and applies those performance standard requirements that pertain to the particular
use in question in other districts within the zoning ordinance. In this case, both the ice
arena and soccer dome would fall under the Recreation, Field, or Building Use definition,
which is allowed as a CUP in the R-I , R-2, and R-3 Districts. The following are the
setback requirements for this particular use as described in Section 6-4(A) of the zoning
ordinance.
Required
Proposed
.
Front Yard Setback:
(Wesl 101 line)
Side Yard Setback
(douhle Ihal requiredf()r
Ihe dislricl hulno grealer
Ihon 30 ')
North Lot Line
South Lot Line
Rear Yard Setback
(Easl /.01 line)
30 feet
55 feet
30 feet
30 feet
30 feet
52 feet
40 feet
415 feet
Access/Circulation. There are two access points off of West 7th Street, which is
proposed to be a collector road, eventually connecting Highway 39 on the west with
County Highway 18 to the cast. The width of the curb cuts are shown on the site plan to
be 28 feet. Curb cuts are allowed to exceed the maximum 24 foot width with the
approval of the City Engineer and Zoning Administrator.
Circulation within the project appears to be satisfactory with the exception of the
following minor issues which should be discussed. The west access is a point of concern
in that cars will be both entering and exiting, with the ability to choose one of three
directions when entering the site. A possibility would be to close ofT access to the
parking stalls directly to the east to vehicles entering off of Th Street. Another point of
discussion is lessening the width of the fire lane at the rear of the site from 30 feet to 24
feel. This would allow the needed space for fire truck access while providing a 6 f<.)ot
area for landscaping or the shifting of the building location if needed.
.
Parking, Parking for the bcility is proposed to total 303 parking spaces, with an
additional 8 bus stalls. The zoning ordinance does not designate a formula to come up
with the required amount of stalls for such a use. Staff has researched other cities
parking requirements for these uses and have found that they range from requiring 1
parking stall per 3 persons of total capacity to simply leaving it to the discretion of the
zoning administrator. In a recent concept plan, it was estimated that total capacity for the
2
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City COLlncil Agenda-- 2/24/03
hockey arena would be approximately 600 seats, resulting in an estimated demand of 200
parking spaces. The soccer dome docs not provide specific seating areas. Staff research
indicates that peak use of similar facilities has been in the range of 90 cars. The 303
spaces, plus bus parking, should prove adequate for this facility. The applicant should
provide an updated number as well as documentation that the provided number of
parking stalls will efficiently handle the parking need.
Another issue is the design of the parking stalls. Section 3-SIDI9(a) of the zoning
ordinance states that parking stalls should be no less than 9 feet wide and twenty feet in
length. The typical parking stall f()r this project is 19 feet in length, with 24 parking
stalls at 18 feet in length. This dimension may be adequate where there is overhang
over sidewalks, or where the spaces are somewhat wider than normal. Since the
appl icants have adequate land to design around, planning staff would recommend full
dimension parking stalls.
Landscaping. One of the primary concerns with this project is the negative impact of
traflic lights upon the single family residential neighborhood to the north. In order to
111itigate traffic lights and associated noise, staff recommends significant buffering
measures be applied along both sides of T" street. Staff feels the submitted landscape
should be amending to properly address this concern and a revised plan should be
submitted with the J()lIowing changes;
I. Increase the amount of overstory trees (River Birch) along 71" Street.
2. Berm must be moved out of the T" Street ROWand onto the property.
3. Provide landscaping on north side of 71h street to screen vehicle headlights from
the rear yards of adjoining residential neighborhood.
4. Provide overstory trees along freeway side of structure.
Lighting. Applicant must submit a photometric plan f()r city staff review.
Utility, Drainage Easement Vacation. Easements need to be shown on the site plan.
Vacation of the easements will be made a condition of final plat approval.
Grading, Drainage and Utility Plans. The submitted preliminary plat includes
proposed grading and drainage. Said grading, drainage plans are subjeet to review and
approval by the City Engineer and Public Works Director.
B.
ALTERNATIVE ACTIONS
The Planning Commission recommended approval of Alternative 1. The conditions
noted have heen reviewed and accepted hy the applicant.
<'l
-,
.
City Council Agenda - 2/24/03
Decision One: Request for a Development Stage Planned lJnit Development
Conditional Use Permit
1. Motion to approve the Planned Unit Development Conditional Use Permit
Development Plan subject to the following conditions:
I. Applicant is to provide additional subdivision related information,
showing the name of the proposed plat and dimensions of lot boundaries,
prior to submittal of final plat.
2. The applicant must receive approval from both the City Engineer and
Zoning Administrator to allow for a curb cut of28 feet.
3. The west access area is to be reviewed for improved circulation.
4.
The width of the fire lane at the rear of the building is to be lessened
to twenty four feet in order to provide room for landscaping and/or any
shifting in the structure that may be necessary. This recommendation to
be verified by the Fire Chief.
.
5. The applicant is to provide an updated number onotal capacity 1()f"
both the soccer and hockey arenas.
6. The design of the parking stalls should be 9 feet in width and 20 feet in
length and described in Section 3-5 [D19(a) of the zoning ordinance.
X. I ncrease the amount of overstory trees along Th street.
9. Berm is to be moved away from the ROWand onto the property.
10. Provide landscaping design along north side of Th street.
11. Provide overstory trees along freeway side of the structure.
] 2. Applicant is to submit a photometric plan.
13. Applicant to provide updated description of bui Iding exterior and be
required to obtain Planning COlnmission approval of significant
alterations.
.
14.
Operation hours 6 a.m. to 10 p.m., with flexibility of extended hours on an
occasional basis.
4
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.
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City Council Agenda - 2/24/03
)
Motion to dcny the Planncd Unit Developmcnt Conditional Use Permit
Dcvelopment Plan based on a finding that the proposal lacks consistency with the
Comprehensive Plan.
~
-'-
Motion to table the request, subject to further study.
Decision Two:
Request for a Preliminary Plat
The Planning Commission recommended alternative #1 of decision two.
1. Motion to approve the Preliminary Plat suhject to submittal of all data required in
Section 11-2 of the Subdivision Ordinance, approval of the PUO/CUP. and
comments of the City Engineer and Public Works Director.
2. Motion to deny the request for Preliminary Plat as presented.
3. Motion to table the request, subject to further study.
c.
STAFF RECOMMENDATIONS
The proposed project is consistent with what was approved at the concept level. The
applicant has attempted to address the concerns related to traffic along West Th Street
and the associated negativc affects upon thc ahutting single fllmily residential
neighborhood to the north. The conditions included in this report arc designed to
mitigate any remaining concerns. As such. staff recommends approval of the
development stage PUD and Preliminary Plat subject to the afeJrcmentioned conditions.
D. SUPPORTING DATA
":xcerpt draft of 02/04/03 Planning Commission meeting minutes
Site Location
Aerial Photo
Preliminary Plat Site Plan
Preliminary Landscape Plan
')
.
.
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__~lAFT
Planning Commission Minutes - 02/04/03
There again was discussion that if it was dctermined that 60 fcet was not sufficient for the
applicant, thc Planning Commission would need to look at possibly amending the sign
ordinance.
THERE BEING NO FURTIIER DISCUSSION, THE MOTION CARRIED
UNANIMOUSLY.
6.
Public Ilearing - Consideration of a request for a development stage planned unit
development and preliminary plat approval flJr athletic complex containinl.! ice arcna.
lockers. public areas, domed athletic field and parking lot. Applicant: RSP Architects on
behalf of the Monticello Youth I lockey Association, Monticello Soccer Association, and
City of Monticello
Stevc Grittman, City Planncr, provided the staffreport with a summary of the applicant's
requcst. He discussed parking requircments and stated it appeared there is adequate parking
space. Grittman noted that parking stalls should be constructed at 20 ft. and there is
adequate space for this on site. Staff advises the need 1l)f an increased amount of overstory
trees along T" Street and stated that the existing berm will be moved out of the ROW per
Public Work's request. StatTalso requests that landscaping be provided on the north sidc of
7th Street to scrcen vehicle hcadlights, and provide overstory trees along the freeway side.
Crrittman advised that there needs to be a 30 ft. fire lane behind the building and it appears
that there is adequate space for this, also noting they will ask the Fire Department to
comment on this as well. Staff recommends approval, with conditions noted.
It was noted by Grittman that this site will need to be subdivided, which is one of the
conditions they would ask of the applicant, although it is not significant f(Jr site planning at
this time. It was also advised that the applicant will need to work with the City Engineer
regarding parking and ponding.
Chair Frie opened the public hearing. Chuck rrieberg, RSP Architects. advised that he is
aware of the issues noted by staff and stated that there is no plat at this time as they prefer to
get the site plan approved so they can move tl)fward in determining the layout. He advised
there were two holding ponds on the site between the two proposed buildings and there arc
no cross casements. Frieberg also advised that it would not be a problem to enlarge the
parking spaces and they are looking at landscaping in the ROW to block headlights from the
residences. as well as looking at placement of entrances so that headlights would not shine
into residences either. He stated he received the City Engineer's letter and they are willing
to comply, seeing no problems.
Brad Klatt. 13 Sandtrap Circle. stated he feels this facility is needed in the community, but
not at this site. Concern with what age group would be using this facility, and again felt this
project should be focused back out to the school area. Klatt stated a concern with school
buses and teenage drivers using this faci I ity, agai n stating he feels thcre is room out at the
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Planning Commission Minutes - 02/04/03
school site for this. He is concerned that they are creating a situation where they are trying
to squeeze this project into a residential site, it's disruptive, concerned about operating hours
and what would he the overall use of the facility other than hockey/soccer. Klatt added that
his main concern is what will be proposed to go on the remainder of the property and how
that would impact the residents. Frie stated that is not something that is being discussed
tonight and there would he a puhlic hearing at that time. Klatt stated he felt it should be
talked ahout at this time hefore moving forward. frie added that there has heen no proposal
at this time. Frie added that this has already been discussed by hoth the Planning
Commission and the City Council and has heen approved, so it is no longer an issue and has
moved forward.
Jack Neslon, 8 Center Circle, questioned where the 3 cul-de-sacs would he located in
comparison to the proposed site. Grittman advised of both the pond and cul-de-sacs. Nelson
questioned the height of the soccer dome and frieherg stated it would he 53 ft. high. It was
also advised that there would only be one sheet of ice. Nelson had concerns as well with
what might be proposed heyond this site and again it was stated there have been no
proposals. He asked if this project would be completed prior to extension of]lh Street and
Frie advised that it is not the intent to coincide 7th Street with this project. Nelson
questioned entrances into this site asking if there would be more than one route. lie also
asked about sidewalks and frieberg stated they would be installed.
.
Grittman pointed out the portion of the site that is heing proposed as there seemed to be the
perception that the proposed site was larger than it actually was.
Mrs. Larson, 11 Sandtrap Circle, questioned the financial situation asking how the project
will he paid for. frie stated the Planning Commission docs not address this and stated she
could possibly visit with the applicant at another time on that matter, but not at the public
hearing. She questioned what happens if this was approved but the applicant could not get
the financing. Frie stated that he felt they would be ready to move fCHward as soon as they
got approval. Larson noted a culvert/holding pond that is in the area not yet proposed for
development and O'Neill stated the City Engineer is aware of this and would make sure it is
handled appropriatcly. She also stated that she did not feel that the City was moving
forward on ]lh Street and Council Liaison Stumpf advised that it is moving forward at the
City Council level. Larson stated a concern with traffic and O'Neill stated that 7th Street is a
high priority for the City Council, and if not completed this year, it most likely will occur
next year, although funding is an issue. He also addressed her concern with ]lh Street.
Dee Torgerson, 6 Center Cir, asked for clarification on zoning. O'Neill advised that it was
re-zoned to a PUD some months ago, but nothing beyond this site, which was her concern.
She also stated a concern with traffic and felt ]lh Street should be a priority.
.
ChairFrie closed the public hearing. lIe asked Frieberg to answer the public's questions, as
well as if there would be security, what would be the hours of operation, and who would be
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Planning Commission Minutes - 02/04/03
managing the site in regard to scheduling, maintenance, etc. Frieberg stated all of those
questions are operational. not site design, and could he answered by the Hockey Association
and Soccer Association. It was advised that even though the l~lCility would be owned hy the
Hockey and Soccer Associations, they would hire employees to manage it. There will he
lights installed for security and they would work with the Sheriff's Dept. on this. There is
also a fire lane around the site. Gregg Engle, president of M YHA, stated that the operation
hours would mainly be Monday - Friday, 3 p.m. to 10 p.m., and 6 a.m. to 10 p.m. on
Saturdays, Sundays from 12 p.m. to 10 p.m. Engle stated he would he happy to talk with
Mr. Klatt regarding his questions. I-Ie also advised that the age group would be
approximately fi'Olll 4 years to 18 years of age; they have sold over 2500 hours of iee time
and have enough ice hours to use the faci I ity in just a hockey capacity with not going out to
other activities to help with expenses. They have looked at other parcels within the City
such as the school sites, and would like to meet with Mr. Klatt and answcr those questoins as
well. Engle concurred that management would be hired, as well as a combination of
volunteers. The method of management will be a common board, 2 hockey representatives,
2 soccer, a representative from the school and one from the City. There wOldd he a Facility
Manager and Assistant Manager, working with both associations. Frie asked them also to
invite Mrs. Larson to meet with them after the meeting regarding the financing.
.
Frie asked Stumpf to respond to the 24 foot fire lane versus 30 foot and Stumpf stated he
preferred that this he contingent on working with the Fire Department. There were further
questions regarding summer hours versus winter and Engle advised that they would be the
same in regard to Hockey. Frieherg clarified that of the 2500 hours of ice time, 85% or that
is practice and theretl1re would not be filling up the parking lot most of the time as it would
be more dropping off and picking up.
There was discussion on the completion of Chelsea Road and O'Neill stated that there is a
petition from Denny Hecker and platting is in the works, hut also that it may he some time
before that happens. It was then noted again that the previous R-3 zoning could have
allowed a possihle apartment complex with over 600 cars per day and this would be a much
better alternative.
Kent Johnson, President of the Soccer Association, advised that their hours would coincide
with the Hockey Association's hours, although most likely not quite as early, stating
possibly like 8 a.m. to 10 p.m., perhaps at times 7 a.m. to 9 p.m. t(Jr walking/running.
Management would he the common board as was previously stated. He also advised that
anything that could take place on grass could also take place in the dome, and that would
need to he addressed hy the common board. Stumpf advised that he had recently spoken
with the Mayor of Clearwater stating they are in the early stages of desiging a rink in their
community, but they would he drawing from the St. Cloud area.
.
Decision One: Request for a Development Stage Planned Unit Development CUP:
-7-
sc--
.
5.
6.
7.
8.
9.
10.
11.
12.
. 13.
14.
Planning Comlnission Minutes - 02/04/03
^ MOTION WAS MADE BY ROD DMGSTEN TO RECOMMEND APPROVAL OF
TilE PUD CUP. SUBJECT TO TilE FOLLOWINCi CONDITIONS:
I. Applicant is to provide additional subdivision related information showing the name of the
proposed plat and dimensions of lot boundaries, prior to subm ittal of final plat.
2. lhe applicant must receive approval from both the City Engineer and Zoning Administrator
to allow for a curb cut 01'28 ft.
3. The west access area is to be reviewed for improved circulation.
4. The width of the fire lane at the rear of the building is to be lessened to 24 ft in order to
provide room for landscaping and/or any shifting in the structure that may be necessary.
This contingent on approval of the Fire Department.
The applicant is to provide an updated number of total capacity for both the soccer and
hockey arenas.
The design of the parking stalls should be 9 It in width and 20 ft in length, as described in
Section 3-5[D/9(a) of the zoning ordinance.
Increase the amount of overstory trees along 71h St.
Berm is to be moved away from the ROWand onto the property.
Provide landscaping design along north side of 7'h Sf.
Provide overstory trees along freeway side of the structure.
Applicant is to submit a photometric plan.
Applicant to provide updated description of building exterior and be required to obtain
Plann ing COlllm ission approva I of sign i ficant alterations.
Landscaping on opposite side of the road.
Operation hours to be 6 a.m. to 10 p.m., with flexibility of extended hours on an occasional
basis.
There was further discussion on adding operational hours to the I ist of conditions. but
O'Neill stated there was discussion but no actual time was established, although it was a
concern at concept stage. Engle added that the 6 a.m. to 10 p.m. would be normal hours. He
did state that the facility could possibly be used Sunday mornings as well for tournaments,
and they would like to utilize the facility to its fullest. Robbie Smith wished to add to
condition #4 that there be an agreement with the Fire Department regarding the width of the
lire lane.
THERE BEING NO FURTHER DISCUSSION, RICHARD CARLSON SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY.
Decision 2: Request for a Preliminary Plat
A MOTION WAS MADE BY LLOYD JIILGART TO APPROVE THE PRELIMINARY
PLAT, SUBJECT TO SUBMI'ITAL OF ALL DATA REQUIRED IN SECTION I I -2 OF
THE SUBDIVISION ORDINANCE. APPROVAL OF TI IE PUD/CUP, AND
COMMENTS OF THE CITY ENGINEER AND PUBLIC WORKS DIRECTOR. ROD
DRAGSTEN SECONDED TIll": MOTION. MOTION CARRIED UNANIMOUSLY.
.
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A.
