Planning Commission Agenda 09-01-2015
AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, September 1st, 2015 - 6:00 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek,
Marc Simpson
Council Liaison: Charlotte Gabler
Staff: Angela Schumann, Steve Grittman (NAC)
1. General Business
A. Call to Order
B. Consideration of approving minutes
a. Regular Meeting Minutes – July 7th, 2015
b. Special Meeting Minutes - August 4th , 2015
c. Regular Meeting Minutes – August 4th, 2015
C. Citizen Comments
D. Consideration of adding items to the agenda
2. Public Hearings
A. Continued Public Hearing – Consideration of a Map Amendment for Rezoning
from B-3 (Highway Business) District to B-2 (Limited Business) District, and
ZoningText Amendment within the B-3 (Highway Business) District to allow
Places of Public Assembly as a permitted or conditional use.
Applicant: Quarry Community Church
B. Public Hearing - Consideration of a request for Amendment to the Monticello
Zoning Ordinance Chapter 4 Finishing Standards, Section 4.3 Fences & Walls,
Subsections (G) Prohibited Fences and (J) Appearance regulating Permit
Requirements and allowable materials.
Applicant: City of Monticello Planning Commission
C. Public Hearing - Consideration of a request for Amendment to the Monticello
Zoning Ordinance Chapter 5 Use Standards, Section 5.3 Accessory Use Standards,
Subsection (D) Additional Specific Standards for Certain Accessory Uses
regulating accessory use related to outdoor bulk fuel sales.
Applicant: Quality RV/Machholz, Craig for VHM Holdings/Von Hanson’s Meats
3. Regular Agenda
A. Consideration of an update and recommendation on the Northwest Monticello
Interchange Planning Area.
4. Added Items
5. Adjournment
MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, July 7, 2015 - 6:00 PM - Mississippi Room, Monticello Community Center
Present: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek, Marc Simpson
Absent: None
Others: Angela Schumann, Steve Grittman (NAC), DJ Hennessey, Charlotte Gabler (Council
Liaison)
1. General Business
A. Call to order
Brad Fyle called the meeting to order at 6:00 p.m. Fyle welcomed John
Falenschek and Marc Simpson as new members of the Planning Commission.
B. Consideration to accept Planning Commission minutes
SAM MURDOFF MOVED TO ACCEPT THE JUNE 2, 2015 SPECIAL MEETING
MINUTES. LINDA BUCHMANN SECONDED THE MOTION. MOTION
CARRIED 5-0.
SAM MURDOFF MOVED TO ACCEPT THE JUNE 2, 2015 REGULAR MEETING
MINUTES. BRAD FYLE SECONDED THE MOTION. MOTION CARRIED 5-0.
C. Citizen Comments
Joe Blum, of 4640 Country Circle, said that he had received a letter from the City
stating that the wire mesh fence he is building on his property is in violation of
City Code because it is constructed with prohibited material. Blum shared fence
photos and signatures from neighbors who support his request to allow the fence.
The Commissioners asked questions and agreed, by consensus, to add the request
to the August meeting agenda.
D. Consideration of adding items to the agenda
O’Ryan’s Kwik Trip (Gabler)
Mattress Firm (Gabler)
2. Public Hearings
A. Continued Public Hearing – Consideration of a request for Amendment to the
Monticello Zoning Ordinance, Chapter 5, Sections 1 – Use Table, Section 2 –
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Use-Specific Standards and Section 3 – Accessory Use Standards and Chapter 8,
Section 4 – Definitions as related to regulations for Solar Energy Systems.
Applicant: City of Monticello
Steve Grittman noted that the City’s one-year moratorium on solar energy
generation facilities as a principal use had provided the Planning Commission an
opportunity to more thoroughly consider issues related to solar uses and respond
to pending legislation related to review authority for large solar installations (if
appropriate) prior to amending the ordinance.
Grittman explained that the proposed ordinance amendment allows solar energy
systems as a permitted accessory use in all zoning districts, with some
installations requiring a Conditional Use Permit, and limits solar energy systems
as a principal use to properties which are rezoned to Planned Unit Development
and customized according to standards specific to the project proposed.
Brad Fyle opened the public hearing. As there were no comments, the public
hearing was closed.
LINDA BUCHMANN MOVED TO ADOPT RESOLUTION NO. PC-2015-003
RECOMMENDING AMENDMENTS TO THE ZONING ORDINANCE AS
PROPOSED IN DRAFT ORDINANCE NO. 613, BASED ON THE FINDINGS
IDENTIFIED IN THE RESOLUTION. MARC SIMPSON SECONDED THE
MOTION. MOTION CARRIED 5-0.
Schumann noted that the request would likely be included for City Council
consideration as part of the July 27th meeting.
B. Public Hearing – Consideration of a request for Amendment to the Monticello
Zoning Ordinance Chapter 3, Section 7(E) for the ordinances regulating principal
structure setbacks in non-riparian side, front and rear yards in the Mississippi
Wild & Scenic Recreational River District. Applicant: City of Monticello
Angela Schumann summarized that setback variances are often required to
develop on many of the existing lots within Monticello’s Mississippi Wild &
Scenic Recreational River District (MWSRR) because these properties do not
meet 2 acre/200’ width requirements. She indicated that the proposed ordinance
amendments would reduce the non-riparian side yard setback from 30 to 10 feet
and the rear yard setback from 50 to 30 feet to reflect base zoning requirements.
Schumann noted that the Department of Natural Resources (DNR) had made no
formal comment related to this request.
Brad Fyle opened the public hearing.
Mike Kraus, 329 Riverview Drive, said that he supports the proposed
amendments because current setbacks restrict the size of the house that can be
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built on the lot and that this prohibits the sale of the lot.
Chris Schwickerout, of 6410 82nd Street NE, stated that he is a listing agent and
supports the proposed amendment.
Wayne Johnson, of 24800 100th Street, Zimmerman, said that he supports the
proposed amendment because he is hoping to build a house on one of those lots.
As there were no further comments, the public hearing was closed.
Charlotte Gabler asked if changing the side yard setbacks would affect the
staggering and averaging requirement. Angela Schumann agreed to check on that
and provide an update.
SAM MURDOFF MOVED TO RECOMMEND ADOPTION OF THE
PROPOSED ORDINANCE AMENDMENTS AND TO DIRECT STAFF TO
PREPARE THE REQUIRED ORDINANCE NO. 619 FOR CONSIDERATION
BY THE CITY COUNCIL, BASED ON THE FINDINGS THAT:
A) THE ORDINANCE AMENDMENTS AS PROPOSED CONTINUE TO
SUPPORT THE COMPREHENSIVE PLAN;
B) THE ORDINANCE AMENDMENTS ARE CONSISTENT WITH
MINNESOTA RULES FOR THE MISSISSIPPI WILD SCENIC AND
RECREATIONAL RIVER DISTRICT; AND
C) THE AMENDMENTS ELIMINATE CONFLICTS BETWEEN THE
ORDINANCE AND EXISTING DEVELOPMENT, AND REDUCE NON-
CONFORMITIES IN THE OVERLAY DISTRICT.
LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 5-0.
Angela Schumann noted that this item would be considered on the consent
agenda at the next City Council meeting.
C. Public Hearing – Consideration of a request for Amendment to the Monticello
Zoning Ordinance Chapter 3, Section 4(F) – Single and Two-Family Residential,
5.2(C) - Standards for Residential Uses and Chapter 8, Section 4 – Definitions,
for ordinance regulating minimum residential standards in the R-2 District.
Applicant: City of Monticello
Angela Schumann summarized that the proposed amendments related to
performance standards and definitions within the R-2 (Single and Two-Family
Residential) District. She noted that staff had initiated this request to address
concerns that existing code language related to square footage requirements could
lead to differing interpretations and inconsistent application of the ordinance.
Schumann explained that the proposed amendment would clarify the required
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amount of finished rather than finishable square footage. She also noted that the
amendment would create graduated square footage requirement standards for R-2
dwelling unit types. The graduated requirements proposed are 1,600 square feet
finished for single-family dwelling units and 1,400 square feet finished per each
duplex dwelling unit, each townhome dwelling unit and each multiple-family
dwelling unit.
Schumann also pointed to some minor clarifications proposed to provide
consistency. These amendments involve the number of townhome units allowed,
the elimination of Table 5-2: Minimum Floor Area By Type (as well as references
to the table) and definitions for single-family, townhouse and duplex units.
There was considerable discussion related to downsizing and life-cycle housing
needs and an interest in reducing the required minimum finished square footage
proposed for duplex, townhome and multi-family dwelling units.
Brad Fyle opened the public hearing. As there were no comments, the public
hearing was closed.
Schumann noted that commissioner comments and questions indicated an interest
in reviewing additional information and further considering issues related to
finished square footage requirements and building materials. She pointed out that
staff would republish the public hearing notice related to this request to also
include consideration of amending Chapter 4, Section 11, Building Materials.
LINDA BUCHMANN MOVED TO TABLE CONSIDERATION OF THE
PROPOSED ORDINANCE AMENDMENTS UNTIL THE AUGUST
PLANNING COMMISSION MEETING. SAM MURDOFF SECONDED THE
MOTION. MOTION CARRIED 5-0.
3. Regular Agenda
A. Consideration of a report regarding Temporary Signs, Chapter 4, Section 5 of the
Monticello Zoning Ordinance
Angela Schumann noted that staff will meet with representatives from the
Chamber and the business community to discuss potential amendments to
temporary sign regulations at 1 p.m. on July 21st at the Monticello Community
Center. Schumann indicated that she would provide a summary report of that
meeting as part of the August agenda packet.
4. Added items
O’Ryan’s/Kwik Trip (Gabler) – Angela Schumann noted that O’Ryan’s/Kwik Trip
representatives had applied for a sign permit.
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Mattress Firm (Gabler) – Angela Schumann noted that the Building Department
permit review process is underway for the multi-tenant structure.
5. Adjournment
LINDA BUCHMANN MOVED TO ADJOURN THE MEETING AT 8:02 PM.
MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED 5-0.
Recorder: Kerry Burri __
Approved:
Attest: ___________________________________________
Angela Schumann, Community Development Director
MINUTES
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, August 4th, 2015 - 4:30 p.m.
Academy Room, Monticello Community Center
Present: Brad Fyle, John Falenschek, Marc Simpson
Absent: Sam Murdoff, Linda Buchmann, Council Liaison Charlotte Gabler
Staff: Angela Schumann
1. Call to Order
Brad Fyle called the meeting to order at 4:30 p.m.