Council Agenda - 2/24/03
Consideration of Ordinance No. 385 annexing remnant oarccl- Wolters oroperty. (RW)
REFERENCE AND BACKGROUND:
In September of 200 L the City Counci I approved annexing by ordinance the city owned land
known as the Remm1c propel1y. L,ater during the processing of a preliminary plat for Prairie
Ponds the County Surveyor determined that a 66' strip of land extending across a portion of
Section 14 and Section 15 although included in the plat of Prairie Ponds had not been annexed into
the city. In January of 2003, Brad Larson representing Prairie Ponds, LLC requested the
Minnesota State Planning Agency to amend the order to include this 66' strip. The Minnesota
State Planning Agency denied this request to amend the order based on the fact that a year had
elapsed since thc State Planning Agency had approved the original ordinance and it was not c\car
that the City had ever owned the 66' strip in question. The State Planning Agency recommended
that the 66' strip be annexed by a separate ordinance action. Since the parcel is surrounded by the
city limits, the annexation ordinance process would not require the city to conduct a public hearing.
Ordinance No. 385, which is attached, covers the city annexation of this 66' strip. Upon approval
of the annexation ordinance by the State Planning Agency, Wright County will then allow the
Prairie Ponds plat to be processed.
B.
ALTERNATIVE ACTIONS:
1. Approve Ordinance No. 3R5 covering annexation of the 66' strip of property that is part
of the proposed plat of Prairie Ponds which has already received preliminary plat approval
by the City of Monticello.
2. Do not approve the annexation.
C. STAFF RECOMMENDATION:
If the City had any reservations about the annexation of this property they would not have
approved a preliminary plat. City staff considers this a housekeeping matter that should be taken
care of in order that the developer can proceed with the plat.
D. SlJPPORTING DATA:
Ordinance No. 385
.
ORDINANCE NO. 385
AN ORDINANCE OF THE CITY OF MONTICELLO ANNEXING LAND LOCATED IN
IN THE TOWN OF MONTICELLO, WRIGHT COUNTY, MINNESOTA TO THE CITY OF
MONTICELLO, WRIGHT COUNTY, MINNESOTA, PURSUANT TO MINN. STAT. ~ 414.033,
SUBD.2 PERMITTING ANNEXATION BY ORDINANCE
WHEREAS, the property described on the attached Exhibit A is not presently within the corporate limits of any
incorporated city,
WHEREAS, this property is surrounded by the corporate limits of the City of Montice 110 and the property is
deemed to be urban or suburban in character; and
. WHEREAS, the property described in Exhibit A contains approximately .76 acres and is vacant land
containing no population,
TilE CITY COUNCIL OF MONTICELLO, MINNESOTA HEREBY ORDAINS:
Section 1.
Territory Annexed The corporate limits of the City of Monticello are hereby extended to include
the unplatted property described on the attached Exhibit A.
Section 2.
Filing. The City Clerk is directed to file certified copies of this ordinance with the Secretary of
State, the County Auditor of the county in which the property is located, the Town Clerk of the
affected and the Minnesota State Planning Agency.
Section 3.
Effective Date ofAnnexotion. This ordinance takes effect upon its passage and publication, the
filing of certified copies as directed in Section 2 and approval by the Minnesota State Planning
Agency.
Adopted by the City of Monticello. Minnesota this 24th day of February, 2003.
ATTEST:
.
Bruce Thiclen, Mayor
Rick Wolfsteller, City Administrator
5()
.
.
.
EXHIBIT A
ANNEXATION ORDINANCE NO. 385
Legal Description
The North 66.00 fcet of the Southwest Quarte." of Section 14, Township 121 North, range 25
West, lying west of the westerly right of way line of Minnesota Trunk Highway 25
AND
That part of the Southeast Quarter of Section 15, Township 121 North, Range 25 West,
described as follows:
Beginning at the southwest corner of the North 66.00 feet of the Southwest Quarter of Section
14, Township 121 North, Range 25 West; thence west, parallel with the north line of said
Southeast Quarter, 66.00 feet; thence north parallel with the east line of the said Southeast
Quarter, 66.00 feet to the north line of said Southeast Quarter; thence east, along said north
line 66.00 feet to the northeast corner of said Southeast Quarter; thence south along the east
line of said Southeast Quarter, 66.00 feet, to the point of beginning.
5 C)
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Annexation Parcel
Exhibit A
/ City Limits
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City COllncil Agenda - 02/24/03
.
SE.
Consideration of adontin2: a ioint resolution sunnortin2: annexation of the area
encompassed bv the proposed 93.84 acre Wild Mcadow subdivision. (./0)
REFERENCE AND BACKGROUND
As you may recall, the area encompassed hy the Wild Meadow subdivision was not one of the
land areas approved for annexation some months ago because it was not certain that the area
could be served by utilities. Based on information provided by the City Engineer it appears that
it is feasible to serve this area with sewer and water service. In addition, the grading plan
shows that the site can be graded in a manner that diverts storm water from Ditch 33 to the
storm sewer located within the Gillard Avenue right of way. In addition, assuming Council
approval of the development stage PU D, the City supports the planned use of the property.
Given the factors above, it is appropriate now to reconsider the request fix annexations.
ALTERNATIVE ACTIONS
1.
Motion to accept petition for annexation and to adopt joint resolution supporting
annexation of the 93.84 acre area. Staff is directed to submit joint resolution to
Monticello Township f()r review and potential adoption. In the event that the Township
does not support said annexation, staif is directed to initiate annexation by ordinance
process as outlined by State statutes. Motion contingent on City Council acceptance
of utility study to be presented later in the City Council agenda.
.
Please note that although it is technically feasible to serve the area, the finance plan
supporting the expense has not been completed. 'fhe developer has not indicated that
the development expenses are too high to justify moving forward but at the same time,
an approved finance plan is not available at this time. Therefore in approving the
annexation request, Council would be moving forward on the annexation bef()re it is
completely determined that project will proceed beyond planning stage.
2. Motion to deny acceptance of petition for annexation and deny approval of joint
resolution supporting annexation.
Council should take this action if it believes that development of this property is
premature at this time.
STAFF RECOMMENDATION
The City Administrator supports alternative 1 if Counci I supports the development stage pun
as described in this agenda packet.
SUPPORTING DATA
.
Proposed Joint Resolution.
Annexation area map showing area and annexation criteria
.
CITY OF MONTICELLO RESOLUTION NO. 2003-9
STATE OF MINNESOTA
OFFICE or STRATEGIC AND LONG~RANGE PLANNING
IN THE MATTER OF THE JOINT RESOLUTION
OF THE CITY OF MONTICELLO AND THE TOWNSHIP
OF MONTICELLO DESIGNATING CERTAIN
AREAS AS IN NEED OF ORDERL Y ANNEXATION
PURSUANT TO MINNESOTA STATUTES. SECTION 414.0325
JOINT RESOLUTION FOR
ORDERLY ANNEXATION
WHEREAS. individual property owners with property located within the Township of Monticello
("Township") and kgally descrihed in Exhibit A which is attached hereto and incorporated herein by reference.
have approached the City of Monticello ("City") requesting annexation of their property and extension of City
services to their property; and
WHEREAS. the Tmvnship and City have agreed to work cooperatively to accomplish the orderly
annexation of the area legally described in Exhibit A; and
WHEREAS. the above-mentioned area is residential in nature. is surrounded by the City and is in need of
orderly annexation and extension of services from the City since the descrihed area is urhan or suburhan or ahout
. to become so; and
WHEREAS. the City has available capacity to provide needed services to the above mentioned property;
and
WHEREAS. the City and Township agree that the property legally described in Exhibit A is designated as
in need of immediate orderly annexation: and
WIIEREAS. the City and Tovvnship agree that orderly annexation of the property legally described in
Exhihit A is in the best interest of the property owners and would benefit the puhlic health. safety. and welfare of
the community: ancl
WIIEREAS. the City and Township agree that the property legally descrihed in Exhibit A is designated as
in need of immediate orderly annexation: and
WHEREAS. the City and Township desire to accomplish the immediate orderly annexation of the propel1y
legally described in Exhibit A without the need for a hearing.
NOW TI--II~REFORJ':. BE IT RESOLVED by the City Council of the City ofrvlonticello and the TO\vnship
Board of Supervisors of the TO\\I1ship of rvlonticello as fCJIIO\vs:
.1.
The City and Township hereby designate the area legally described in Exhibit i\ for immediate orderly
annexation pursuant to !\linnesota Statutes. Section 414.0325.
st:-
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. ArrEST:
7
The City and Township agree that the area legally described in Exhibit A and designated as in need of
immediate orderly annexation is approximately 93.84 acres.
3.
A boundary map shO\ving the area legally described in Exhibit A is attached hereto as
Exhibit B and is hereby incorporated by reference.
4. The City and Township agree that the population of the area legally described in Exhibit A and designated
as in need of immediate orderly annexation is .
5. Pursuant to Minnesota Statutes. Section 414.0325, the City and Township agree that no alteration of the
boundaries stated herein is appropriate. that all conditions for annexation of the area legally described in
Exhibit A are contained in this Joint Resolution and that no consideration by Minnesota Planning is
necessary. Upon execution and filing of this Joint Resolution, Minnesota Planning may review and com me
thereon. but shall within 30 days of receipt of this Joint Resolution, order the annexation of
the area legally dcscribed in Exhibit A in accordance with the terms and conditions contained in this Joint
Resolution.
6.
The City and Township agree that upon annexation of the area legally described in Exhibit A. the City shall
reimburse the To\vnship for the loss of taxes from the property so annexed for the period and in accordance
with the following schedule: 1) In the lirst year following the year the City could first levy on the annexed
area. an amount equal to ninety (90) percent of the property taxes distributed to the TO\vnship in regard to
the annexed area in the last year that property taxes from the annexed area were payable to the Township;
2) In the second year. an amount equal to seventy (70) percent; 3) In the third year. an amount equal to fifty
(50) percent: 4) In the fl)llrth year. an amount equal to thirty (30) percent; and 5) In the tifth and tinal year.
an amount equal to ten ( 10) percent. Therealter. the City will no longer reimburse the Township.
7. The City and Township agree that upon adopted and execution of this Joint Resolution. the City shall file
the same with the Minnesota Planning l'vlunicipal Boundary Adjustments Office.
8. In the event there arc errors. omissions or any other problems with the legal description provided in Exhibit
A in the judgment of the Minnesota Planning Agency. the City and Township agree to make such
corrections and tile any additional documentation including a new Exhibit A making the corrections
requested or n:quired by the Minnesota Planning Agency as necessary to make effective the annexation of
said area in accordance with the krms of this Joint Resolution.
Passed. adopted and appnm:d by the To\\nship Board of Supervisors of the Township of Monticello,
Wright COllnty. Minnesota this day of .2003.
TOWNSHIP OF MONTICELLO
By:
Franklin Denn. Chair
Darl~nt:' Sawatzkl'. Tll\\nship Clerk
_S E.
. this
Passed. adopted. and approved by the City Council of the City of Monticello, Wright County, Minnesota,
day of .2003.
CITY OF MONTICELLO
By:
Bruce Thielen, Mayor
ATTEST:
Rick Wolfsteller, City Administrator
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EXHIBIT A
(HUSAK/BAUER/TYLER SOUTH PROPERTY)
(Husak Propcrty)
That part of the West Half of the Southeast Quarter of Section 18, Township 12 L Range 24,
Wright County, Minnesota, lying Northeasterly of the Northeasterly right-of-way line ofInterstate 94
and West and North of the following described line:
Commencing at the Northwest corner of said West Half of the Southeast Quarter;
thence East along the North line of said West Halfofthe Southeast Quarter a
distance of 887.75 feet to the actual point of beginning of a line to be
described: thence South deflecting 89 degrees 19 minutes 38 seconds right. a
distance of 66.0 feet; thence West detlecting 89 degrees 19 minutes 38 seconds
right. a distance of 307.05 feet: thence South deflecting 91 degrees 38
minutes 30 seconds left, a distance of 760.62 feet to the Northeasterly
right-of-way line of Interstate 94 and there terminating.
(B.lUcr Property)
That part of the West I-Ialfofthe Southeast Quarter of Section 18, Township 121. Range 24, lying
Northeasterly of the Northeasterly right-of-vvay line ofInterstate 94 and East and South of the
following described line:
Commencing at the Northwest corner of said West Half of the Southeast Quarter:
thence East along the North line of said west Half of the Southeast Quarter. a
distance of887.75 feet to the actual point of beginning ofa line to be described:
thence SlHlth deflecting 89 degrees 19 minutes 38 seconds right. a distance of
66.0 feet: thence West deflecting 89 degrees 19 minutes 38 seconds right a
~ ~ ~
distance of307.05 feet: thence South detlecting 91 degrees 38 minutes 30 seconds
Id'L a distance of 760.62 feet to the Northeasterly right-of-way line of Interstate 94 and
there terminating, except the North 25 feet of the East 363.0 feet of said West Halfof
the Southeast Quarter and subject to the right-of-way of the township road over the
North side thaeof.
Except that part of thi: West Hal f of the Southeast Quarter of Section 18. Township 121. Range 24,
lying Northeaskrly of the Northeasterly right-of-way line of Interstate 94 and West and North of the
f(JIIO\ving described line:
Commencinl! at the North\vest corner of said West Halfofthe Southeast Quarter:
them'e hist alon!! the North line of said west Half of the Southeast Quarter. a
r' i
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distance of 887.75 feet to the actual point of beginning of a line to be described;
thence South dctlecting 89 degrees 19 minutes 38 seconds right a distance of
66.0 feet thence West detlecting 89 degrees 19 minutes 38 seconds right. a
distance of 307.05 feet; thence South detlecting 91 degrees 38 minutes 30 seconds
left, a distance of 760.62 feet to the Northeasterly right-of-way line of Interstate 94 and
there terminating.
(Tyler South A)
The Northeast Quarter of the Northeast Quarter of Section 19 and the East Half of the Southeast
Quarter of Section 18, all in Township 121, Range 24, Wright County, Minnesota lying northeasterly of
the northeasterly right of way line ofInterstate 94 except the West 432.00 feet of said East Half of the
SOlltheast Quarter.
Also the North 25 feet of the East 22 rods of the West Half of the Southeast Quarter of Section 18,
Township 121, Range 24. Wright County. Minnesota.
(Tyler South B)
The West 432.0 feet of the East Half of the Southeast Quarter of Section 18. Township 121. Range
24, lying North of 1-94. Wright County. Minnesota.
L,j ~
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+ = Proceed with annex~tion by Ordinance or Joint Resolution
o W;lit for development of potential new HOM Agreement or completion of necessary studies/plannin~
*- }\U~..,t"T All. .f'ta- ~ofF fj...l.liJ.'...., fl.t ;1J<.wJ.u/ j" C.d'~ c.t:JtJfI'<;' Ac,t,.c'l_
5E
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p(./;- i ~ 10'" 'S
.1, 10
MW Johnson 1
"",."~-'.
Shermer 2
Farr 3
Jim Shultz 4
Ken Shultz 5
Ken Shultz 6
Future 7
Future 8
Future 9
Chris Klein 10
Loren O'Brien 11
Gold Nugget 12
Gold Nugget 13
Gold Nugget 14
Groveland IV 15 I
Chadwick 16 I
Approved (Pendi~g)
Approved Approved
Pending Pending
Approved Approved
Pending Pending
Pending Pending
Not Cont guous Yet
Not Cont~guous Yet
Not Cont .guous Yet
None Available None Ava.i1ablE Available
None Available, None Ava.i1able Available
Under Develo~nt
Under Devel~nt
I
ANNEXATION CRITERIA
Approx. Acreage
Comp Plan Guided
Concept Plan
27,06 (R-1)
21.47 (R-l)
38.96 (R-lA)
39.78 (R-1A)
17.39 Med. Den. Attach
3455 (R~1A)
107.40 Ind I R-1
3960 (R-1A)
67.55 (R-1 )
3796 (R-1)
5672 (R-1)
39.96 (R-1)
40.35 (R-1)
31.03 Ind
26.27 (R~1 )
6060 Ind
Approved
Approved
iApOroved
!?ending
!\vailable
!\vai.13ble
~vailable
~t Avail.
Not Avail.
I
1\;ailable
~vailable
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City Council Agenda 2/24/03
SF.
Consideration of a development stage Planned Unit Development. re-zoning from
Aericulture to R-l. R-2. and R-2A. and a Preliminary Plat for the Wild Mcadow
subdivision. Applicant: Louis 10-11.: Eugene Bauer; Tyler South LLC; Virh?:inia & Earl
Husak; M~lrk Gereen & Associates/Brug1!eman Properties. LLC. (JO/NAC)
A. REFERENCE AND BACKGROUND:
The Planning Commission recommended approval of the requests above, subject to
conditions noted. This item is placed on the consent agenda, however the related
information pertaining to aeceptures and utility study will be reviewed by the City
Engineer in a subsequent agenda item.
Bruggeman Homes/Mark Gergen and Assoeiates have applied for a Development Stage
Planned Unit Development ora 93.84 acre parcel located just south of the Sandherg East
and Tyler East rural subdivisions. The site ean now be considered lor annexation action
heeause it has been determined that it is feasihle to serve it with sewer and water. At
present the development is called "Wild Mcadow", but this name will need to be changed
due to the similarity with other suhdivisions such as "Meadow Oaks" and "The
Meadows" subdivisions. The project is bordered to the north by 951h Street NE, to the
east by Ibug Avenue NE, and to the south and southwest by Interstate 94.
City stare Planning Commission, Parks Commission, and City Council have reviewed
two prior coneept level plans in the past several months. Various issues and conccrns,
including Mn/DOT's plan for eventual redesign of the portion ofIntcrstate 94 abutting
the site, the City's amendment to the future land use and Comprehensive Plan and the
City's ability to send sewer and water serviees to the area have either come to fruition or
progressed to a level which the applicant leels comfortable continuing forward with the
project.
The site is divided into three distinct residential uses. The make up of the proposed plan
is as follows; 42 single family lots at the northwestern portion of the site, 53 srnaller
sized single family lots at the central portion of the site, and] 82 attached townhome
units located at the southeastern portion of the site. The total number of dwelling units
equal 227 and the site consists of approximately 24 acres of wetland or wooded area,
which give the project a total density 4 units per net acre and 3 units per gross acre.
The applicant is requesting a rezoning of the site lrom its current Agricultural
designation to an R-l, R-2, and R-2A zoning classification A Planned Unit Development
is heing requested as an overlay in order to allow some flexibility in the overall master
pIan and design.
Comprehensive Plan. The proposed use is generally consistent with the provisions of
the City's Comprehensive Plan in that it promotes the City's effort of providing a wide
range of housing choices within the City. The future land use map allocates this area for
City Council Agenda 2/24/03
.
future low density residential use, which the proposed 4 units per gross acre and 3 units
per net acre f~lll within.
Growth Area Boundary. Although the City's Comprehensive Plan is directing growth
towards the south and west, the city has made the exception of permitting the full use of
existing utility capacity in the eastern portion of the City. The City Engineer has
completed a study showing that it is feasible to extend sewer and water service as f~lr east
as Haug Avenue NE.
Another issue that has hindered this project has been Mn/DOT plans for Interstate 94 and
how it will ultimately affect this site. City Staff and the applicant have met with
Mn/DOT and now more clearly understand its intentions. Mn/DOT is choosing to route
Interstate 94 under the existing rail line, only needing a small portion of the applicants
site at the westerly corner of the site. The applicant has designed the single family lots
abutting this portion of the project to be longer, larger lots, mitigating the negative effects
of the freeway by allowing more room to incorporate landscaped buffering such as
benning and fencing.
.
Land Use. As previously stated, this site is planned fix low density residential
development. This would generally be limited to single family development, however
due to the large areas of non-developable land (i.e. wetland, casements) that lie within the
project, the applicant has been able to cluster three types of residential development.
including 182 attached townhome units, around the wetland area and still stay within the
typical 3 to 4 units per acre, which has been the general standard for low density
development.
Access/Circulation. The site as a whole has three access points, one off of 951h Street
N E, and two off oflIague Avenue NE. StafT is generally comfortable with the
circulation within the project, adjustments to the plan have been made as requested by the
Planning Commission with removal of the dead-end on Meadowbrook Lane. The
townhouse portion of the project relies on an original street design - public streets with a
narrower right of way and shallow setbacks. 'rhis design has resulted from discussions
with City staff as to building spacing and right-of-way needs, and an interest in creating
additional front yard depth in townhouse developments.
One of the impacts of the 1-94 project will be the construction of a "by~pass" roadway, a
sort of li'ontage road to be used by freeway traffic whi Ie the freeway itself is under
construction. Staff believes that the bypass, if left in place, may be beneficial to traffic
patterns in the area. This former by-pass could act as a frontage road connecting 95th
Street directly to CSAH 75. The developer has shown, as requested, a direct connection
between 95th and this potential frontage road.
.
Landscaping/Buffering, Applicant has submitted a landscaping plan which generally
meets the requirements of the Zoning Ordinance. This is however a PUD, which while
allowing some leeway in design and performance requirements, also requires that the
2
City Council Agenda 2/24/03
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plan be superior to that allowed under normal development requirements. An issue in the
design of this project is its exposure to interstate 94. In order to mitigate noise, starf
reconunends significant buffering measures be applied along the freeway. A
combination of large benning and fencing should be incorporated with thickly planted
landscaping in order to screen the development both visually and audibly from the
freeway. An elevation plan showing this berming should be submitted for review.
Where berms are not feasible due to the topography, fencing and larger plantings should
be required to create a more immediate screen.
Park and Trails. The site plan shows two proposed trails. One trail starting at Valley
Meadow Court, running along the fi'eeway and north through the wetlands ending at
Meadow Brook Lane. The second trail runs from Golden Meadow Road, North through
Outlot A, ending at Meadow Ridge Lane. The Parks Commission wishes to see a
pathway connection included in the development running East- West along 95th Street
NE.
The developer has been responsive to Park concerns by making adjustment to park area
and exposure to streets within the development as requested. At their meeting on
2/20/03, the Parks Commission recommended approval of the park plan as submitted.
.
Building Design. In earlier concept discussions, the developer and builder have
indicated an intent to provide a varied streetscape in the small lot and townhouse areas,
with efforts to create side-loaded garages and other efforts that minimize the view of
garage doors along the street. Building plans that support these concepts have been
included fix City review as a condition of PUD approval. The documents indicate a
variety of split entry and two story single family homes, with opportunities for side
loaded garages and shared driveways. The townhouse designs show a mix of single and
two story units. Staff would encourage additional variety in the roof design to add gable
option or other clements that break up the impact or a long, continuous roof plane. The
developer concurs with this suggestion and will vary roof lines.
Protective Covenants. The applicant is planning to have two homeowner associations,
one for the 52 small lot single-family homes situated at the central portion of the site and
the second involving the 1 R2 town home units at the southeast of the site. All covenants
shall be subject to City Attorney review.
Utility/Drainage Easement Vacation. Easements need to be shown on the site plan.
Vacation of the easements will be made a condition offinal plat approval.
Grading, Drainage and Utility Plans. The preliminary plat includes proposed grading
- -
and drainage. Said grading. drainage plans shall be subject to review and approval of the
City Engineer and Public Works Director.
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City Council Agenda 2/24/03
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B.
ALTERNATIVE ACTIONS
Decision One: Request for a rezone from AD to R-l, R-2A, and R-2.
The Planning Commission recommended alternative #1 below.
I. Motion to approve the rezoning from AO to R-l. R-2A. and R-2. based on a
finding that the proposal is consistent with the Comprehensive Plan. .
2. Motion to deny the request for a rezone from AO to R-1. R-2A. and R-2. based on
a findi ng that the proposal is not consistent with that of the Comprehensi ve Plan.
Decision Two: Request for a Planned Unit Development Conditional Use Permit.
The Planning Commission recommended alternative #1 below.
1. Motion to approve the Planned Unit Development Conditional Use Permit
Development Plan. subject to the following conditions:
I. All lot dimensions and easements are to be shown on the site plan.
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2.
The applicant should cover costs associated with improvements to
Clillard Avenue. 95th Avenue ($110.000/2). and J-lague Ave. ($135.000/2)
in order to support the increased traffic caused by this development. These
eosts have been assembled and provided to the developer. It is likely that
they will be incorporated into the assessment program for each lot.
3. The dead end on Meadow Brook Lane should be eliminated and
possibly redesigned. including a connection from 95th Street to the
potential frontage road. (This was done).
4. The dead end on Golden Meadow Road should be eliminated and
redesigned. (This was done).
5. The standard in both ROWand paved area throughout the project is subject
to comments from the City Engineer and Public Works Director. (This was
done).
6. An elevation plan showing benning. fencing and landscaping along
interstate 94 is to be submitted and reviewed by City staff. (Not done yet).
7. A sidewalk/trai I is to be shown on the site plan. running east/west along 95th
Street.
.
4
City Council Agenda 2/24/03
.
8.
T'he Parks Commission recommendations relating to pathway and park land
provision are met, including recommendations on grading the entrance to
the Park from the ROW. (This was done).
9. Building elevations demonstrate compliance with applicable City
objectives, including minimizing the impacts of street-front garage doors, a
variety of roof designs, and to ensure that proper structure separation exists.
(This has been provided).
10. The City approve the vacation of existing side lot line drainage and utility
easements. (This needs to be processed).
11. Approval of grading and drainage issues by the City Engineer and
Public Works Director.
12. Approval of grading and drainage plan as it affects Ditch 33 and the
wetlands by the Wright County Soils & Conservation District.
13. Modifications of plat name and street names to assure distinct identity.
This to enhance ability of emergency personnel and others to locate
residences.
.
14.
Review and approval of plan by MnDOT.
15. Development of a plan showing variation in roof lines for the townhome
development area.
16. Developer funding of sanitary sewer I in station necessary to serve site, and
development of overall finance plan consistent with City policies.
17. Establishment of 1 (one) street parking space f()r every three (3)
townhomes.
18. City Council acceptance of the related feasibility study outlining design and
cost to serve the development.
2. Motion to deny the Planned Unit Development Conditional Use Permit
Development Plan based on a finding that the proposal does not provide for a
project that is superior of what would be provided under the strict regulations of the
zoning ordinance.
3. Motion to table the request, subject to further study.
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5
City Council Agenda 2/24/03
.
Decision Three: Request for a Preliminary Plat for Wild Meadow.
The Planning Commission recommended alternative #1 below.
1. Motion to approve the Preliminary Plat for Wild Meadow as presented, suhject to
approval of the PUO/CUP.
2. Motion to deny the request flw Preliminary Plat f()r Wild Meadow as presented.
3. Motion to table the request, subject to fUliher study, or table matter until draft
finance plan is complete and/or requested amendments are made to the plan.
c. STAFF RECOMMENDATIONS
.
The proposed project is consistent with the intent of the Comprehensive Plan and Zoning
Ordinance. The proposal is also compatible with the existing land uses in the area. The
applicant has made eftl1rts to mitigate the negative affects of having a tl-ceway abutting
residential use and connect three distinct types of housing in an overall all master plan
design. The conditions included in this report arc intended to supplement the developer's
efforts in ensuring that the project results in a pleasant residential environment, and that
the impacts of the tl-eeway are mitigated to the extent possihle. As such, staff
recommends approval of the rezoning and both the PUD and Prclilninary Plat with the
aflwelnentioncd conditions.
D. SUPPORTING DATA
Draft meeting minutes from 02/04/03 Planning Commission meeting
Site Location
Aerial Photo
Preliminary Plat Site Plan - see latest preliminary plat attached
Preliminary Landscape Plan
Packet showing architectural renderings of homes
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6
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DRAFT
Plann ing COIl1Il1 ission Minutes - 02/04/03
8.
Public Hearing - Consideration of development stage planned unit development. re-zoning
from Aericulture to R-l, R-2, and R-2A. and preliminarv plat approvall()r a residential
subdivision. Applicant: Lois & Eueene Bauer; Tyler South, LLC; Virginia & Earlllusak:
Mark Gergen & AssociateslBruggeman Properties, LLC
Steve Grittman provided the staff report regarding the request for re-zoning and preliminary
plat approval for a residential development to consist of 44 single f~Hnily lots, 53 smaller
single family lots and 183 attached townhome units. He advised ofMnDOT's plan for 1-94,
including a temporary bypass lane that MnDOT will construct during freeway construction.
Staff feels that if the bypass is left in place it may be beneficial to traffic patterns in the area.
Grittman explained that they are not sure whether MnDOT will allow the City to maintain
that "frontage road", but they have asked the applicant to provide a connection to it, which
they have done. Staff noted their preference that the connection be made from 95th Street.
A park is located in the northeast corner of the site and the Parks Commission has reviewed
the plan and concurs with the design of the plat as shown. Most comments in the staff report
relate to final design details, and staff has made some comments regarding potential issues
with access, although they are not aware of the City Engineer's input at this time. Staffalso
requests that the design of cui de sacs meet City standards. The applicant meets minimum
setback and have worked with staff to design a public street system based on ROW needs.
also providing f(Jr adequate boulevard space. The typical standards used on private streets
has not been adequate in the past, and Grittman noted this is an unusual arrangement from
what staff has typically seen and feels it should work. This design gives it a more spacious
feci as well.
There was discussion regarding connection from Meadow Brook Lane and it was advised
that connection is designed to allow access to a future frontage road they hope to retain from
MnDOT.
Chair Frie opened the public hearing. Greg Schlink, Bruggeman Homes, provided a quick
history of the project, noting this is their third appearance before the Planning Commission.
I Ie advised of the underground gas line casement and overhead power line easement. and
described where the transition area between the single family homes and townhomes would
be located. He pointed out that the small lot, single family home is consistent with the
City's zoning ordinance and the plat is similar to what they had previously brought to the
Planning Commission. Schlink stated the request by staff for a potential connection to a
future frontage road from 951h St/Gillard Cir.. has been provided, as well as constructing a
cui de sac on Mcadow Brook Lane to provide another access to the neighborhood.
Regarding parkland and open space, it was noted that there is approx. 6 \IS acres to be
dedicated to the City, and an additional acre of trail area to connect to the existing trail on
Gillard Ave., back through the development to the townhome area and sidewalk area, and
back to Haug Ave. It was also noted that staff had asked them to consider a trail along 9yh
-12-
5.(
Planning Commission Minutes - 02/04/03
.
Street. The applicant feels these are good amenities to the project, adding that the total of 7
1; acres of park space puts them over the required amount. It was also noted that the Parks
Commission did have some issues with park land.
Mark Gergen, Gergen & Associates, addressed the Planning Comlnission regarding the
concern in the staff report regarding park area. At a previous Parks Commission meeting
they recommended moving, changing, or eliminating 3 lots, which they did, and Gergen
provided a drawing eliminating those lots. Parks Commission also looked for increased park
space and the applicant would like to go back with another proposal. They Inoved the trail
entrance over so it would connect directly to the park. Rather than all lots being SO ft., they
are willing to reduce them, while still meeting City requirements and have increased
frontage and access to parks.
.
I3ill Schiller, 95\" Street and llaug Ave., asked for clarification or access roads which Gergen
advised of. lie was concerned with increased traffic and O'Neill advised of a finance plan
that would reconstruct the road and would take place possibly at the time the road needs to
be reconstructed, although not at this time. O'Neill advised that they will get funding 1i-om
the developer for this. There will be no access shut off, but the prospect of extending along
9yh Street fllr future frontage area. Schiller questioned the wetland and O'Neill advised of
that, also noting the foundations have to meet the requirements for elevations which the City
Engineer would address. He asked about Ditch 33 and O'Neill advised there are plans to
reduce water in that ditch. This also has to be reviewed by the Wright County Conservation
Oep!" but it looks like the grade can be modified to their satisfaction to maintain the
wetland. Annexation was tabled, pending further review for water and sewer capacity,
another fact that needs to be resolved prior to final approval.
Corey Ilutfy, 9Y" Street, stated concerns with access and increased traffic, noting Haug Ave.
is quite narrow. He feels that needs to be addressed now, versus "as needed". lie was also
concerned with the value of homes proposed, noting across the street are 2 and 3 acre lots
with higher value homes. Schlink responded to traffic and stated that they tried to minimize
traffic by creating the internal street so much of the traffic would be maintained internally,
adding that they considered this in their planning.
Gergen addressed the drainage plan stating there was previous work done that redirected
some of the water and they would add another 55 acres to improve that as well. He advised
of the style of housing for larger single family lots, noting larger setbacks, two stories,
ramblers, and splits. He felt the larger lot single family price range would be $200,000+, the
townhomes would possibly be 3 difrerent styles, on the higher value end, and the small lot
single ramily will be a mix of front and side loaded garages, and he felt they would be
adding value by proposing row townhomes versus big box townhomes.
.
Keith Holmes, 9yh Street, questioned the value of the homes as well and it was advised they
would be $160,000+ for the small lots, the townhomes $130,000+ .
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5F
Planning Commission Minutes ~ 02/04/03
.
Chair Frie closed the public hearing. "rhere was discussion regarding square foot standards
and Grittman advised they had not yet reviewcd Hoor plans. Gergen noted they were not
aware of the new standards adopted last year and O'Neill stated he would provide this
information. There was further discussion regarding the pathway in the northwest corner to
the southwest corner changing to sidewalk versus a continuous path. O'Nei II felt that they
were trying to maintain a corridor and Schlink provided a drawing showing where the
pathway stops and connects to sidewalk, noting the reason being that there really is not room
to extend the pathway due to a grading issue. Dragsten felt that was a concern. Gergen
added that two of the three neighborhoods would have associations and all roads would be
public.
Gergen advised of proposed square footages, two stories from approx. 1900 to 2400 sq. ft.;
splits would range from 1100 sq. ft. on the main tloor up to 1200 to 1400 sq. ft; ramblers
13001 sq. ft. on the large lots. Small lots approx. 1000 sq. ft. on one floor, with at least 2
tloors and possibly up to 3 floors. Townhomes would be over 1500 sq it, the other design
presented is approx. 1300 sq. ft., and the new design would possibly he about 1100 sq. n.
.
There was further discussion regarding l-1aug Ave. and the steep ditch directly to the east
needing more immediate attention. Grittman added that this would be true but his guess
would be that the traffic would fl1110w the internal street pattern, although Dragsten stated
the townhome traffic would possibly use Haug Ave. Grittman still felt they would Jl1110w the
internal pattern out to Gillard Ave.
Frie asked about access/cirrculation, and notcd that this had been discussed on public record
previously and that the puhlic should keep up on this issue, noting when/if thcre were
concerns they should come to the City Councilor Planning Commission. Frie also
addressed the growth area houndary noting that the City Engineer recommended extending
water and sewer to that area. Planning Commission states that if growth is available, water
and sewer should he extended to that area.
There was more discussion regarding the gas I ine easement running through the park and
O'Neill advised that the Parks Commission accepted that area as park land, but not park
dedication as they felt it did not meet minimum standards and did not have value. O'Neill
advised they were quite adamant about this. The area can be used as parks/open space.
Decision One: Request for rezoning from AO to R-l, R-2A, and R-2.
A MOTION WAS MADE BY ROBBIE SMITH TO APPROVE THE REZONING FROM
AO TO R-l, R-2A, AND R-2, BASED ON A FINDING TIIA T THE PROPOSAL IS
CONSISTENT WITH THE COMPREHENSIVE PLAN. LLOYD HILGART SECONDED
THE MOTION. MOTION CARRIED UNANIMOLJSL Y.
.
Decision Two; Request for a Planned Unit Development Conditional Use Permit.