2. Consideration of a request for Amendment to the Monticello Zoning Ordinance
Chapter 3, Section 4(F) - Single and Two-Family Residential, Chapter 4, Section 11 -
Building Materials, Chapter 5, Section 2(C) - Standards for Residential Uses and
Chapter 8, Section 4 - Definitions, for ordinance regulating minimum residential
standards in the R-2 District; Planning Case Number: 2015-023
Angela Schumann summarized that the purpose of the workshop is to present information
in response to comments related to proposed unit size standards which led the Planning
Commission to table action on amending the zoning code in the R-2 (Single and Two-
Family Residential) District during their July meeting.
Schumann shared excerpts from the 2008 Comprehensive Plan and the 2010-2011
Zoning Rewrite Steering Committee minutes to point out that these documents provide
policy guidance which is to be specified through zoning regulations. She noted that the
steering committee had identified increasing the minimum square footage among unit
types as a priority in support of the Comp Plan’s “move-up housing” goal. Schumann
explained that the Comp Plan goals reflect policy decisions which are subject to
amendment per Planning Commission’s discretion.
Schumann noted that staff had revised the proposed graduated scale for square footage
requirements in the R-2 District to distinguish finishable area within each housing type.
She indicated that single-family dwelling units are proposed to require a minimum of
1,800 square feet of finishable area. Duplexes, townhomes and multiple-family dwelling
units are proposed to require a minimum of 1,400 square feet of finishable area.
Schumann indicated that staff had also proposed adding a standard which would require a
minimum finished square footage matching the foundation size of 1,050 square feet and
adding a building materials standard which would require a 15% faced treatment for
consistency with the R-1 (Residence) District. Schumann pointed out that the proposed
standards would apply to both new developments as well as infill developments in
existing older neighborhoods.
Schumann presented examples of existing R-2 properties to examine the proposed
standards more tangibly within the community.
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3. Adjournment
MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 5:40 P.M. JOHN
FALENSCHEK SECONDED THE MOTION. MOTION CARRIED 3-0.
Recorder: Kerry Burri __
Approved:
Attest: ____________________________________________
Angela Schumann, Community Development Director
Planning Commission Agenda – 9/01/2015
1
2A. Continued Public Hearing – Consideration of a Text Amendment within the B-3
(Highway Business) District to allow Places of Public Assembly as a permitted or
conditional use. Applicant: Quarry Community Church (NAC)
Property: Legal: Lot 1, Block 1, Gould Addition, Monticello
Address: 3939 Chelsea Road West
Planning Case Number: 2015-030/ ZQCSRZ
A. REFERENCE & BACKGROUND
Request(s): Amend the B-3 District to add Places of Public
Assembly to the list of potential uses.
Deadline for Decision: August 29th, 2015. A letter extending the agency action
deadline was sent to the applicant on August 6th, 2015.
The extended applicable agency action deadline is now
October 28th, 2015.
Land Use Designation: Places to Shop
Zoning Designation: B-3, Highway Business
Overlays/Environmental
Regulations Applicable: NA
Current Site Use: Office; Warehouse
Surrounding Land Uses:
North: I-94
East: Automotive Service (Zoned B-3)
South: Vacant Commercial (Zoned B-3)
West: Automotive Dealership (Zoned B-3)
Project Description and Background:
Quarry Church is seeking to locate their church operations and facilities to the
property at 3939 Chelsea Road. The property was initially developed and operated as
an automobile dealership. Operations for Cornerstone Chevrolet, the most recent
automotive facility, were moved to the corner of Chelsea and Highway 25, and the
property in question was vacated. For the past several months, other uses have
occasionally occupied the property, including general warehousing.
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In 2014, the City approved an interim ordinance accommodating temporary
occupancy of the structure as a “Place of Public Assembly”, in that case to
accommodate a church facility for another congregation. Since the B-3 zoning
district does not permit churches or similar assembly uses, the interim ordinance
allowed a temporary church use while the City studied the concept of making more
permanent changes to its zoning ordinance. The Zoning Ordinance defines Places of
Public Assembly as follows:
PLACE OF PUBLIC ASSEMBLY: An institution or facility that
congregations of people regularly attend to participate in or hold
meetings, workshops, lectures, civic activities, religious services, and
other similar activities, including buildings in which such functions
and activities are held.
In 2014, after reviewing the options, the City ultimately decided that the B-3 District
was designed specifically to encourage automotive or highway business uses, and
declined at that time to make permanent ordinance changes. The interim ordinance
expired, and the temporary church occupancy was moved from the subject property.
Regarding the current application requests made by Quarry Community Church, the
Planning Commission considered either of two alternative actions from the City to
reconsider a church use of the subject property during its August regular meeting.
One option was to rezone the property from B-3, Highway Business, to B-2, Limited
Business District, where the public assembly use is permitted. The Planning
Commission voted on August 4th to recommend denial of a rezoning of the property,
based largely on findings that noted the unique design of the B-3 District, the
prominence of B-3 zoning in the area, and concerns that the B-2 District would
support uses that are inconsistent with the B-3 District and the Comprehensive Plan.
The applicants also requested an alternative option for consideration of a text
amendment to the language of the B-3 District adding Places of Public Assembly as
an allowed use in the district. It is staff’s understanding that the applicants would
prefer that the use be “Permitted” rather than “Conditional”. Currently, places of
public assembly are conditionally allowed in most of the City’s residential districts.
The use is not allowed in the B-3 (or B-4) districts. It is also allowed in the CCD by
Conditional Use Permit.
The Commission tabled action on the proposed text amendment and continued the
public hearing, pending staff’s preparation of draft language and a recommendation
on process. That language and recommendation are incorporated into this report.
ANALYSIS
Places of Public Assembly are currently allowed in various districts of the city, under
the following standards, regardless of location or zoning district:
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1. Institutions on parcels exceeding 20,000 square feet in area shall be
located with direct frontage on, and access to, a collector or arterial
street.
2. The buildings are set back from adjoining residential districts a
distance no less than double the adjoining residential setback.
3. When abutting a residential use in a residential use district, the
property shall be screened with an aesthetic buffer (Table 4-2, Buffer
Type “B”) in accordance with section 4.1(G) of the Ordinance.
4. Adequate off-street parking and access is provided on the site or on
lots directly abutting or directly across a public street or alley to the
principal use in compliance with Section 4.8 of this ordinance and that
such parking is adequately screened and landscaped from surrounding
and abutting residential uses in compliance with Section 4.1(F) of the
Ordinance.
5. Adequate off-street loading and service entrances are considered and
satisfactorily provided.
The B-3 district includes the following purpose statement:
The purpose of the “B-3” (highway business) district is to provide for
limited commercial and service activities and provide for and limit the
establishment of motor vehicle oriented or dependent commercial and
service activities.
Typical uses in the B-3 District include auto repair, auto and other vehicle sales and
service, car washes, business services, commercial lodging, convenience retail,
outdoor entertainment/recreation, financial institutions (by CUP), offices (by CUP),
personal services, restaurants, and vehicle fuel sales (by CUP).
The B-3 District does not include the medical or most semi-public uses, and directs
that various retail activities are more likely to be allowed only by CUP, rather than
permitted use. Instead, the B-3 includes the City’s automobile-oriented business uses,
and is intended to accommodate those uses most likely to be needed by travelers,
such as lodging and fuel sales.
The Monticello Zoning Ordinance provides criteria for the evaluation of amendments
to the zoning ordinance as follows.
(a) Whether the proposed amendment corrects an error in the original text or map;
or
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(b) Whether the proposed amendment addresses needs arising from a changing
condition, trend, or fact affecting the subject property and surrounding area.
(c) Whether the proposed amendment is consistent with achieving the goals and
objectives outlined in the comprehensive plan.
In this case, the proposed amendment is not proposed to correct a map or text error.
As previously noted, the subject site is located between land zoned B-3 to the east and
west, and surrounded by existing automotive uses. These uses are consistent with the
purpose of the B-3 District and therefore no changed condition exists in the
surrounding area.
Further, in relationship to the Comprehensive Plan, the Comprehensive Plan classifies
the subject site and surrounding area as “Places to Shop”, a category which presumes
that the primary land use activity would be commercial retail sales or services.
Institutional uses, including places of assembly such as the applicant in this case, are
identified in the Comprehensive Plan with the “Places for Community” land use
category.
The Land Use Plan, as included in the City’s 2008 Comprehensive Plan, depicts
series of “places” for private development. These include “Places to Live”, “Places
to Shop”, “Places to Work”, and “Downtown.” A “place of public assembly” is a
unique use in that it is not necessarily a place to live, shop or work.
The Comprehensive Plan does however, make reference to “Places for Community”
which appears to include “places of public assembly” from a land use perspective.
According to the Plan, “Places for Community” include public and semi-public land
uses. Public uses include all governmental facilities and schools. The “Places for
Community” category also includes churches, cemeteries, hospitals and other
institutional uses.
To be noted is that the Comprehensive Plan does not guide the location of new
churches, schools public buildings and other institutional uses. The Plan also notes
that new institutional uses should be allowed in residential areas under certain
conditions. In this regard, aspects of proposed institutional uses related to the
following must be considered:
Size/scale of development in relation to the surrounding neighborhood.
Parking impacts upon surrounding residential areas.
Traffic impacts.
Lighting and signage should be compatible with surrounding
residential areas.
The question for the Planning Commission is whether Places of Public Assembly as
defined can fit within the B-3 District, as its purpose statement is written. To adopt
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such an amendment, the City would be making a finding that the proposed use would
be an acceptable use within the district, consistent or compatible with other uses that
are zoned B-3. The primary issue with these types of amendment requests is usually
that the district encompasses a specific purpose on a wide variety of parcels or
locations, and that there is a presumption that the proposed use would fit well within
the district on those other sites.
The B-3 District encompasses a significant amount of property along Highway 25,
south of I-94. This land has long been envisioned to serve as the primary commercial
growth area for the City. This type of amendment would raise issues as to the supply
of that type of land, particularly for land uses that rely on automobile-oriented sales
or service.
As noted above, the City has taken care to create a specific role for the B-3 District in
planning for land use and commercial development, limiting the types of uses that are
allowed in the district, and applying the district to those areas that have the qualities
demanded by the district’s purpose statement. The district specifically excludes
several uses that are allowed in the B-2 or B-4 commercial districts, and includes
several uses that are not allowed in the B-2 or B-4 areas.
Of potential concern in these circumstances is the application of the Religious Land
Use and Institutionalized Persons Act, a 2000 Federal law that arguably requires
government to provide accommodation to religious groups in land use cases.
RLUIPA, as it is commonly referred to, prohibits local governments from adopting
land use regulations that impose a substantial burden on religious group or uses
unless there are compelling reasons.