-14-
8F
A MOTION WAS MADE BY ROBBIE SMITII TO APPROVE THE PLANNED UNIT
DEVELOPMENT CONDITIONAL USE PERMIT, SUBJECT TO en IE FOLLOWING
CONDITIONS:
I. A II lot dilnensions and eascments arc to be shown on the site plan. V
2. The appl icant shou Id covcr costs associatcd with inlprovelncnts to Gi liard A vcnue,
951h ^ venuc, and Haug ^ venue in ordcr to support the increascd traffic caused by
this devclopment.../'
Thc dcad end on Meadow Brook Lane should bc climinatcd and possibly V""
redesigncd, and Gillard Circle should be redcsigned to allow for futurc connection
to potential frontage road.
The dead end on Golden Meadow Road should be elinlinatcd and redcsigned.'/
.
. 10.
II.
12.
13.
14.
Planning Commission Minutes - 02/04/03
'I
_,.
4.
5.
The ROW width and pavcd area dimcnsions throughout the project arc subject to
comments from the City Enginccr and Publ ic Works Dircctor. ~
An elevation plan showing bcnn ing, fcncing and landscaping along intcrstate 94 is
to be submitted and revicwed by City staff.
A sidewalk/trail is to be shown on thc site plan, running east/west along 951h Strect.
Thc :~rks Conlin i~ recomlnendations relating to pathway and park land
prOVISIon are met.
Building elevations are submitted to demonstrate compliance with applicable City
objectives, includ ing III in im izing the impacts of street- front garage doors and ensurc
that proper structure separation exists.
The City approve thc vacation of existing sidc lot line drainagc and utility
easemcnts.
Approval of grading and drainage issues by thc City Engineer and Public Works
Director.
Approval of grading and drainage plan as it affects thc wetlands by thc Wright
County Soils & Conservation District.
Mo.di fications of plat namc and. str~~t namc~ to assurej1>tinct identity.
Adjust cui de sacs to comply WIth CIty requIrements.
6.
7.
8.
9.
RICHARD CARLSON SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSL Y.
Decision Three: Request for a Preliminary Plat for Wild Mcadow.
A MOTION WAS MADE BY LLOYD HILGART TO APPROVI.: THE PRELIMINARY
PL,AT FOR WILD MEADOW, AS PRESENTED, SUBJECT TO APPROVAL OF TIlE
PLANNED UNIT DEVELOPMENT CONDITIONAL USE PERMIT. ROD DRAGSTEN
SECONDED TIlE MOTION. MOTION CARRIED UNANIMOUSLY.
.
-15-
5F
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City Coullcil Agenda - 2/24/03
Consideration of a request for a Development Stage PU D and Preliminary Plat for
Home Depot. Applicant: Home Depot. (NAC/JO)
REFERF:NCE AND BACKGROUND:
At the regular meeting on 2/4/03 the Plannin~ Commission recommended approval
of the PU D with the exception of the proposal to include an 80' pylon sign (sign
height maximum at this location is 22'). This pylon si~n advertising Home Depot and
Retail H would have a sign area of 392 sq. ft. which is twice the sign area if Home
Depot and Retail B developed separate pylon signs (100 S(I. ft. per sign).
Subsequent to the Planning Commission meeting, Home Depot representative
reviewed the sign hei~ht and location information and indicated that a 60' si~n with
the same si~n face area as proposed (392 sq. ft.) would be acceptable. If approved,
this si~n would be 6' higher than the si~n approved for the Mielke PlJD some months
ago.
Approval of the site plan is non-controversial, except for the sign phln. A revised
sign plan, not reviewed by the Planning Commission, is presented for City Council
review.
The Home Depot is requesting approval of a Preliminary Plat and Development Stage
PUD tlwa retail facility at the southeast corner of Cedar Street and Chelsea Road. The
development will include a retail store and associated parking. Two outlots are shown on
the plat, including a future development pad and a potential storm water pond at the
corner.
The site plan reflects the approved concept plan in general layout and land use. Staff had
111ade a number of recommendations related to the development details to which the
applicant is requesting changes. These include the fiJllowing:
a.
Reduction of parking lot size due to the likelihood that the area is overparked, and
additional landscaped green space would be preferable. The applicants have
retained the basic parking lot layout, however. several bays of parking at the edge
of the lot have heen deleted and labeled "proof of parking". In particular, parking
aisles along the east and north boundaries have heen converted to landscaping area.
Staff would recommend one addition to this concept ~ the row of parking along the
north west edge adjacent to Cedar Street. In this area, a right turn lane is a part of
the engineering review, and would impact the parking in this area. The applicant
has agreed to eliminate parking necessary to support turn lane at Cedar, but
requests corresponding conversion of other landscaped areas to parking if
necessary
.
b.
.
.
City Council Agenda - 2/24/03
Landscaping and screening is required as noted in the staff report on the Concept
PlJD. There is a substantial area devoted to green space on this site, in
conformance with the 7,oning Ordinance criteria. ^ final landscape plan should be
submitted to stail for review. The one area not specifically addressed on the plan
would be planting areas along the front of the building ~ the current plan retains a
fully paved cover in this area. The applicant has reviewed this request and
supports recommended changes to thc landscape plan as noted above.
c.
Seasonal Outdoor Sales. Planning staff had suggested incorporating this area
(located along Cedar Street) into the adjacent outdoor garden area to avoid the
unsightliness of a temporary chain link display area. The applicant wishes to retain
this feature. Planning staff would suggest that painted or coated chain I ink fencing
(rather than galvanized fencing) be used to minimize the aesthetic impact of this
area, if it is approved. The Planning Commission and applicant have agreed to
the plan presented by Home Depot with the requirement that the chain link
fence bc painted.
d.
Paving and Curbing. The concept plan report suggested alternative paving
materials be used to delineate the pedestrian areas in the main driveway in front of
the entrances and exits. The applicant is proposed a painted paved surLKe, rather
than textured or colored alternative materials. The applicant requested a smooth
surface to avoid problems relating to pushing shopping carts over uneven paving.
The Planning Commission supports the applicant's request to retain smooth
paving.
As a final issue, the applicant has provided a signage plan that includes a 17 foot tall
monument sign at the corner of Chelsea and Cedar Street, and an SO foot tall pylon sign at
the corner ofChclsea and County Rd 117. The pylon sign proposed includes two sign
i~1ces with a total square footage of 392 sq. ft. For perspective, in the freeway bonus area
(800' from freeway) the maximum sign size is 200 sq. ft. One sign face identifies Ilome
Depot and the other face identifies Retail B. The purpose of this sign is to gain exposure
to the freeway. However. at this location the code says that pylon sign size is determined
by the street from which it gains exposure. I n this case the street would be Chelsea. Sign
height and size limits for Chelsea Road are 22' and 100 sq. fl., respectively.
Overall site signage is typically required to be a maximum of 300 sq. ft, including both
pylons and wall signs. Because of the extraordinary size of the building, development
area (38 acres), and setback from Chelsea Road and Cedar Street, the COLlncilmay find
some justification in approving a greater amount of wall signage under the PlJD. The wall
identification sign "The Home Depot'. on the north facing front consists of individual
letters totaling 417 sq. It. On similar Home Depot applications in other areas, this sign
does not appear to be out of proportion with the building or site.
2
.
City COllncil Agenda - 2/24/03
In reviewing the PUD application the Planning Commission was in support of the 17'
monument sign and believed that the 417 sq. ft. building sign was acceptable. However,
the Planning Commission did not recommend approval of te 80', 392 sq. ft. pylon sign. It
was noted by members of the Planning Commission that development of a sign in excess
of 60' should not occur without a change in the ordinance. To the Planning Commission,
the superior qual ities of the site development combined with other aspects of the sign plan
were not sufficient to justify development of an 80' pylon sign.
In response to Planning Commission comments, Home Depot has reviewed their sign
requirements and has determined that a 60' sign with the original f[lee as proposed (392 sq.
ft.) would be acceptable. Home Depot also said in exchange for the 60' sign, additional
pylon signs for Retail B or other uses would not be allowed to install additional pylon
signs. Signage for futurc users would be limited to wall signage and handsome landscaped
monument signs limited to 15 fect in height.
H, ALTERNATIVE ACTIONS:
1.
Motion to recommend approval of the Preliminary Plat and Dcvelopment Stage
PUD, based on a finding that the proposal as presented is consistent with the City's
zoning regulations. and with the intent of the pun standards.
.
2.
Motion to recommend approval of the Preliminary Plat and Development Stage
PUD with conditions. based on a finding that changes are necessary to make the
proposal consistent with the City's planning and zoning objectives. Conditions of
approval may include the f()llowing:
A. Provision f(n right turn lane along Cedar Street at Chelsea Road, and
elimination of the row of parking in that area. Spaces removed with this
requirement could be replaced with stalls taken from landscapcd proof of
parking area.
H. Provision of a final landscaping plan to City staff for review, including
landscaping areas at the front of the building.
C. Changes arc made to the Seasonal Sales area, by requiring painting of
galvanized fencing.
D. The revised sign package would be acceptable as proposed, based on the
extraordinary size of the site and building. The height (60') and size (392
sq. ft.) of the pylon sign approved based on the overall sign program which
includes consolidation of signage on one pylon, elimination of future pylon
signs. to be replaced by landscapcd monument signs. Signage on future
buildings requircd to be to scale on each building.
.
3.
Motion to recommend denial of the Prclilninary Plat and PliO, based on findings
to be generated by Planning Commission at the public hearing.
3
---'::""- -
.
.
.
City Council ^gcnda - 2/24/03
4.
Motion to approve PUD with the exception of the sign plan and direct the Planning
Commission to review the revised sign plan and comment
C. STAFF RECOMMENDATION:
Staff recommends approval of the Plat and pun under alternative #2, with the conditions
discussed ahove. The site would be enhanced by making the few improvements
suggested.
As with other PliO reviews, the City should make a finding that Planned Unit
Development is being used to result in a design that is superior to that which would
otherwise be required by the base zoning. Although there are standards that are being
exceeded by this development and a there are sign design concessions in exchange for a
higher sign, it may be difficult to blunt the precedent set by allowing a 60' sign at this
location.
D.
SUPPORTING DATA:
Draft minutes from 2/04/03 Planning Commission meeting
Preliminary Plat Site Plan, Landscape Plan
Sign Plans
4
.
.
.
onft.FT
Planning COll1mission Minutes - 02/04/03
5.
Public Hearing - Consideration of a reuuest for development stage armroval of a planned unit
development and preliminary plat approval for The Home Depot Addition. Applicant:
Birchland Development Companv, John Lundsten, Jerry Mathwig, and Lee Parks
Steve Grittman, City Planner, provided the staff report, summarizing the proposed project,
noting that the request was for approval of the Home Depot portion of the project. lie
advised that staff has worked extensively with the applicants.
Grittman noted several ponds on the site and that the applicant's have stated that in the event
that the pond in the northwest corner was found to not be needed, they would look to
develop this as a commercial site, which Griuman advised would be looked at by the
Planning Commission at that time.
Grittman also summarized issues that were previously discussed, as well as further changes
that staff has asked for such as parking lot size reduction, which the applicant has done;
landscaping and screening, specifically potential landscaping in the front of the site along
the building; seasonal outdoor sales area in regard to chain link display area; and paving and
curbing where the applicant preferred a smooth surface to avoid problems with uneven
pavement and safety issues.
Grittman advised of the sign plan submitted by Home Depot for a monument sign as well as
wall sign, stating the monument sign meets the requirements of the code and although the
wall sign is quite large, it appears appropriate due to the size of the site. He also noted a
proposed pylon sign in the northeast corner which is 392 sq. ft. and 80 ft. in height, which is
larger than what is allowed by ordinance. Grittman advised the ordinance allows 200 sq. ft.
and 24' feet high, 32 ft. high for freeway allowance, although he noted it does not qualify for
freeway height sign allowance. Grittman added that this is not typically a sign that staIT
would approve.
Chair Frie then opened the public hearing. Jennifer Maxwell of Greenberg Farrow
Architecture, representing Home Depot, addressed the Planning Commission regarding two
issues noted in the staff report. The first being parking in regard to the addition of a right
turn lane which they were not aware of previously. Maxwell noted that they were trying to
eliminate some of the parking and increase the landscaping, however with the request for the
turn lane to be added, they would like to keep the additional parking space. In regard to the
pylon sign, Maxwell noted that due to the location of the site they were concerned with
visibility from Ilwy 25 and 1-94. To maintain visibility they require a higher pylon.
Maxwell noted that they had sign testing done which gave them the information on height
and visibility. She also noted that this issue was not addressed in the statTreport therefore
they were unaware of any staff concerns. Grittman noted that he had not noticed the pylon
on the applicant's site plan at the time of his review. Grittman clarified that the height and
square f()otage allowed was for one sign and if another business located at that site they
would need to come back to the Planning Commission for approval.
-2-
5G
.~.-
.
Planning Commission Minutes - 02/04/03
Chair [rie then closed the public hearing. Grittman advised that the issue with the turn lane
was an Engineering issue and would have to be discussed with the City Engineer. He did
advise that he felt it was a potential requirement and that having parking along that side
would interfere, but that was his speculation. He added that proof of parking would take
care of that issue. The seasonal sale area was discussed as well and Maxwell advised that
they would be open to either of the alternative's provided by stall. She clarified that the
sales area is taken down when not in season, including the fencing.
There was discussion regarding landscaping around the huilding entrance and front of the
huilding, and Maxwell stated although it was doable, they preferred not to have an
overabundance of landscaping in that area as it makes it difficult for customers llloving
about that area with large items. The final landscape plan was discussed and Grittman stated
it appeared to be adequate. There was fUl1her discussion on the proposed signage, stating
this included the Retail B area as well. Grittman also stated that if the proposed sign plan
was approved, it would include Retail B as well.
.
Frie asked Maxwell if they were receptive to the additional landscaping as requested in the
stall report and she advised that at concept stage they were asked to reduce the parking lot
size, add landscaping and proof of parking, which they did. This was prior to the request for
the right turn lane and therel()[e they would prefer to reserve the additional parking at this
time. O'Neill added that this matter came up when they were looking at the Cedar Street
improvement project and there seems to be a solution. There was further discussion
regarding building design and that the building had quite extensive wall space. O'Neill
advised that there would be a drainage pond and that it would he lined.
Brian Stumpf, Counci I Liaison, asked staff what the height of the highest sign on that side of
town was at this time and O'Neill stated 57 ft., noting this was the sign on the Mielke
property. lie added that this height was allowed due to several reasons such as consolidation
of sign systems, total land area, etc. They felt the Home Depot sign was too high at 80 n.
and Stumpf stated he would like to see a compromise. Frie added that the application flJr a
pun allows them some flexibility in exchange f()r a superior design and that could he taken
into consideration as well.
A MOTION WAS MADE BY DICK FRIE TO RECOMMEND APPROVAL OF 'n IE
PRELIMINARY PLAT AND DEVELOPMENT STAGE PUD, WITII CONDITIONS
STATED BELOW, BASED ON A fINDING THAT THE CHANGI.:S ARE NECESSARY
TO MAKE THE PROPOSAL CONSISTENT WITH THE CITY'S PLANNING AND
ZONING OBJECTIVES.
b,
Provision for right turn lane along Cedar St. at Chelsea Road.
Provision of a final landscaping plan to City staff for review.
Changes are made to the Seasonal Sales area, by either incorporating it into
the Garden Center area, or alternative enclosures that avoid galvanized
a.
.
c.
-3-
5C,
.
Planning C0ll11nission Minutes - 02/04/03
d.
fencing.
The sign package would be acceptable as proposed, based on the
extraordinary size of the site and building.(Sign package docs not include the
latest pylon sign. This needs to be taken into consideration between stafl and
applicant).
ROD DRAGSTEN SECONDED THE MOTION.
There was further discussion on how to procced with pylon sign issue. O'Neill advised that
the Planning Commission could request staff to work with the applicant, determining
minimum height required, not to exceed 60 ft. This would keep the project moving forward.
Maxwell advised that the sign testing did determine a height where the sign wou"ld no
longer be visible and she would provide that information to staff. Frie asked Council
Liaison Stumpf if he felt the City Council would feel comfortable with directing staff to
work with the applicant, and Stumpf felt they would be.
.
Maxwell stated she did not feci that they had visibility at 60ft. and O'Neill asked about
location of the pylon sign on the site in regard to visibility. Maxwell stated the northeast
corner gave them the best visibility. Frie asked if the applicant was aware of the sign height
ordinance and Maxwell stated they were and that is the reason they applied for a PUD which
would allow them flexibility. O'Neill asked about distance and height and Maxwell stated
that possibly visibility from 1/4 mile would be acceptable, but she would have to consult
with their realtor. O'Neill stated perhaps the Planning Commission could give them that
flexibility. Smith and Dragsten both felt that they need to work within their sign ordinance.
O'Neill also added that regarding texture of the surface regarding pedestrian areas, staf1"
agreed with the applicant on a smooth surface as well.
TIIERE HEING NO FURTIIER DISCUSSION, MOTION CARRIED UNANIMOUSL Y.
A McrrloN WAS MADE BY ROBBIE SMITI I TO DENY APPROVAL OF THE 80
FOOT PYLON SIGN. ROD DRAGSTEN SECONDED THE MOTION.
There was further discussion to have the sign issue come back before the Planning
Commission. Grittman stated that would work, but that he was not sure that the Planning
Commission would be comfortable with allowing the sign to be higher. Grittman also stated
that it was his oversight and not the applicant's. Dragsten added that he would not be
comfortable going over 60 teet and Smith added that he felt the City should do the study on
sign height. Frie added that they would not have to amend the ordinance as this is a PlJD.
.
ROHBIE SMITH AMENDED THE MOTION TO ALLOW STAFF FLEXIBILITY, NOT
TO EXCEED 60 FEET IN HEIGHT, AND TO COME BACK TO THE PLANNING
COMMISSION fOR APPROVAL. ROD DRAGSTEN SECONDED TIlE MOTION.