Religious landowners have filed RLUIPA claims in challenging local government
land use decisions. Whether the law requires a preference for religious uses, or
simply provides a means to challenge local rules that impose a substantial burden
may be debatable, but the law definitely conveys some type of special right to
religious institutions. In Minnesota, there have been several recent RLUIPA cases
that have received extensive media coverage. While only a few have led to the active
involvement of the Department of Justice, all have resulted in negotiated settlements
that have allowed the religious use proposed to proceed in some fashion. Amending
the City’s regulations to allow the proposed use under conditions would reduce the
chance of litigation.
If the City believes that accommodation to the proposed church use on the site in
question is reasonable and acceptable, one option may be to consider an amendment
to the B-3 District adding Places of Public Assembly by CUP. As identified
previously, the CCD makes a similar accommodation. In this way, the City could
consider specific conditions under which the use might be acceptable in the District,
providing a path to approval of such a use, but with the ability to define the
circumstances under which a permit would be approved. As such, site-specific issues
Planning Commission Agenda – 9/01/2015
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could be addressed that would mitigate incompatibility concerns on any individual
request.
Church development has changed over time from older models in which churches
were commonly embedded in residential areas, and drew predominantly from the
surrounding neighborhood. Quarry’s application is not atypical in that many church
congregations are seeking high-visibility/high-access sites for large assemblies
attracting significant numbers from the surrounding region, not just the local area.
These types of facilities are not amenable to residential surroundings.
However, they can also raise issues for certain commercial development objectives,
including continuity of retail interaction and compatible traffic generation. Staff
believes that the CUP approach would give the City some level of discretion in
finding the proper sites, and applying appropriate conditions, to a public assembly use
in the B-3 areas of the community. Staff suggests, in addition to the current standards
noted above, that the following conditions be included in any B-3 amendment:
1. Public Assembly in the B-3 is only allowed on properties of 10 acres in
size or more. The purpose of this condition would be to ensure that the
assembly use is a “regional” facility, one which would not be a fit in the
other zoning districts – particularly in residential areas. Since the B-3
District is intended to serve populations from beyond the limits of the
community – as opposed to smaller “neighborhood” service areas – the
larger facilities are those which are best suited to the B-3 District, rather
than the residential zones or the B-2 District.
2. Public Assembly uses must occupy buildings of at least 20,000 gross
square feet of area. The purpose of this condition is to ensure that the
proposed assembly use is a large facility that would not fit within the
common commercial areas of the B-2 or CCD zones, such as multi-tenant
spaces that accommodate smaller users. As with the lot size condition,
smaller assembly uses are more likely appropriate in areas where local
populations serve as the target market. Those uses are best located in the
residential or B-2/CCD locations. The B-3 District is more appropriate
for the large parking lot needs of larger assembly uses, whereas smaller
assembly uses fit well within districts that generate lower parking demand,
similar to other B-2/CCD and/or residential districts.
3. Public Assembly uses in the B-3 district shall provide off-street parking
areas that are designed to meet their unique traffic patterns and parking
accumulation ratios. For the B-3 district, the recommended requirement
would be one parking space per 2.5 seats in the main assembly area, based
on the building code calculation for maximum occupancy. For large
assemblies, parking ratios have proven to exceed traditional parking
requirements adopted for residential locations. Monticello’s current
requirement is one space per 4 seats. This requirement assumes a high
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occupancy per vehicle, and a significant proportion of the attendees
arriving on foot. B-3 locations will not likely support large proportions of
pedestrian traffic due to location – indeed, the district is designed to be
automobile-oriented. Studies show parking demand averaging as high as
4.5 spaces per 10 persons.
4. Public Assembly in the B-3 District will be required to provide a traffic
study demonstrating peak traffic periods, and the ability to manage traffic
loads without negatively impacting the adjoining public streets. Private
and/or public street improvements may be required to ensure no negative
impacts. Because of the unique traffic generation aspects of assembly
uses, it may be necessary to require extraordinary improvements to ensure
safe public street design.
5. CUP applications for Public Assembly use in the B-3 District will require
the identification of the principal use, and those other uses of the subject
property that are proposed as accessory uses. All such uses must be
allowed in the B-3 District, and may impact other support activities such
as parking supply. The definition of Public Assembly includes a wide
variety of public, quasi-public, and private commercial uses. It will be
important to understand how the principal and accessory uses of the
property interact and impact public services.
These conditions are designed to ensure that the City is able to implement the purpose
of the B-3 District – provision of land for auto-oriented and traveler-based land uses.
The amendment would entail a change to the land use table in Section 5.1 of the
zoning ordinance (designating public assembly as a Conditional Use). In addition,
Section 5.2 (d)(8) would be amended by the inclusion of the recommended conditions
listed above, specific to the B-3 zoning district.
Other zoning considerations. A companion action may be to consider rezoning
portions of the current B-3 district to B-4, in the event that those areas do not meet the
City’s land use objectives, particularly as the B-3 District is (or would be) written.
This rezoning action would require separate hearings and consideration, and is not a
condition of action on the Quarry Church application.
B. ALTERNATIVE ACTIONS
As noted, the Planning Commission acted at its August regular meeting on the
requested rezoning action, recommending denial of the rezoning. Therefore, the
decision before the Commission is for the request for text amendment to the B-3
District.
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Decision 1: ZONING TEXT AMENDMENT TO THE B-3, HIGHWAY
BUSINESS DISTRICT ADDING PLACES OF PUBLIC ASSEMBLY TO THE
LIST OF ALLOWABLE USES:
1. Motion to adopt Resolution No. PC-2015-012 recommending approval of the
requested text amendment adding places of public assembly as a permitted uses in
the B-3 listing of allowable principal uses, based on findings in said resolution for
approval.
2. Motion to adopt Resolution No. PC-2015-012 recommending denial of the
requested text amendment adding places of public assembly as a permitted uses in
the B-3 listing of allowable principal uses, based on finding in said resolution for
denial.
3. Motion to table action on Resolution No. PC-2015-012, subject to additional
information related to potential conditions related to the use and/or site in
question.
C. STAFF RECOMMENDATION
As discussed, the application before the Commission at this time is a request to make
necessary zoning changes to accommodate a Place of Public Assembly on property
currently zoned B-3, Highway Business.
If the Commission is favorable to the text amendment approach, planning staff would
recommend the addition of appropriate conditions that might apply to a Conditional
Use Permit in the B-3 District.
With the City’s adoption of such amendment, the applicant would be able to prepare
an application for a CUP to be presented for consideration at a future public hearing.
D. SUPPORTING DATA
A. Resolution No. PC – 2015-012A, Recommendation to approve text
amendment
B. Resolution No. PC-2015-012B, Recommendation to deny text amendment
C. Draft Ordinance No. 623
D. Aerial Site Image
E. Applicant Narrative
F. Letter, Venture Bank, dated 7/29/15
G. Staff Report and Study of Places of Public Assembly, 2014
H. Planning Commission Minutes, 2014
I. City Council Minutes, 2014
J. Official Monticello Zoning Map
K. Monticello Zoning Ordinance, Excerpts:
a. 3.5(D), B-2 (Limited Business) District
Planning Commission Agenda – 9/01/2015
9
b. 3.5(E), B-3 (Highway Business) District
c. 5.1 - Use Table
d. 5.2(D) - Use Specific Standards
e. 8.4 - Definitions
L. Monticello Comprehensive Plan, Excerpts
a. Places to Shop
b. Places for Community
c. Land Use Map
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2015-012
1
Motion By: Seconded By:
RECOMMENDING APPROVAL OF A ZONING TEXT AMENDMENT TO THE
B-3, HIGHWAY BUSINESS DISTRICT ADDING “PLACES OF PUBLIC
ASSEMBLY” AS AN ALLOWABLE USE IN THE DISTRICT
WHEREAS,the applicant seeks an amendment to the B-3 Zoning District that would
add “Places of Public Assembly” as a potential use in the District; and
WHEREAS,the area is guided for “Places to Shop” in the Monticello Comprehensive
Plan; and
WHEREAS,both the B-3 zoning district is consistent with designated land use
category; and
WHEREAS,the proposed amendment would accommodate a use that would be
consistent with other existing and future land uses in the area; and
WHEREAS,the Planning Commission held a public hearing on August 4th, 2015 on the
application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
WHEREAS,the Planning Commission has considered all of the comments and the staff
report, which are incorporated by reference into the resolution; and
WHEREAS,the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
1.The property is guided for “Places to Shop” in the Comprehensive Plan.
2.The current zoning district is a compatible zoning district within the land use
category.
3.The proposed use within the B-3 District would be compatible with the existing and
future uses of land in the area.
4.The proposed use would meet the requirements of the Zoning Ordinance for Places of
Public Assembly in the B-3 District.
5.The City has adequate land areas zoned and guided for other B-3 uses to satisfy future
land demand.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2015-012
2
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City
of Monticello, Minnesota:
That the City Council should approve the amendment to the zoning ordinance including
“Places of Public Assembly” within the list of uses in the B-3, Highway Business zoning
district.
ADOPTED this 4th day of August, 2015, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
By: _______________________________
Brad Fyle, Chair
ATTEST:
____________________________________________
Angela Schumann, Community Development Director
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2015-012
1
Motion By: Seconded By:
RECOMMENDING DENIAL OF A ZONING TEXT AMENDMENT
TO THE B-3, HIGHWAY BUSINESS DISTRICT ADDING “PLACES OF PUBLIC
ASSEMBLY” AS AN ALLOWABLE USE IN THE DISTRICT.
WHEREAS,the applicant seeks an amendment to the B-3 Zoning District that would
add “Places of Public Assembly as a potential use in the District; and
WHEREAS,the area is guided for “Places to Shop” in the Monticello
Comprehensive Plan; and
WHEREAS,the surrounding properties to the east, west, and south are zoned B-3,
Highway Business; and
WHEREAS,the properties to the east and west are occupied by automotive-related
business uses, and the property to the south is vacant; and
WHEREAS,the B-3, Highway Business zoning district is a specialized zoning
district intended to provide land for business uses that serve the traveling public; and
WHEREAS,the Planning Commission held a public hearing on August 4th, 2015 on
the application and the applicant and members of the public were provided the opportunity to
present information to the Planning Commission; and
WHEREAS,the Planning Commission has considered all of the comments and the
staff report, which are incorporated by reference into the resolution; and
WHEREAS,the Planning Commission of the City of Monticello makes the following
Findings of Fact in relation to the recommendation of approval:
1.The property is guided for “Places to Shop” in the Comprehensive Plan.
2.The surrounding zoning provides for B-3 uses.
3.The proposed amendment would introduce a land use to the B-3 District that is
inconsistent with the existing uses and the intent of the zoning district.