-4-
5(;
-~ --."--- -
.
Planning COll1fllission Minutes - 02/04103
There again was discussion that if it was determined that 60 feet was not sufficient for the
applicant, the Planning Commission would need to look at possibly amending the sign
ordinance.
THERE BEING NO FURTIIER DISCUSSION, THE MOTION CARRIED
UNANIMOUSL Y.
.
.
-5-
50
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City Council Agenda - 02/24/03
5H. Consideration of adoptin2: a resolution establishing a negative declaration of the
need for an EIS (Environmentallmnaet Statement) resuItin2: from the Home
Depot/Retail B development. (.TO)
REFERENCE AND BACKGROUND
City Council is asked to review the attached report on the results of the EA W process
submitted by WSB & Associates and consider adopting a resolution stating that there is
no need to complete an Environmental Assessment Worksheet.
The attached contains information regarding the Ilome Depot Environmental Assessment
Worksheet (EA W). The public comment period for the EA Wended February 19.2003.
The purpose of this EA W is to identify potential environmental impacts associated with
the development and determine whether or not an Environmental Impact Statement (EIS)
is required. An EIS is a more extensive environmental review process.
.
Please note that a letter was received on Friday from MnDOT relating to the EA W. The
letter provides input on intersection design for intersections that will impact the Ilighway
25 traffic patterns. MnDOT comments were not provided in time fiJr them to be
addressed in the written report, however the City Engineer will address the comments at
the City Council meeting if desired by Council.
ALTERNATIVE ACTIONS
1. Motion adopting a resolution establishing a negative declaration of the need for an
Environmental Impact Statement resulting from the I lame Depot/Retail I3
development.
2. Motion denying adoption ofa resolution establishing a negative declaration of the
need Jor an Environmental Impact Statement resulting from the Home
Depot/Retail B development.
STAFF RECOMMENDATION
The City Administrator recommends alternative 1. It is our determination that this
project's potential environmental impacts can be addressed through the prel iminary plat
and permitting process, and therefor an EIS is not required.
SUPPORTING DATA
.
EA W report submitted by WSB
Faxed comments from MnDOT
...
WSB
.Ociates, Inc.
Memorandum
To:
Honorable Mayor and City Council
City of Monticello
From:
Bret Weiss, P.E., City Engineer
WSB & Associates, Inc.
Date:
February 24, 2003
Re:
The Home Depot Retail Center EA W
WSB Project No. 1488-03
The public comment period for The Home Depot Retail Center Environmental Assessment
Worksheet (EA W) ended February 19,2003. The purpose of this EA W is to identify
potential environmental impacts and determine whether or not an Environmental Impact
Statement (EIS) is required. An EIS is a more extensive environmental review process.
Determining whether or not as EIS is needed does not relate to providing approval or
denial for the project.
Enclosed, please find the following items for your review relating to this EA W:
· Draft memo dated February 21,2003 to the review agencies responding to
comments recei ved on the EA W (hereby referred to as comment/response memo).
This memo restates the agencies' comments and then responds to each issue.
· The Findings of Fact on the need for an Environmental Impact Statement (EIS).
· A copy of the agencies' comment letters.
· Draft Resolution relating to a Negative Declaration of Need. This resolution could
be used or the Council could create something different. It is provided here for
your review and use, if the Council so chooses.
The decision before the City Council regarding the EA W is to decide whether or not the
project has the potential for significant environmental impacts that cannot be addressed
through the preliminary plat. It is our determination that this project's potential
environmental impacts can be addressed through the preliminary plat and permitting
process, and therefore an EIS is not required.
If you have any questions after reviewing this information, please feel free to call me at
(763)287 -7190 or discuss the items at the February 24, 2003 Council meeting.
cc:
Jeff O'Neill, City of Monticello
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Memorandum IE
-
Colleen Allen, Wright SWCD
.'
Bret Weiss, P.E., WSB & Associates
Jeff O'Neill, City of Monticello
February 24, 2003
The Home Depot Retail Development EA W
WSB Project No. 1488-03
......
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Enclosed, please find responses to comments received as part of the EA W process for the Groveland
Development in Monticello, MN. Comments were received from the Wright Soil and Water
Conservation District (SWCD). A copy of the comments received is include for your information.
."
.....
Comment from the Wrhzht SWCD
....
Comment #1: I have reviewed the EA W for The Home Depot Retail Center and I have no
objections to the development. I do however have a suggestion for improvement.
.....
."
I would like to encourage the city and the developer to investigate opportunities for water
infiltration. As is common for this type of development, most of the site will be converted
from a pervious condition to an impervious condition, significantly reducing infiltration to
ground water. This site appears to have significant potential for incorporation of Low Impact
Development practices that would increase infiltration and reduce runoff from the site.
Examples include vegetated swales, rainwater gardens, infiltration areas, and permeable
pavement. Our office would be happy to work with anyone interested in these or other
techniques.
."
IF"
..
Response: The City of Monticello will take these suggestions into consideration during the
preliminary and final plat review process of this site. ...
..
.
This concludes the responses to comments generated by The Home Depot Retail Center EA W. If you
have questions, please contact Bret Weiss at (763)287-7190 or Jeff O'Neill at (763)295-2711.
.....-
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Jeff O'Neill, City of Monticello
Bret Weiss, WSB & Associates, Inc.
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F:\WPWIN\1488-03\021703comment. wpd
Minneapolis. Sl. Cloud. Equal Opportunity Employer
.
RESOLUTION 2003-_
RESOLUTION ISSUING A NEGATIVE DECLARATION OF NEED
WHEREAS, the preparation of The Home Depot EA Wand comments received on the EA W have
generated information adequate to detennine whether the proposed retail development has the
potential for significant environmental impacts; and
WHEREAS, the EA W has identified areas where the potential for significant environmental effects
exist, but appropriate measures have or will be incorporated into the project plan and/or permits to
reasonably mitigate these impacts; and
WHEREAS, The Home Depot Retail Development project is expected to comply with all the City of
Monticello and review agency standards; and
WHEREAS, based on the criteria established in Minnesota R. 4410.1700, the project does not have
the potential for significant environmental effects; and
WHEREAS, based on the Findings of Fact and Conclusions, the project does not have the potential
for significant environmental impacts.
NOW, THEREFORE, BE IT RESOLVED, the City of Monticello has determined that an
. Environmental Impact Statement is not required.
Adopted by the Monticello City Council this 24th day of February, 2003.
Mayor
ATTEST:
City Administrator
.
5~
F:\ WPWIM1488-0J\Resolution.doc
.
CITY OF MONTICELLO
In the matter of the
Decision on the Need for an
Environmental Impact
Statement (EIS) for The
Home Depot Retail Center
in Monticello, MN
FINDINGS OF FACT
AND CONCLUSIONS
The Home Depot proposes to construct a Home Depot Store in conjunction with other
retail enterprises on a 35.3 acre site located between County Road 117 and Cedar Street
in Monticello, Minnesota. Pursuant to Minnesota R. 4410.4300, subp. 14, the City of
Monticello has prepared an Environmental Assessment Worksheet (EA W) for this
proposed project. As to the need for an Environmental Impact Statement (EIS) on the
project and based on the record in this matter, including the EA Wand comments
received, the City of Monticello makes the following Findings of Fact and Conclusions:
FINDINGS OF FACT
1.
PROJECT DESCRIPTION
A. Project
The proposed project involves construction of The Home Depot and other
retail stores on 35.3 acres. The total proposed square footage of building area
is 341,296 ft2. It is also anticipated that some roadway improvements will be
undertaken in conjunction with the site development to accommodate
increased traffic in and around this area. Two ponding areas for stormwater
management are proposed as well as some open space for landscaping.
.
B. Project Site
The proposed project is located within a 35.3 acre area south of Chelsea Road
between Cedar Street and County Road 117 and south ofInterstate 94 in the
Monticello, MN, within the NWl/4 of Section 14, T121N, R25W. The site
currently contains 34.4 acres of cropland and 0.9 acres of a residence and
lawn. No wetlands or wooded areas are present within the site.
II. PROJECT HISTORY
A. The project was subject to the mandatory preparation of an EA Wunder
Minnesota R. 4410.4300 subp. 14.
B. An EA W was prepared for the proposed project and distributed to the
Environmental Quality Board (EQB) mailing list and other interested parties
on January 13,2003.
.
C. A public notice containing information about the availability of the EA W for
public review was published in the Monticello Times on January 16th, 2003.
5K
D. The EA W was noticed in the January 20,2003 EQB Monitor. The public
comment period ended February 19,2003. Comments were received from the
Wright Soil and Water Conservation District Copies of these letters are hereby
incorporated by reference. Responses to the comments are also incorporated
by reference.
.
III. CRITERIA FOR DETERMINING THE POTENTIAL FOR SIGNIFICANT
ENVIRONMENTAL EFFECTS.
Minnesota R. 4410.1700, subp. 1 states that "an EIS shall be ordered for projects
that have the potential for significant environmental affects." In deciding whether
a project has the potential for significant environmental affects, the City of
Monticello must consider the four factors set out in Minnesota R. 4410.1700,
subp. 7. With respect to each of these factors, the City finds as follows:
A. TYPE, EXTENT, AND REVERSIBILITY OF ENVIRONMENTAL
EFFECTS
The first factor that the City must consider is "type, extent and reversibility of
environmental effects", Minnesota R. 4410.1700, subp. 7.A. The City's
findings with respect to each of these issues are set forth below.
1. The type of environmental impacts and mitigation efforts anticipated
as part of this project include:
.
a. Increased Stormwater Runoff Rate, Volume and Runoff
Pollutants: This impact will be mitigated through the use of
treatment basins on site to remove pollutants and restrict the
runoff rate to 8 cfs from this site. The receiving ponds on-site
and downstream are designed to accommodate development
within this area.
b. Increased Water Use and Sanitary Sewer Flows: The
development proposes to use 35,000 gallons of water per day.
The City of Monticello has a new well designated for
construction 0.5 miles northeast of this site within the next 1 to
2 years. The City's Wastewater Treatment Facility has
adequate capacity to handle sewage volumes from this site.
However, improvements will be needed to increase wet well
capacity at the station to allow proper cycling of the pumps and
eliminate the opportunity of pump overflow.
c. Traffic Impacts: Immediate improvement to roadways
concurrent with development of this site will be needed to
accommodate increased traffic in this area.
.
.
2. The extent and reversibility of environmental impacts are consistent
with those of commercial development.
B. CUMULATIVE POTENTIAL EFFECTS OF RELATED OR
ANTICIPATED FUTURE PROJECTS
The second factor that the City must consider is the "cumulative potential
effects of related or anticipated future projects", Minnesota R. 4410.1700
subp.7.B. The City's findings with respect to this factor are set forth below.
1. The Home Depot Retail Development is consistent with the City's
zoning plan for this area which designates it as Highway Business.
No future projects are associated with this development. There is
residential and commercial development located west and north of the
proposed development. It is anticipated that the existing agricultural
area south of The Home Depot site will develop into commercial uses
in the future, although no specific plans have been outlined to date.
The area east of the development is zoned for light industrial.
.
The effects of these developments will be increased stormwater
runoff, increased water use, increased wastewater discharge, increased
traffic, and conversion of open space to developed space. Increased
stormwater will be addressed through on-site treatment and the use of
the regional ponds. The City of Monticello's new well will be
functioning within 1 to 2 years and will accommodate the water use in
the area. The City of Monticello's Wastewater Treatment Facility
will be able to accommodate this development, however,
improvements will be needed to increase the wet well capacity at the
station to allow proper cycling ofthe pumps and eliminate the
opportunity of pump overflow.
C. THE EXTENT TO WHICH ENVIRONMENTAL AFFECTS ARE SUBJECT
TO MITIGATION BY ONGOING PUBLIC REGULATORY AUTHORITY
1. The following permits or approvals will be required for the project:
Unit of Government
Federal:
EPA
Permit! Approval Required
.
Notification for
Underground Storage Tanks
(if gas station is built)
State:
MPCA
NPDES Permit
.
County:
Wright County
County Road Access
City/Local:
Monticello
Monticello
Plat Approval
Building Approval
2. The City finds that the potential environmental impacts of the project
are subject to mitigation by ongoing regulatory authorities such that
an EIS need not be prepared.
D. THE EXTENT TO WHICH ENVIRONMENTAL EFFECTS CAN BE
ANTICIPATED AND CONTROLLED AS A RESULT OF OTHER
ENVIRONMENTAL STUDIES UNDERTAKEN BY PUBLIC AGENCIES
OR THE PROJECT PROPOSER, OR OF EISs PREVIOUSLY PREPARED
ON SIMILAR PROJECTS.
The fourth factor that the City must consider is "the extent to which
environmental effects can be anticipated and controlled as a result of other
environmental studies undertaken by public agencies or the project proposer,
or ofEISs previously prepared on similar projects," Minnesota R. 4700.1700,
subp.7.D. The City's findings with respect to this factor are set forth below:
.
The environmental impacts of the proposed project have been anticipated in
the following plans prepared by the City:
1. City of Monticello Comprehensive Plan
2. City of Monticello Comprehensive Stormwater Management Plan
3. City of Montcello Transportation Plan
The City finds that the environmental effects of the project can be anticipated
and controlled as a result of the environmental review, planning, and
permitting processes.
CONCLUSIONS
The preparation of The Home Depot Retail Center EA Wand comments received on the
EA W has generated information adequate to determine whether the proposed facility has
the potential for significant environmental effects.
The EA W has identified areas where the potential for significant environmental effects
exist, but appropriate measures have or will be incorporated into the project plan and/or
.
.
permits to mitigate these effects. The Home Depot Retail Center is anticipated to comply
with all City of Monticello standards and review agency standards.
Based on the criteria established in Minnesota R. 4410.1700, the project does not have
the potential for significant environmental effects.
Based on the Findings of Fact and Conclusions, the project does not have the potential for
significant environmental impacts.
An Environmental Impact Statement is not required.
.
.
.
.
.
FEB-10-2003 11:16
WSB & ASSOCIATES
7635411700 P.01/01
02-10-03 04: 13PM FROM BFFALO CON OFFICE
PO I.
WRIGHT SOIL AND WATER CONSERVATION DISTRICT
30Ge Brighton Avenue
Buffalo, Mlnneaota 55313
Telephone (612) 682-1933
682-1970
Fax (612)682-0262
Febru81'Y 10. 2003
Jeff O'Neill, Deputy Administrator
City of Monticello
50S Walnut Street, Suite 1
~onticcl~o,~ 55362
Dear Mr. O'Neill:
I have reviewed the EA W fot The Home Depot Retail Center and I have no objections to the
development. I do however have a suggestion for improvement.
I would like to encourage the city and the developer to investigate opportunities for water
infiltration. As is common for this type of development. most of the site will be converted from
a pervious condition to an ilnpervious condition, sianificantly reducing infiltration to ground
water. This site appears to have significant potential for incorporation of Low Impact
Development practices that would increase infiltration and reduce runoff' from the site.
Examples inelude vegetated swales, rainwater gardens. infiltration areas, and permeable
pavement. Our office would be happy to work with anyone interested in these or other
techniques.
Thank you for tbe opportunity to comment and feel free to contact me if you have any questions
or concerns.
Sincerely.
~~
Colleen Allen
Resource CODM1'V8tionist
C//- ~ ,McFPa:tf-
W5B
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x. FEB.2l '2003 09:59 3202036089 MNDOT ST CLOUD
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District 3B
3725 12th Street North
st. Cloud. MN 56303-2130
Fax: (320) 203-6089
DATE: 2/'" lo~
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~~ Minnesota Department of Transportation
~EI;\, Transportation District 3
3725 121h Street North
1't>>~ St. Cloud. MN 56303-2130
Office Tel: 320/654-5134
Fax: 320/203-6089
February 19, 2003
Mr. Jeff O'Neill
Deputy Administrator - City of Monticello
505 Walnut Avenue
Montlcetlo, MN 55362-8822
RE: The Home Depot Environmental Assessment Worksheet (EAW)
Dear Mr. O'Neill:
.
The Minnesota Department of Transportation has reviewed the Environmental Assessment Worksheet
(EAW) for the Home Depot Development near TH 25 in Monticello and offers the following comments:
Section 21 Traffic ShOWS trip generation for the proposed development. Were linked trips considered in
the generation numbers? It is possible that some vehicles would stop at each of the three businesses
on a single trip to the development.
The traffic analysis shows a large volume of S8 TH 25 traffic turning left at Chelsea Road. Please
address the potential need for a lengthened left turn lane or dua/left turn lanes on 5B TH 25.
Vehicles are currently making the prohibited left-out movement from Dundas Road to 5B TH 25. The
city should install directional channelization on Dundas Road to prevent the left-out movement.
The document discusses a future signal at TH 25 and School Boulevard, but the traffic analysIs did not
indude this intersection. Please expand the traffic analysis to Include the intersection.
According to the traffic analysis. the intersection of Chelsea Road and Cedar Street will experience 460
left tums from NB cecrsr to we Chelsea during the peak hour. The document notes a two-way stop, a
four-way stop and a traffic signal at this intersection. Please specifically model this intersection to
document how the traffic will queue, and lhe potential impacts of the queue to TH 25.
The traffic analysis shows a LOS D at the junction of TH 25 and Chelsea Road when the development
reached full build-out. Please expand the analysis to show projected traffic levels five years after full
bulld-out.
This letter represents a review by the Baxter & St. Cloud Mn/OOT offices. Other concerns
raised by a wider Mn/OOT review may be forwarded to you under separate letter. Thank you for
the opportunity to comment on the project.