4.The proposed use of the property for public assembly would interrupt the pattern of
automotive-related business uses that are both planned and in place in the area.
5.The addition of the use to the list of uses in the district would make it an eligible use
throughout the B-3 District, including many areas that may be inconsistent with the
existing land use pattern and the planning goals of the City.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNNESOTA
PLANNING COMMISSION
RESOLUTION NO. PC-2015-012
2
6.The automotive-related B-3 District uses represent the highest and best uses of land
for the subject property.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City
of Monticello, Minnesota:
That the City Council should deny the amendment to the B-3 District, and retain the existing
language and list of potential uses.
ADOPTED this 4th day of August, 2015, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING COMMISSION
By: _______________________________
Brad Fyle, Chair
ATTEST:
____________________________________________
Angela Schumann, Community Development Director
1
ORDINANCE NO. 623
CITY OF MONTICELLO
MINNESOTA, WRIGHT COUNTY
AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE,
KNOWN AS THE ZONING ORDINANCE FOR THE FOLLOWING:
REVISE CHAPTER 5.1 (USE TABLE) TO ADD PLACES OF PUBLIC
ASSEMBLY AS A CONDITIONAL USE IN THE B-3, HIGHWAY BUSINESS
DISTRICT;
5.2 (8) ADDING PERFORMANCE STANDARDS FOR PLACES OF PUBLIC
ASSEMBLY IN A B-3 DISTRICT.
THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA HEREBY
ORDAINS:
Section 1.Chapter 5, Table 5-1, Civic and Institutional Uses is hereby amended as follows:
Places of Public Assembly shall be Conditional Use in the B-3, Highway
Business District.
Section 2.Chapter 5, Section 2(D)(8) is hereby amended to add the following:
(8) Places of Public Assembly
(f) Public Assembly in the B-3 District:
(i) Shall only be allowed on properties of 10 acres in size or more.
(ii)Public Assembly uses must occupy buildings of at least 20,000
gross square feet of area.
(iii) Public Assembly uses in the B-3 district shall provide off-street
parking areas that are designed to meet their unique traffic patterns
and parking accumulation ratios. For the B-3 district, the
requirement shall be one parking space per 2.5 seats in the main
assembly area, based on the building code calculation for
maximum occupancy.
(iv) Proposed Public Assembly applications in the B-3 District will be
required to provide a traffic study demonstrating peak traffic
periods, and the ability to manage traffic loads without negatively
impacting the adjoining public streets. Private and/or public street
improvements may be required to ensure no negative impacts.
(v) CUP applications for Public Assembly uses in the B-3 District will
require the identification of the principal use, and those other uses
of the subject property that are proposed as accessory uses. All
such uses must be allowed in the B-3 District.
2
Section 4.The City Clerk is hereby directed to make the changes required by this Ordinance
as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to
renumber the tables and chapters accordingly as necessary to provide the intended
effect of this Ordinance. The City Clerk is further directed to make necessary
corrections to any internal citations and diagrams that result from such
amendments, provided that such changes retain the purpose and intent of the
Zoning Ordinance as has been adopted.
Section 5.This Ordinance shall take effect and be in full force from and after its passage and
publication. Revisions will be made online after adoption by Council. Copies of
the complete Zoning Ordinance are available online and at Monticello City Hall.
__________________________________
Brian Stumpf, Mayor
ATTEST:
___________________________________
Jeff O’Neill, Administrator
AYES:
NAYS:
Map Amendment Rezoning B-3 (Highway
Business) to B-2 (Limited Business) & Text
Amendment within B-3 to allow Places of Public
Assembly as a Permitted or Conditional Use
Lot 001, Block 001, Gould Addition, 155-184-001010, 3939 Chelsea Rd W
Created By: City of Monticello
Date Created: 7/17/2015
Planning Commission Agenda 06/03/14
1
9. Analysis related to Interim Ordinance #590, an Interim Ordinance Allowing Places
of Public Assembly on a Temporary Basis as a Principal or Accessory Use in a
B-3(Highway Business) District (NAC)
A. REFERENCE & BACKGROUND
Request(s): In response to the City’s recent establishment of an
interim ordinance associated with the temporary
allowance of “places of public assembly” within B-3,
Highway Business Districts, related background
information has been assembled for the Planning
Commission’s consideration.
ANALYSIS
Interim Ordinance Amendment. This spring, the City Council approved an interim
ordinance to allow “places of public assembly” on a temporary basis (as a principal or
accessory use) in B-3, Highway Business Districts by interim use permit. In
conjunction with such approval, the City Council also approved a specific interim use
permit to allow “a place of public assembly” (Faith Family Life Center) on the former
Cornerstone Chevrolet property located at 3939 Chelsea Road West.
The purpose of an interim ordinance is to allow a municipality to put temporary
standards in place applicable to all or part of its jurisdiction for the purpose of
protecting the planning process and the health, safety and welfare of its citizens
(MS§462.355 Subd.4). Within the duration of the interim ordinance, the City must
also initiate a study to evaluate the potential impact of a policy to consider changes to
its land use controls.
An examination of the City’s existing regulation of “places of public assembly” is
considered an appropriate next step in regard to an evaluation of the use.
“Place of Public Assembly” Definition. The City’s Zoning Ordinance defines a
“place of public assembly” as follows:
An institution or facility that congregations of people regularly attend to
participate in or hold meetings, workshops, lectures, civic activities, religious
services, and other similar activities, including buildings in which such
functions and activities are held.