Sincerely,
(Jat( tit ~ D """",err f
Claudia Dumont
SenIor Transportation Pranner
.
cc: CS 8605
Jennifer Maxwell, The Home Depot. Greenberg Farrow Architecture (proposer)
Gary Dinam. Baxter
An equal opportunity employer
5~
.
.
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City Council Agenda - 02/24/03
51.
Order Public Hearin2 for the Construction of Cedar Street from Chelsea Road to
Kiellber2's East Park (City Project No. 2002-06C) and the Construction of Dundas
Road from Cedar Street to County Road 117 (WSB)
A. RI~FERENCE AND BACKGROUND:
With the pending commercial development projects proposed along Cedar Street, the
City Council authorized the construction and reconstruction of Cedar Street fronl Chelsea
Road to Kjellberg's East Park. In addition, Dundas Road from its current termination
just east of Cedar Street to County Road 117 is also planned for construction. The
construction of this segment of Cedar Street to School I30ulevard will provide a critical
link in the frontage road on the east side of Trunk Highway 25. Portions of this project
have been petitioned for by the proposed developers while other areas are anticipated to
be assessed to the benefitting property owners. I n order to complete the assessments for
this project and to sell bonds to finance the construction, it is required to have the City
Council conduct a public hearing. We arc requesting to hold the public hearing fix these
projects on March 10, 2003 at the regular City Council meeting.
B. AL TEI{NA TIVE ACTIONS:
1.
Order the public hearing lor the Cedar Street and Dundas Road street construction
projects for March 10,2003.
2. Order the public hearing for the Cedar Street and Dundas Road street construction
projects for a date to be named by the City Council.
3. Do not order a public hearing at this time.
C. STAFF RECOMMENDATION:
It is the recommendation of the City Engineer that the Council authorize the public
hearing f(Jr March 10, 2003 so these projects can stay on schedule.
D. SUPPORTING DATA:
None
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.
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B.
City Council Agenda - 02/24/03
5.1.
Accept Feasibility Report and Order Plans and Specs for Groveland 4th Addition
(City Proiect No. 2002-09C). (WSH)
A. REFERENCE AND BACKGROUND:
Included in your packet is a copy of the Feasibility Report lor construction of streets and
utilities for the above-referenced subdivision. This is the fourth and final plat for the
Grovcland Addition and consists of 82 residential lots and two cOlllmercial properties.
The plat is somewhat different than what was originally proposed due to the request from
the City to provide a connection from Groveland 41h Addition to Prairie Ponds and
ultimately School Boulevard in the southeast corner of the site. This revision resulted in
the creation of two commercial lots located in the southeast corner and removed the
proposed street access to the Remmele site that was originally proposed. This project
includes a temporary cul-de-sac in the southwest corner of the site that will be removed
once School Boulevard is extended to that location. All of the proposed costs identified
in the feasibility Report will be funded by the developer, with the exception of the City
contribution for the trunk storm sewer outlet pipes.
The developer originally had proposed to follow the public bidding process and provided
a deposit lor completion of the Feasibility Report and plans and specifications or this
project. Due to their recent desire to start construction of the streets and utilities earlier
than would be allowed with a public bid project. he has requested that the design be
completed by the City but be constructed by his contractor. The contractor he has
selected is the same contractor who has completed all of the work in this developtllent
previously and is one that is acceptable to City Staff. All of the appropriate financial
issues would be addressed in the Developer's Agreement.
ALTERNATIVE ACTIONS:
1. Accept Feasibil ity Report and order the preparation of the plans and
specifications.
2. Accept Feasibility Report; do not order the plans and specifications.
3. Do not accept Feasibility Report.
C. STAFF RECOMMI~NDATION:
D.
It is the recommendation of the City Engineer that the City aceeptthe Feasibility Report
and order the preparation of plans and specifications as outlined under alternative number
1.
SUPPORTING DATA:
Feasibility Report
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A.
City Council Agenda - 02/24/03
Accept Feasibility Report for the Wild Meadow Sanitary Sewer and Watermain
Study (City Proiect No. 2002-04P). (WSB)
REFERENCE AND BACKGROUND:
Attached is a copy of the feasibility Report for the above~refereneed project. This study
was authorized to address issues related to the proposed development of the Bruggeman
Homes Wild Meadow development located in the northeast quadrant of the City of
Monticello. The study was necessary to determine if sanitary sewer capacity was
available and what modifications to the watermain system would be necessary to
accommodate the anticipated water use and fire flow capability. The report identifies
that the development is viable with modifications to the sanitary sewer and watermain
systems to accommodate capacity and fire flow issues. These modifications include the
extension of a watermain loop from the Meadow Oaks development to this area. This
connection is necessary to provide enhanced fire protection to this area, with or without
the proposed development. The sanitary sewer analysis assumed the construction of a lift:
station that would discharge to Gillard A venue. future improvements to downstream
systems will be necessary as the development proceeds. A separate analysis is being
completed to determine if a gravity solution can be determined. The presentation of the
report will be provided at the meeting. No action is required other than accepting the
Feasibility Report at this time. Upon development of this site and approval of the
development, a schedule will need to be identified for the necessary improvements.
B.
ALTERNATIVE ACTIONS:
1. ^ccept the Feasibility Report.
2. Do not accept the Feasibility Report.
C. ST AFF RECOMMENDATION:
It is the recommendation of the City Engineer that the Report be accepted as presented.
The City Staff will need to continue to monitor the development to determine when the
recommended improvements are necessary to be completed.
D. SUPPORTING DATA:
Feasibility Report
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.
8. Financial and usa~e presentation for Community Center 2002 (KB)
A. REFERENCE AND BACKGROUND:
The financial statements for the City of Monticello are as yet unaudited, however, the Advisory Board felt
that an overview of the 2002 Community Center operations would be of interest to the City Council.
I thought it might be appropriate to go through the services provided by the Community Center. For
example, the facility usage figures, that would include specific areas such as the Wheel Parks, our classes
and activities, Banquet Hall, Party Room, Walking Track, etc. I'm anxious to show you in this
presentation how the facility is being used and enjoyed by a lot of people in a lot of different ways. I am
open to any questions you might have and hopefully I'll be prepared for them!
B. ALTERNATIVE ACTIONS:
N/A
C. STAFF RECOMMENDATIONS:
N/A
. D.
1.
2.
SUPPORTING DATA:
Daily use summary 2002 broken out by month and area
Memberships sold in 2002 by 2002
.
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City Council Agenda - 2/24/03
9. Consideration of a reQuest for a Development Sta2c PUD. Preliminary Plat. and
Rczoninl! to R-IA and R-2 for Spirit Hills. Apolicant: Maplewood Development.
(NAC)
REFERi':NCE AND BACKGROUND
The Planning Commission revicwed the plan and rccommended approval subject to
conditions notcd in the draft mceting minutes. In addition. thc Parks Commission
has reviewed and supports the park and trail plan for thc area.
Maplewood Development is requesting approval of zoning and subdivision applications
to create Spirit Hills, a development consisting of 50 single family lots and 100 attached
multiple family units on two parcels ofland along Fenning Avenue NE. The single
family portion of the project would be zoned R-l A, and is located south of the Monte
Club, and abuts the Wildwood Ridge Development to the east. This proposal also abuts
the proposed Hillside farms single family plat (also on this Council Agenda) on the
south. The multiple family portion of the project is located at the southeast corner of
Fenning and County Ilighway 18, consisting of 13 buildings. Two buildings contain six
units, and 11 buildings contain eight units. This project received a recommendation of
approval from the Planning Commission, with several conditions relating to site layout
and engineering requirements.
Single Familv Develorment
The applicants have revised their plans in an effort to address some of these concerns. On
the single family portion, statT review indicates that only the following issues appear to
remam:
j 1.
.
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Access street alignment (1). The street which provides access to the project from
Fenning Avenue should be straightened. While much of the project relies on
curving streets to affect views and sight lines, this short section of street would
not appear to benefit from the curve shown on the plans, and would be safer with
a straight alignment.
Access street alignment (2). The street which provides access between this
project and Wildwood Ridge in the northeast corner of the site needs to be aligned
to match Wildwood Boulevard. The current design appears to create a mismatch
of the street centerlines, although the existing Wildwood Boulevard is not shown
on the drawings. It would appear that the design needs to angle more to the
northeast to match the existing street design.
J
The applicant is proposing islands within cornered half cul-de-sacs in the
northwest and southeast portions of the pIal. The right-or-way provided is
"
.),
City COllnci I Agenda - 2/24/03
.
adequate, however, the radius of the outside curb line needs to he increased by 5
feet, along with an increase in the radius of the island to provide for better snow
, tf~ plow turning movements. With these changes, the design would meet the
J \^ pII!( minimum recommendations of City staff.
G ~~ Sidewalk connections. In the northeast corner of the plat. the sidewalk should be
\~y <1" extended m Wildwood Boulevard to WIldwood Way.
\] .~ 5. Pathway connection. In the northeast corner of Outlet B, the applicant will need
~ to provide a triangular pathway easement to provide access from a pathway that
leads from Wildwood Ridge to the City's Water Tower park area.
n{; 6.
Grading. The City Engineer is still reviewing grading plans in more detail.
however, the plans have been drawn to address a number of the concerns noted in
previous proposals.
Townhouse Development
.
Several issues remain in this portion of the project. Staff has previously stated its concern
over the back to back arrangement of these structures, resulting in the need to create a
very large, flat grading pad out of a steeply sloped site. If the City Council believes that
the project should proceed with this design, the fc)llowing conditions should be
considered as additional changes to the proposed plans:
1. Garbage/Service vehicle access. Many of the driveways serving the individual
units are dead-end stub roads, making service access a problem. The applicant
has suggested that the residents would be required to wheel indi vidual garbage
containers out to the nearest through street fiJr automated pick up. No details have
been provided that would account for this arrangement. Sta1T would suggest
either community garbage containers with appropriate screening, or turn-around
access at the end of each of the dead-end driveways.
2. Private drive width. The through-street private drives are shown as 28 feet wide,
back of curb to back of curb. StaIT has recommended 28 feet, measured fllCe to
face.
3. Private drive alignment. The private driveways serving buildings 4 through 7 in
the northeast corner of the site should be aligned to avoid the onset design from
east to west as currently shown.
4.
Pathway along County 18. The plans show a pathway along the north side of the
project within the County Highway 18 right of way. The City had previously
acquired an easement outside of the right of way to accommodate this pathway,
.
2
City COLlnci I Agenda - 2/24/03
.
which is already graded. Wright County will not permit the pathway within the
right of way. The site needs to be redesigned to accommodate the pathway within
the casement, and to move the driveways and retaining walls away from the
pathway to meet engineering approval.
5. Pathway to south. The pathway from the south needs to tcrminate at the public
street near the corner of the street, rather than along the mid-point of the street as
proposed. The proposed design is a result of the significant grading necessary to
accommodate the unit and building designs.
6. Visitor parking. The plans need to show at least one parking stall per three units
to provide for overflow guest parking, scattered throughout the project, a total of
34 spaces. Just 28 such spaces are shown on the plan, with one of those extending
into the County Highway 18 right of way. The plans should be revised
accordingl y.
7.
General comments. Staff's concerns with the portion of the proposal relate to
exposure of the interior units (no rear windows or private open space as in a row-
style townhouse), exceptional amounts of grading to accommodate the project
(retaining walls of up to 16 feet arc shown, with many of 10 feet high or more),
and the high degree of pavement and driveways necessary to accommodate these
buildings on this site.
.
In staff's opinion, the neighborhood may not be a pleasant place to live,
particularly during wintcr months when sun light is low, and the high retaining
walls bloek sun access to the south, or during summer when the sun is high, but
the great amounts of paving limit most units' views of green space. The
applicants argue that the two areas of open space in the design (the pond at the
northwest corner, and the hill on the southeast corner, result in a relatively high
overall amount of green space in the project. While this may be true in aggregate,
few units (and especially the interior units in these buildings) will have any view
of these open spaces.
Under the R-2 standards, townhomes are allowed but are defined as having access
to front and rear. In this case a PUD is employed to allow a non-townhome style
building. I Icre there arc X unit structures with interior units having windows on
one side which is akin to apartment style housing.
The Planning Commission support stemmed from their appreciation of the architectural
design and landscaping. To the Planning Commission, the architecture and landscaping
qualified this as a superior project.
.
3
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City Council Agenda - 2/24/03
ALTERNATIVE ACTIONS
Decision 1:
Planning Commission recommends alternative #1 below.
Motion to approve the rezoning to R-I A and R-2 to acconunodate the proposal of
Maplewood Development for Spirit Hills, based on a finding that the rezonings
will meet the intent and direction of the Comprehensive Plan.
2. Motion to deny the rezonings. based on findings that the land uses as designed arc
not consistent with the intent of the Comprehensive Plan.
Decision 2:
Plannin~ Commission recommends alternative #1 below.
Motion to approve the Preliminary Plat for Spirit Hills. based on a finding that the
plat meets the requirements of the Monticello Suhdivision and Zoning
Ordinances.
Motion to deny the Preliminary Plat for Spirit Ilills. based on a finding that the
plat does not comply with the requirements of the City's Comprehensive Plan.
Decision 3:
Planning Commission recommends alternative #1 below.
1.
Motion to approve the Concept Development Stage PUD for Spirit Hills, based on
a finding that the PUD proposals meet the intent of the Comprehensive Plan and
the requirements for PUD approval of the City's Zoning Ordinance. The design
of the pun results in a project that is superior to that which would have otherwise
been developed via the standard process.
Approval is contingent on coincidental development of both the townhouse and
R-I A areas. and contingent on applicable conditions noted in the Planning
Commission approval of 2/04/03.
2. Motion to deny the Concept Development Stage PUD for Spirit Hills, based on a
finding that the PUD proposals do not Ineet the requirements for pun approval
according to the Zoning Ordinance.
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4
City Council Agenda - 2/24/03
.
STAFF RECOMMENDATION
Staff believes that the general land use pattern proposed by the applicants is eonsistent
with the overall low-density residential pattern called for in this area by the
Comprehensive Plan. As such, the rezonings to R-I A and R-2 are considered to bc
appropriate. As noted in the discussion above, the R-I A pOliion of the proposal is very
close to meeting the requirements of the zoning and subdivision ordinanees, and staff
believes that plat approval for the single J~tmily arca would be proper with the conditions
noted above, as well as final engineering review.
PUD approval (as well as Preliminary Plat approval) for the north scction containing the
townhouses eontinues to be a concern Jor staff. As noted in the discussion above, there
are a number of issues relating to development details in the plans. However, the greater
issue is whether this project would meet the City's requirements for PUD approval. For
Planned Unit Development, the applicant is required to show that the project design
results in a neighborhood that is substantively superior to a project that utilizes the
straight zoning criteria. In this project, the applicant benefits by relying heavily on access
to units from private streets. Such a design results in the ability to develop the site to a
much higher density than if each unit had direct public street access and frontage.
.
A design incorporating private street access can be acceptable under a PUD arrangement,
provided that the City can find that the other all1enities to the project result, on balance, to
a superior neighborhood. Staff believes that this threshold has not been met. The unit
style proposed by the developer creates extensive cuts and fills into the existing slopes,
resulting in retaining walls throughout the site - several over 10 feet in height. An
example of the impact of this design is in Building 3, Block I. A retaining wall of 11 to
13 Jeet in height abuts the south and east side of this building. The southeast corner unit
would sit within about 15 of this wall on the south, and about 45 feet of this wall on the
cast (with a view across the driveway and private street. Virtually all of the south and
cast edge of this project is subject to a similar exposure. Whi Ie the buildings have been
placed to meet the City's minimum separation, minimum is not the standard in a PUD
proj ect.
While the applicant has argued that they had been led to believe that this layout was
acceptable, staff had cautioned the developer several months ago that the unit style was a
potential concern, and sketch plan reviews were always subject to review of how the units
would actually lie on the landscape. The subsequent drawings have demonstrated what
staff had been concerned about - high Icvels of impervious surface, low levels of private
open spacc, or views of public open space, and dramatic impacts on thc grading and thc
nced for retaining wall construction.
.
In addition, bctween the original plan submittal and Planning Commission review, the
Fire Department met with City staJT to review design concerns which wcre then
5
City Council Agenda - 2/24/03
.
incorporated into staff comments.
In summary. stalTrespeets the Planning Commission's recommendation to approve but
has reservations regarding the north area townhouse project. If approval is given. we
would recommend that the conditions mentioned in this report, in addition to more detail
engineering review, be incorporated into the resolution.
SUPPORTING DATA
Latest plan submittals
Draft meeting minutes from Planning Commission meeting on 2/04/03
Building facade
Site layout showing paved & green spaces
Information from previolls Planning Commission review
.
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CONDITIOi\S OF PRELnIl~ARY PLAT .-\:\D DEVELOP\lENT STAGE peD
APPROVAL
Genera!:
1.
Approval is subject to final annexation and rezoning.
2.
A final plat must be submitted and approved.
3.
Grading plans are subject to review and approval by the City Engineer.
4.
Utility plans are subject to revie'v\' and approval by the City Engineer.
5.
The overall City land use plan calls for IO\\" density development in this area. The hi!.!her
density of the townhome area is balanced by the large lots of the single family area.
Therefore. final plat approval for the to\vnhome area must occur at the same time as final
plat approval for the single family area.
6. Comments from other City staff.
Sil1!!/i.: FOl17i!l' Areo:
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X 11.
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7. The developer shall cooperate \,'ith public works staff and the City engineer to develop
additional amenities \\ith the street system. sllch as landscaped islands \vithin half cul-de-
sacs.
Trail easements to the east and southeast must be dedicated. - 0.... 4"'
A sidewalk must be provided on one side of all streets.
_ ,). o't .JI
The landscape plan must be revised so that all overstory trees are at least 2.5" caliper. - V<l!J"'~
The landscape plan must be revised to include closely-spaced native trees and shrubs in
very. visible locations. such as block comers. rB D
Storm water management issues must be resolved and are subject to review and approval
by the City Engineer. 78.0
A restoration plan for temporary sedimentation basins is required and is subject to City
Engineer review and appro\'al. 7/3 t:J
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A setback of at least 25 feet must be maintained from all pri"ate drives.
IS,
All private dri,'es must be at least 24 feet "ide. and Street E must be 32 feet wide from
face to face. C--r/.'.,
16.
Private drives must be designed for vehicle turnaround. c.-I' /,'. s
17.
The Planning Commission should consider requiring elimination of the private drive
between the building on the west side of Street E at the north end of the site.
18.
The Planning Commission should consider requiring the building on the north side of
Street E that is closest to Fenning Ave. NE to be a rov...-style building. rather than back-
to-back. to address setback and alignment issues ",,'ith the pri,'ate drive on the west side of
the building. 11. f P.,,-..#
19.
The Planning Commission should consider requiring middle units to share access to the
street to reduce the number of curb cuts and the amount of pa,'ing.
20.
At least one ,'isitor parking stall per three units must be provided. (0...../ I"~ ~
.
21.
Floor plans must be submitted showing that the units comply with floor area minimums, 78 t>
-
..,..,
Elevations must be submitted with e:\terior building materials noted. The de\-e!oper is
required to ho"e building materials and elevation drawings approved by the Planning
Commission before a building permit is issued.
The landscape plan must be revised so that all overstory trees are at least 2.5" caliper. "J.,......,
The landscape plan must be revised to include landscaping around the pond in the
nortl1\vest corner of the development. D..-...t
A typical unit landscape plan must be submitted. and maintenance of the perennial flower
beds must be addressed in association documents. 76'/:1
A final plan must be submitted and approved in accordance with Chapter 20. Section 20-
4[0] of the Zoning Ordin:mce requires the applicant to submit a final plan with the City
Administrator within six months of development stage approval.
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A setback of at least 25 feet must be maimain~d li'om all pri\-ate drins_
] 5.
AJI private dri\'es must be at least 24 feet \\ide. and Street E must be 31 feet \-vide from
face to face. C ~-r /". =-
]6.
Private drives must be designed for vehicle turnaround. Cr_/ /, '" S
] 7.
The Planning Commission should consider requiring elimination of the private drive
between the building on the \-vest side of Street E at the north end of the site.
18.
The Plnnning Commission should consider requiring the building on the north side of
Street E that is closest to Fenning AVe. NE to be a rov,--style building. rather than buck-
to-back. to address setback and alignment issues v,,'ith the private drive on the \'i'est side of
the building. Ad ~o..-..4
] 9.
The Planning Commission should consider requiring middle units to share access to the
street to reduce the number of curb cuts and the amount of pa\'ing.
At lenst one \-isitor purking stall per three units must be pro\-ided. (e....1 1.-, ~
Floor plans must be submitted showing that the units comply \\'ith tloor area minimums. 7B D
-
Elcv:.ltions must be submitted with exterior building materials noted. The de\"C:loper is
required to h;Jve building materials and ele\'ation drawings approved by the Planning
Commission before a building permit is issued.
The bndscape pIan must be revised so that all overstory trees are at least 2.5" caliper. ;J~~
The landscape plan must be revised to include bndscaping around the pond in the
northwest corner of the development. D--...L
A typical unit landscape plan must be submitted. and maintenance of the perennial flower
beds must be addressed in associntion documents. 78.0
A final plan must be submitted and approved in accordance with Chapter 20. Section 20-
4[DJ of the Zoning Ordinnnce requires the applicant to submit a final plan with the City
Administrator within six months of development stage npproval.
7
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Planning Commission Minutes - 02/04/03
7.
Public Hearing - Consideration of a request fl1f rezoning horn An to R-l A and R-2; and
consideration of development stage pun and preliminary plat approval for Spirit Hills
residential development. Applicant: Mal1lewood Development & Construction, Inc.
Steve Grittman, City Planner, provided the staff report summarizing the applicant's request
for rezoning and development stage PUD/preliminary plat approval. Griuman pointed out
concerns that stall continues to have such as the requirement for higher amenities in
accordance with PUO standards. GriumaJ1 provided the original list of conditions as well as
additional issues by staff. Grittman stated the one of the primary issues was a concern by
the Fire Department recommending that drives be connected to provide for a more
continuous loop to get vehicles in and around the units. Griuman advised that if the
Planning Commission wished to approve the applicant's request, it should be contingent on
compliance with original conditions, as well as any new concerns stated at this public
heari ng.
Chair Frie opened the public hearing. Dick Van Allen, 6448 River MilI Drive, stated his
concerns were with location of units in regard to berming and ponding. He also stated a
request from the church next to this sitc, for additional parking which might impact this
proposal. Van Allen stated there could bc an additional 100 spaces added to the church sitc,
as well as a possible future addition to the church. Van Allen stated he is concerned with the
number of units backing up to each other with no access, the 25 foot minimum setbacks in
some of the areas, and added that this area was previously zoned R -I.
Mario Coccherella, Maplewood Development Co., stated that since the time they went
before the Planning Commission at their last meeting, he was very taken aback by the stall
report and felt an.er reading the report it looked as if they had never spoken to staff in the
past. lie advised that this project dates back to 200 I, noting at least 4 separate meetings, and
that the plan in front of them tonight was the one that staff had given their approval on, and
therefore they proceeded. lie addressed comments regarding elevations in that they
resembled apartment units, which he felt was not so. Again he stated he felt they had staJI
approval and is now hesitant to proceed to the City Council with this type of report. He
stated that they had previously talked about the plan preserving open space, noting other
amenities they had added. Frie asked him about his resistance to changing the unit style
implicating that somewhere along the line they had been asked to do this, and this should
come as no surprise to them. Coccherella stated they had provided 4 separate concepts and
what was provided in October had not changed. O'Neill added that in concept they did not
show the housing types or elevations. Also, the Planning Commission reviewed a previous
sketch plan and did not include house style or impact ofthc hill, noting that approval to
movc forward was based on thc assumption that housing stylcs would be different. O'Neill
did concur with Coccherella that the housing styles were presented without a full grading
plan showing how the hillside would be impacted or how the housing units would work with
the grade. O'Neill advised that they did not have complete information at that time to give
full approval.
-9-
~
Planning COlllmission Minutes - 02/04/03
.
Coccherel\a stated he wants to work with staff, but if this is not something that they feel is
worth the site amenities that they have provided, then provide them with what they would
like to see and give them direction. He also added that in this area of the City where they are
attempting to put in up-scale housing, they must look at the homes currently there and the
fact that they are dated. He felt there needed to be a smoother transition. He also pointed
out the 2 towers and a gas line to work around. Frie asked if for the townhomes they are still
looking at the upper $200,000 and Coccherella stated upper $100,000. Frie stated he
recalled previously that they had stated $225,000+. Frie also advised that this area was
designated to be upscale and the townhouses and single family units are being reviewed
together, although it appears the townhomes are the ones in dispute. It was questioned if the
request could be individual and moving forward with the single family units, having the
applicant come back to staff with the townhome concept. frie further noted that only 9
items are in compliance out of the initial 26, but Coccherella stated he felt that a majority of
them had to do with engineering and would be dealt with as they proceed. Coccherella
questioned also the new issues with the Fire Department, stating they were not going to
design a site for tire trucks, but would meet the requirements.
hie asked Coccherella to address a concern from the previous meeting by a resident across
the street from the site regarding entrances and he stated that they have moved the entrance
into the site away from the resident across the street.
.
There was further discussion regarding a concern by other residents regarding the number of
units, and Grittman advised that staff looks at the overall site and land use in regard to
density, noting there were trade otIs with the R-l single family large lots. He also noted at
that time they were working with annexation issues as well and what would be appropriate
on this site, as well as how would the townhouses fit in. The number of townhome units
already in the City was discussed again and Grittman stated that the market determines this,
and townhomes are very popular in the market at this time. He also advised that combining
the two phases and averaging them makes the density work out.
Carlson noted that he recalled the consensus of the Planning Commission at the last meeting
was for the applicant to move ahead and he was also surprised with the staffreport. He felt
this style of home is popular at this time and staff needs to look at density, streets, and
grading issues. His perception from the last meeting is that they looked at the same
diagrams and gave direction to proceed.
.
Dragsten concurred with Carlson and felt it was a good project. Jerry Lazar, Design Forum,
noted that this type of housing is being built all over. He added that the interior units can be
less desirable than the ends units, but what they have tried to do with interior units in order
to improve visibility, is to put in a 2 story with a loft, adding a dormer and a bank of
windows above so the lighting conditions would be highly improved. A front court yard is
also not difficult. Lazar added that this is a difficult site as there is an SO ft. drop and added
that they would not build these units for the City or themselves if they did not feci they
-10-
or
Planning Commission Minutes - 02/04/03
.
would sell. Coccherella added that regarding the church, Jon Bogart, surveyor, had
approached him as well. lie asked also that they look again at the current homes across the
street and if they would be as well maintained as his townhomes would with an association.
Hilgart agreed that the project looks nice and felt the price range is adequate as well.
It was further advised that the median would be landscaped and drawings will be provided.
It was noted that these would be maintained by a smaller association in the single family
development. Carlson asked staff and Grittman what the main issues were and Grittman
stated that it is the mass of the buildings. He added that they find the buildings to be
attractive and it has nothing to do with architecture. Grittman also added that he is not
accustomed to coming to a meeting recommending denial either, but that they had discussed
this previously with the developer.
It was advised that drawings had been submitted regarding conditions 3 and 22 in the staff
report. Smith again questioned the $225,000 price range now being $189,900. (hittman
stated that was an issue at the last meeting as well and he concurs with Cocccherella. They
then discussed square f(Jotages and it was noted that the units would be approx. 1400 to 1600
sq. ft. with interior units at approx. 1300 sq. ft.
.
Fred Patch, Building Official. questioned the developer regarding IBC and UBC standards,
as well as the request for the 8 plexes to be sprinklered.
A MOTION WAS MADE BY ROD DRAGSTEN TO RECOMMEND APPROV AL OF
THE PRELIMINARY PLAT AND DEVELOPMENT STAGE PUD FOR SPIRIT IIILLS,
CONTINGENT ON TIlE APPLICANT'S COMPLIANCE WITH THE CONDITIONS
LISTED IN EXHIBIT Z FROM TIlE ORIGINAL REPORT OF 1/7/03, AND
CONDITIONS OF THIS REPOR"L AS WELL AS COMPLIANCE WITH IBC
STANDARDS AND INCLUSION OF FIRE SPRINKLER SYSTEMS IN THE 8 PLEXES.
ROBBIE SMITH SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
.
-11-
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Schoell & Madson, Inc.
Engineering · Surveying · Planning
Soil Testing · Environmental Services
www.schoellmadson.com
February 19, 2003
City of Monticello
Community Development
c/o Ms. Lori Kraemer
505 Walnut Avenue, Suite 1
Monticello, MN 55362-8822
Subject:
Spirit Hills
Ladies and Gentlemen:
Enclosed are revised preliminary plans for the proposed Spirit Hills development. In
general, the plan revisions address the review comments provided by Jeff O'Neill and Bret
Weiss at our February 12th meeting. We understand these plans will be the basis of the
project staff report for the February 24th City Council meeting.
. Following are descriptions of the major changes:
Sinqle Family Area - South
1. The cul-de-sacs in the northwest and southeast corners are enlarged.
2. Outlots for trail are added in the southeast corner and north central area.
3. The median in the entrance from Fenning Avenue is removed.
4. The street alignment of the connection to Wildwood Ridge is revised.
5. Lot lines are shifted to accommodate the above changes.
6. The proposed sidewalks and trails are added.
7. The 3 to 1 slopes are replaced with 4 to 1 slopes
Townhome Area - North
1.
The site plan was modified to show looping of the private streets at three locations
and to widen the looped private streets from 24 to 28 feet.
The above change requires changing two buildings from eight unit to six unit
buildings. This reduces the number of units from 104 to 100. This also requires
rotating the building in the southwest corner.
The proposed sidewalk and trails are added.
The proposed storm sewer is revised to accommodate off-site drainage from the
church and the area south of the project.
2.
3.
4.
.
Affirmative Action Equal Opportunity Employer
F:\CAROLEJ\word\ken03\Monticello, City of.219.doc
10580 Wayzata Boulevard, Suite 1 · Minneapolis, MN 55305~1525
Office (852) 546-7601 · Fax (852) 546-8065
q
.
.
.
Schoell & Madson, Inc.
City of Monticello
Page 2
February 19, 2003
Following are responses to staff comments that are not specifically addressed by the plan
revisions:
1. The preliminary utility plans have not yet been revised. These will be revised to
address staff comments and submitted prior to Council Meeting.
2. Some 3 to 1 slopes are shown adjacent to the pond and at the hill in the southeast
corner of the townhome site. These will be reseeded with grass and plantings which
will not require mowing.
3. Turnarounds are not provided in the short dead-end private driveways. The
town homes will have fire protection sprinkling systems. For garbage service, the
intent is to have waste containers placed at the curb line of looped streets for pickup,
so no turnaround is necessary.
We believe we have addressed the majority of the staff comments and recommendations.
If some are not covered, we proposed to address them with the final plat and construction
plan preparation and review.
Very truly yours,
SCHOELL & MADSON, INC.
Kenneth Adolf
KEA/cj
enc.
cc:
Steve Grittman
Bret Weiss
Maplewood Development
F:\CAROLEJ\word\ken03\Monticello, City of.219.doc
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Council Agenda - 2/24/03
Consideration of oroposal by Monticello Youth lIockev and Soccer Associations to acquire
the City property for facilitv construction. (R W)
REFERKNCE AND BACKGROUND: I "
. " C .q ~ ~ ~hl h w-. ~ ~~-t-, } ., .
Assumll1g that the Counct! approvcs the comhtJOnaluse permit for constructIOn of a Ice arena and
soccer dome under the consent agenda, the Monticello Youth Hockey Association along with the
Monticello Soccer Association is requesting direction from the City Council on terms and conditions
to acquire some or all of the 16+ acre parcel ofland known as Outlot A of Country Cluh Manor.
According to the Pointe Group, the development team that was hired by the associations to get the
f~lcility built, a commitment from the City Council is necessary to know how much land and at what
cost the land would he in order for them to complete their financing package.
As a little hackground, members of the youth hockey association approached the Council last year
asking if the City would he willing to donate enough land so they could build an ice arena in
Monticello. Because the City had a 16+ acre parcel in Country Club Manor that had sat vacant for
a number of years. the hockey group inquired as to whether this property would he available. One
good feature of the property was that it would allow sufficient area to meet their immediate demands
for a hockey rink (3-4 acres) and also could allow the City the ahi lity to set aside some additional
land adjacent to their new facility for a second sheet of ice down the road. The general consensus
of the Council was that there appeared to be a willingness to contrihute enough land to build a
facility if the hockey association could come up with the rest of the financing for the project.
Later on the hockey association joined forces with the soccer association and came to the Council
proposing to build a dual f~lCility, one a domed building for soccer and a separatc ice arena with a
common entrance area. The initial sketch plan indicated they would need 6-9 acres for a comhined
hlcility and they questioned whether the City would still give them the land to do so. At the time the
dual use was brought to the Council's attention, the financing proposal the associations had heen
considering was to use private financing and construction whereby the building would actually be
privately owned by Silver Creek Development or another arm ofVeit Companies of Rogers. With
the project privately owned and leased to the hockey and soccer associations, the property would
become taxable as any other commercial property. The hockey association requested that they be
ahle to obtain all of the 16+ acre parcel so that Veit could spin off the remaining 6-8 acres as a
separate cornmercial development for such things as hotels, restaurants or other retail businesses.
This was the requirement of Mr. Veit, that he receive the balance of the property at no cost and in
turn he would build the facility.
It was the general Counci I consensus at that time that if the arena, soccer dome and all the other
property was paying real estate taxes, the City would contribute the entire sixteen acre parcel.
There would be no waiver of building permit or other hookup fees, and the City would attempt to
gel its money back from the land through property taxes in the future. Since that time,
representatives of the hockey association or the Pointe Group, the developer of the project have
.
Council Agenda - 2/24/03
indicated that the project would not he feasible if they had to pay property taxes in excess of
$100,000 per year. As a result, they still felt they needed all of the property at no cost to them so
they could sell off part of it to use as additional equity, but they would not be able to pay property
taxes. This is a change from their last proposal approved hy the Council.
The Pointe Group representatives have met with the City a number of times to go over their financial
plan and they feel that the project will not he financially feasible unless they not only receive the 9.2
acres of land needed for the actual facility but also get the remnant 7 acres that they can sell
separately for commercial development. As a result, the hockey and soccer groups arc proposing
the f()llowing for Council consideration:
1. The City will give the 17 acre parcel of land to the Monticello Youth llockey
Association and Monticello Soccer Club at a cost of $250,000.
2. Approximately 9.22 acres of the 17 acres of land will be used hy a 501C3
non~profit, tax exempt facility. The land will be used as an athletic complex. The
plan for the facility will include a multipurpose. soccer dome and an ice arena, which
has been approved by Planning and Zoning.
. ...,
-) .
4.
5.
The acres of residual land will become taxable when no longer owned by the youth
associations.
Payment of $250,000 will be contingent on the sale of the residual land.
The land will be turned over to the associations upon completion of financing.
As you can see, this proposal is difTcrent that what was approved by the Council a numher of
months ago in that although they are offering $250,000 for the property. none of the recreational
f~lcility would be taxahle. The result is the City will not get the $100,000 a year in property taxes it
had assumed it would receive when it originally agreed to donate the entire seventeen acre parcel.
The $250.000 amount being proposed hy the hockey group is somewhat related to the initial the
cost the City had in acquiring the property to begin with. In 1978. the City assessed the property
$280,000 for street and utility improvements that were never paid. This was the cost 24 years ago
that the City had invested in the parcel. I helieve the hockey association is attempting to relate their
offer for compensation to the amount of original investment incurred hy the City.
.
Although I assume there will he much discussion hy the Council Monday night regarding this
potential land transaction, the issue will really come down to how much of a contrihution does the
City want to make to these organizations to see a hockey and soccer dome heing built. Ifwe were
to assume that the land value for the sixteen acres along 1-94 was $2/sq. ft., this would place the
total market value at over $1,375,000. Recognizing that land values have skyrocketed in
Monticello. with the City most recently purchasing from Marquette Bank the vacant lot for over
2
.
Council Agenda - 2/24/03
Monticello, with the City most recently purchasing from Marquette Bank the vacant lot for over
$5/sq. ft., it would be reasonable to assume that just donating the 9.2 acres needed for the actual
arena and soccer dome would be a contribution of almost $XOOJlOO or more in todays value.
Whether selling the remaining seven plus acres for $250,000 is reasonable, is a question the Council
wi II have to determine.
Although there may be many more alternatives, three options the Council could consider are:
1. Figure out a way to contribute only the land necessary for the actual facility (9.2
acres) and keep the balance of the property for resale by the City at a later date.
This would still be a contribution in excess of $750,000 in todays value.
2. The Council may want to only contribute the 9.2 acres and still require a payment of
$250.000 or some other amount with the City continuing to keep the remaining
seven plus acres for future sale. Even at a cost of $250,000, the 9.2 acres would be
sold at less than assumed market value.
3. Council could agree to sell the entire seventeen acre parcel at an amount to be
determined or $250,000 as proposed.
.
Once a decision is made on how much land will be transferred and at what cost, if any, a decision
needs to be contingent upon approval of the process by the City Attorney as their have heen
questions raised regarding the City's ahility to donate or contribute property at no cost to tax
exempt organizations. One method might be to simply provide a long term lease arrangement for a
dollar or other valuable consideration as a way to accomplish the same goal. Other concerns that
will need to be addressed on any type of land transfer are : 1) The City retains the appropriate
stormwater ponding area as needed per City Engineer; 2) The existing billhoard sites need to be
resolved as to whether they are going to be removed as part of the projeet or if they are not, would
the City retain ownership of the billboards? for your reference, we have a lease on the billboards
with the sign company through December 31. 2003. so I would assume any attempt to remove the
signs prior to that date could result in compensation being paid to the sign company for early
termination of the lease agreement; 3) With the existing street being over 20 years old, the hockey
and soccer associations need to be aware of potential future assessments fiJr street overlays or
reconstructions.
.
Unfortunately. the request for Council consideration probably comes at a bad time with the recent
state budget cuts being proposed that could result in the City losing $280.000 in revenue along with
future levy limitations that may prohibit us from increasing taxes in the future to recapture this money.
Having assets such as this land to sell may be come important for the City in financing the completion
of the 71h Street connection from K-Mart to this property.
'"'
-,
.
.
.
B.
Council Agenda - 2/24/03
ALTERNATIVE ACTIONS:
I. Counci I could provide a commitment to provide the 9.22 acres of land needed f()r the actual
arena and soccer dome at no cost (provided this can be legally done) with the City retaining
the balance of the property for future sale.
2. The Council could commit to selling the 9.22 acres needed for the actual facility at a cost of
$250,000 or some other price. Again, the City would retain ownership of the balance of the
property for future resale.
3. Council could commit to selling the entire seventeen acre parcel of land as proposed for
$250,000.
It is assumed that under all proposals to be considered, assurances would be needed to guarantee
that an actual facility was built before the property was transferred and a decision would have to be
made as to whether the Council expected some type of long term commitment that the facility remain
in use for hockey or soccer purposes. With an actual transfer of land, a guarantee or commitment
for long term use is hard to accomplish unless the City only leases the land to the hockey group.
c.
STAFF RECOMMENDATION:
Recognizing the difficulty the associations have in coming up with the financing for this large a
project it is very likely going to take some contribution from the City in the form ofland or other
support to make it happen. Although I am only speaking for myself, I believe contribution of the
land necessary to bui Id the sports complex on is sufficient when you consider that the value of this
contribution is likely already $1,000.000 or more. I would recommend that the City retain
ownership of the balance of the property for resale in the future to help defray costs that we know
we will incur in extending 7th Street. Without land to sell, the City would likely have to bond for any
improvement projects and raise taxes to cover the debt payments.
n. SUPPORTING DATA:
None.
4
.
.
.
City Council Agcnda - 02/24/03
11.
Authorize the Preparation of Plans and Specifications for the Extension of Chelsea
Road West at 90'h Street (City Project No. 2002-01 C). (WSB)
A.
REFERENCE AND BACKGROUND:
John Chadwick, the owner of property located south ofI-94 between 90lh Street and
CSAI [ 39. has requested that the intersection of Chelsea Road West and 90th Street, near
the Denny Hecker Dealership, be realigned to extend Chelsea Road West to CSAH 39
parallel to 1-94. 90th Street would be reconstructed to connect to Chelsea Road West at a
T -intersection. A diagram of this revised intersection is included for your information.
There has been discussion with the adjacent property owners related to how the right-of-
way acquisition will be completed and discussions arc continuing to reach agreement
with all affected parties. Mr. Chadwick would like to have the plans and specifications
authorized to complete the reconstruction of the street and extend Chelsea Road West to
the limits of the gravity sanitary sewer system. 'I'his would involve an extension of
Chelsea Road approximately 870 feet to the west from the current Chelsea Road West
and 90th Street corner. The sanitary sewer would connect directly by gravity service into
the Chelsea Road system and would not require the extension of any additional trunk
system. We are asking the Council to authorize the preparation of plans and
specifications subject to the completion of an agreement between the property owners
regarding land acquisition and project financing. It should be noted that the City is one
of the property owners in this area. The agreement would include the sale orthe City
property and the reassignment of approximately $80,000 of deferred assessments to the
new property owners.
B.
ALTERNATIVE ACTIONS:
1. Authorize the preparation of plans and specifications for the reconstruction of
Chelsea Road West and 90th Street and the extension of Chelsca Road West
approximately 870 feet. It is the understanding that all land and cost sharing
agreements are acknowledged by all adjoining property owners. Motion
contingent on John Chadwick providing a deposit in the amount equal to plan
development expense.
2. Do not authorize the preparation of plans and specifications at this time.
C. STAFF RECOMMENDATION:
D.
It is the recommendation of the City Engineer to select alternative number I.
SUPPORTING DATA:
Intersection Diagram
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COUNCIL UPDATE
RIVI,:J{SIDE CEMETERY FEE INCREASE
By
.John Simola
Fcbrual"Y 21, 2003
^t their I;ebruary 20, 2003 meeting, the Parks Commission reviewed inf()rmation relating to the need f()I' a
fee increase for the Riverside Cemetery lots, ^ttached is a copy of the survey of prices f1'()m other
cemeteries and a listing of revenues and expenditures for the cemetery fund. The financial report shows the
projected 2003 revenLles with the lots at the current rate and with the proposed rate increase.
It was the recommendation of the Parks Commission that this go forward to the CounciL I would attach
the Parks Commission minutes relating to this item but they are still in the shorthand version but Mayor
'fhielcn was present at the meeting and can verify the Parks Commission action. It is proposed that if the
Council approves the rate increase, it would be effective March 1,2003.
Attachments: Financial Report
Survey
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COUNCIL UPDATE
EMERGENCY RESPONSE EXERCISE-PUBLIC LIBRARY BUILDING
By
Rick Wolfsteller, City Administrator
February 20, 2003
With the anticipated relocation of the public library to the Marquette Bank Building in the next few
weeks, Fire Chief: Scott Douglas, has been working with the Wright County Shcriff's Department and
other agencies on developing an emergency response exercise that could invol ve a number of agcncies
such as the Sheriff's Department, Fire Department and other emergency personnel. The idea being
considered is to use a facility such as the vacant library building to stage an event such as an hostage
event scenario that would be similar to a shooting spree at a high school. The County Sheriff's
Department along with fire department personnel and medical personnel, including ambulances, etc.
would try to reenact such an event and see how thcy respond.
Thc Fire Chief has proposed to stage this event on Saturday, April 26, 2003 with the main activity
probably taking place from around noon until 3:00 p.m. Some activity might take place as early as 10
a.m. to set up the facility for the exercise, but it would be timed to begin aftcr the adjoining Wells Fargo
LlCility has closed for the day so it would not interrupt normal activities on that block. The Fire
Department would like to see the one block section of Walnut Street between 4lh Street and the
railroad tracks be tcmporarily barricaded for a fcw hours to ensure the safety of all of the personnel
responding to this event. The reason the library was suggested for this event is that it is not always
easy to come up with a larger commercial building where such an exercise can be accommodated, and
with the knowledge that the library will soon be moving and thc building will be demolished, it appeared
to be a good choice for this type of exercise.
Attached is a copy of a scenario that was llsed by the City of St. Peter a few years ago. It isn't
necessarily going to be the same type of exercise, but it is just given to you to give you an idea of an
outline that may occur for this exercise.
If the Council has a problem with the proposed exercise taking place on this date or at our library,
please let me know as soon as possible so that I can inform the Fire Chief of your concerns. If no
comments arc heard, thcFire Chief and SherifT's Department will continue with their planning efTorts for
this date.
Attachment: Emergency Response Exercise Example
---
EXAMPLE
EMERGENCY RESPONSE EXERCISE
DATE:
Time:
Location:
June 12, 1997
1300 hours
Saint Peter High School
Event: At 1300 hours; the Sheriffs Department will receive a 9-1-1 call from a person who
says "I am at the high school and I heard a sound that sounded like firecrackers in the building".
Scenario: Two (or three) hostage takers have taken? hostages inside the high school. Six
people are injured inside the school and two people are injured outside the school building. The
victims have been moulage. Activity inside the school will remain as normal.
Expected Actions: The NCSO will notify the Police Department of the call and an Officer will
be dispatched. The Officer will approach the school from Capitol Drive entrance. If the
Officer does not ask for approach door, this needs to be given to him/her.
EVENT: The responding Officer will be met at the door by the caller who runs up and states:
"There are people in there shooting and some students are shot".
Scenario: A person will be waiting for the Officer to arrive at the main entrance to the high
school and give the above information. This person will not know anything except that some
people are in the building shooting and there are students who have been shot. If the officer
asks where, this person is to give that information.
At this same time, just as the Officer notifies the Police Department of the situation, a call will
come into the Police Department from a resident who lives on North 9th Street that they/he/she
"heard what sounded like an explosion, the sound came from the west".
Immediately after that call, a hostage taker will call the Police Department with the following;
"I am ???". I have hostages and I am willing to kill them. If the Police attempt to come to take
me out, I have an explosive on top of the water tower which will release poison into the water.
To show you I mean business, I have set off one explosion. I can set off any explosion I want
at any time I want. "I want ???".
A "flash bang" will be set. off to represent the explosion.
Expected Actions:
1. The Responding Officer will inform the Police Department of the situation and back off
and secure the scene. The Officer will call for assistance and ask that Communications
call the high school to see what is happening. The Chief of Police will be notified of the
situation.
2. The Police Department will callout all personnel and other emergency responders
including;
a. The TRT
b. The Saint Peter Area Ambulance
c. The Saint Peter Police ReseIVe
d. The Nicollet County Sheriff's Department
e. Public Works Department
3. An Emergency Operating Center will be established at the Police Department.
a. Negotiations will be directed.
b. A PIG will be designated.
c. Necessary personnel and equipment will be requested.
d. A staging area will be established.
4. First arriving Officers will establish an outer perimeter including;
a. traffic control
5. An Operational Commander will be established.
6. An Officer will clear the way for the Fire Department to respond to the water tower area
to control the fue and explosion.
EVENT:
Smoke and tear flas grenades will be thrown inside the truck prior to the arrival
of the Officer to represent a fire and gas.
The arriving Officer checking the water tower area will find a burning truck and
an injured person laying near the truck. The victim will have some of the spilled
chemical on him. (The injured person is a person who is with the hostage taker
but was too near the truck when it exploded.) The truck will have containers
with markings on them. One of the containers is broken open.
Expected Actions:
I. The Officer will request the ambulance be dispatched.
2. The Oftlcer will request the Fire Department be dispatched.
3. Public Works will be notified of the threat of poison in the city water supply and initiate
the protective response.
The Fire department will arrive and work on the fire and chemical. The ambulance will respond
to the needs of the victim. The Fire department will face the issue with the chemical. The
Ambulance and the Fire Department will face the issue of decontamination.
Expected Actions:
1. The TRT will establish an inner perimeter.
2. The TRT will go inside and bring out evacuees.
3. Persons in the vicinity will be evacuated from their homes. (People will be placed near
the homes in the immediate area to be evacuated as residents.)
4. The American Red Cross will be notified for congregate care. They will coordinate with
the Regional Treatment Center and use the Amateur Radio Club for communications.
5. A transportation system will be called to transport the evacuees.
6. Media will form in area of school.
7. Communication will be established with the hostage takers and a negotiator will talk with
them.
8. An attempt to resolve the problem of responding to and removing the injured will be
made (negotiations?, sneaking up on them?)
9. The building will be "cleared" except for the hostage takers and the hostages.
10. Negotiations will break down, there is imminent threat to the life of the hostages, the
TRT is sent in to take out the hostage takers.
Firearm Safety - Officer Curt Tuma
Identify those who are in (not in) the scenario. Arm bands
Call Patrol to see if they wish to be involved and if their aircraft might be available.
Jeff Olson will obtain 50 or more students to act as evacuees.
Use Law Enforcement Explorers as hostages/victims
BRAD\EVENT
COllNCIL UPDATE
H.IVEH.SII>E CEMETEH.Y H<::E INCH.EASE
By
./ohn Simola
Fcbrua )' 21, 20tH
At their February 20,2003 meeting, the Parks Cn, Jrnission reviewed informatinn relating to Ihe need fin a
Ice increase for the Riverside Cemetery lots. All ehed is a copy of the survey of prices from olhe,
ee met cries and a Ii sti n g of reVen ucs and ex pelld i t u r's for the eeme/cry fUll d. Thc lillan cia I report shows Ihe
prOjceled 2003 revenues with the lots at the current rate and with the proposed rate increase.
It Was the reeommell dati 0 n of the Parks C Omm i ssio, that this go fiJrward to the Coune i I. I wo u I d .IIaeh
the Parks Commission minutes relaling to this item I ut tlley are still in the shllT/hand version but Mayor
Th i e I e n Was present a t the m eeti 11 g an d ea n veri fy th Parks C omm i ssi 011 aeti 011. It is proposed that if the
COuncil approves the rate illerease, it Would be effeefve March 1,2003.
Attachments: Financial Report
Survey
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CEMETERY RA TE SURVEY
~OO3
PUBLIC OR F LL- SIZE % INC. CREMATION
CEMETERY CITY OR NAME PRIVATE GRJ VE COSTS RESlNON-RES GRAVE COST
ANOKA PUBLIC $ 550.00 $ 750.00 36% N/A N/A
(RESID NT (NON-RESIDENT)
BIG LAKE PUBLIC $ 700. 0 N/A N/A N/A N/A
BUFFALO PUBLIC $ 500.1 0 N/A N/A N/A N/A
CHAMPLIN PUBLIC $ 500.0 ) $ 600.00 20% N/A N/A
(RESIDEW' (NON-RESIDENT)
EPIPHANY PRIVATE $ 500.0 $ 1,000.00 100% $400 N/A
(MEMBE (NON-MEMBER)
MONTICELLO PUBLIC $ 500.0C $ 550.00 10% $225 N/A
(NEW SECTION (OLD SECTION
MORA PUBLIC $ 375 N/A N/A N/A N/A
MORNINGS/DE MEMORIAL PRIVATE $ 1,145.00 $ 1,745.00 52% N/A N/A
MOUND PUBLIC $ 600.00 $ 850.00 42% $300 $400
(RESIDENT) (NON-RESIDENT) RESIDENT NON-RESIDENT
NEW ULM PUBLIC $ 300.00 N/A N/A $125 N/A
ORONO (ELK RIVER) PUBLIC $ 450.00 N/A N/A $225 N/A
PRINCETON PUBLIC $ 400.00 500.00 25% N/A N/A
(RESIDENT) (NON-RESIDENT)
ST. ANDREWS (ELK RIVER) PRIVATE $ 450.00 : 650.00 44% $225 $325
(MEMBER) (NON-MEMBER\ (MEMBER) (NON-MEMBER)
ST. JOHN'S (ELK RIVER) PRIVATE $ 500.00 $ 600.00 20% N/A N/A
(MEMBER) (NON-MEMBER)
aUT MUST BE" FtElATED To MeMBE;R
ST. STEPHEN'S PRIVATE $ 450.00 $ 500.00 11% N/A N/A
(MEMBER) (NON-MEMBER)
SUMMA RY;
LOW: $375 AVG. RESIDENT OR MEMBER: $580 AVG % INC. AVG, CREM,
H/GH: $1,745 AVG. NON-RES. OR NON-MEMBER: $775 36% GRAVE COST: $278
(RES VS. NON. RES)
RECOMMENDATIONS FOR CITY OF MON TICE~LO GRAVE COST INCREASE:
FULL - SIZE GRAVE COST RESIDENT) (NON-RESIDENT) I CREMATION GRAVE COST
NEW SECTION (FLAT MARKERS) $650 $850.00 CREM ~T/ON GRAVE; RESIDENT $300
OLD SECTION (MONUMENTS) $700 $900.00 i NON-RESIDENT $400
I
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