The preceding definition includes churches, fraternal lodges, and social clubs.
Planning Commission Agenda 06/03/14
2
To be noted is that the preceding definition does not include “motion picture
theaters.” Rather, “motion picture theaters” are considered a type of “indoor
commercial entertainment” as defined in the Ordinance.
Comprehensive Plan. The Land Use Plan, as included in the City’s 2008
Comprehensive Plan, depicts series of “places” for private development. These
include “Places to Live”, “Places to Shop”, “Places to Work”, and “Downtown.”
A “place of public assembly” is a unique use in that it is not necessarily a place to
live, shop or work.
The Comprehensive Plan does however, make reference to “Places for Community”
which appears to include “places of public assembly” from a land use perspective.
According to the Plan, “Places for Community” include public and semi-public land
uses. Public uses include all governmental facilities and schools. The category also
includes churches, cemeteries, hospitals and other institutional uses.
To be noted is that the Comprehensive Plan does not guide the location of new
churches, schools public buildings and other institutional uses. However, the Plan
notes that new “Places for Community” will be needed in the northwest area of the
City as it develops.
The Plan also notes that new institutional uses should be allowed in residential areas
under certain conditions. In this regard, aspects of proposed institutional uses related
to the following must be considered:
Size/scale of development in relation to the surrounding neighborhood.
Parking impacts upon surrounding residential areas.
Traffic impacts.
Lighting and signage should be compatible with surrounding residential areas.
District Allowance. “Places of public assembly”, as defined by the Zoning
Ordinance, are presently allowed within the City as follows:
Zoning District District Purpose District Allowance
R-1, Single Family
Residence
To provide for low density, single
family, detached residential dwelling
units and directly related
complementary uses.
Conditional Use
R-2, Single and Two
Family Residence
To provide for low to moderate density
one and two unit dwellings and
directly related complementary uses.
Conditional Use
TN, Traditional
Neighborhood Residence
To provide for medium density, single
family, detached residential dwelling
units and directly related
complementary uses.
Conditional Use
R-4, Medium-High
Density Residence
To provide for medium to high density
housing in multiple family structures
Conditional Use
Planning Commission Agenda 06/03/14
3
of 13 or more units per building, and at
densities of between 10 and 25 units
per acre.
B-2, Limited Business
To provide for low intensity retail or
service outlets which deal directly with
the customer for whom the goods or
services are furnished.
Permitted Use
CCD, Central
Community District
To provide for a wide variety of land
uses, transportation options, and public
activities in the downtown Monticello
area, and particularly to implement the
goals, objectives, and specific
directives of the Comprehensive Plan,
and in particular, the Embracing
Downtown Monticello report and its
Design Guidelines.
Conditional Use, all
sub-districts
B-3, Highway Business
To provide for limited commercial and
service activities and provide for and
limit the establishment of motor
vehicle oriented or dependent
commercial and service activities.
Interim Use (per
recently approved
amendment)
Performance Standards. Section 5.2 of the Zoning Ordinance establishes a set of
performance standards which are specific to all “places of public assembly” within
the City. These conditions, as reiterated below, are to be applied in addition to basic
general provisions and district standards.
1. Institutions on parcels exceeding 20,000 square feet in area shall be located
with direct frontage on, and access to, a collector or arterial street.
2. The buildings are set back from adjoining residential districts a distance no
less than double the adjoining residential setback.
3. When abutting a residential use in a residential use district, the property shall
be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in
accordance with section 4.1(G) of the Ordinance.
4. Adequate off-street parking and access is provided on the site or on lots
directly abutting or directly across a public street or alley to the principal use
in compliance with Section 4.8 of this ordinance and that such parking is
adequately screened and landscaped from surrounding and abutting residential
uses in compliance with Section 4.1(F) of the Ordinance.
5. Adequate off-street loading and service entrances are considered and
satisfactorily provided.
There are a couple of categories of issues raised by the interim use request. These are
summarized below, with staff comments included.
Planning Commission Agenda 06/03/14
4
1. A primary purpose of the City’s Zoning Ordinance is to implement the land use
directives of the City’s Comprehensive Plan. Thus, a primary question to be
answered is whether or not the current Comprehensive Plan policies related to “places
of public assembly” remain applicable. Recognizing that “places of public assembly”
are not specifically referenced in the Plan, the following questions are raised:
a. Are “places of public assembly” clearly a subset of “places for community” as
referenced in the Plan and thus subject to the same land use directives?
Staff Comment: One of the aspects of the code is application of Plan goals to specific
ordinance allowances. The ordinance seems to define Public Assembly as what we
might typically think of as an institutional use, then includes it zones outside of the
land use category (Places for Community) in which it would logically be located. The
purpose of this was the identification of the CCD and B-2 District as districts in
which community-based services would be offered, with an understanding that those
services would be primarily to local residents or businesses. The B-3 District, on the
other hand, is designed to serve, in large part, the traveling public. As such, the B-3
District was not included as a potential location for “Places of Public Assembly”.
b. Is the northwest area of the City still a target area for new “places for
community” which, by understood association, includes “places of public
assembly?”
Staff Comment: Certainly, the northwest area of the city includes the Bertram Lakes
park area, an important, if not dominant, “place for community”. If the park use
constitutes the extent of community land uses in the area, the land use designation
could be seen as muddling that somewhat. Greater definition in the land use plan
might help to address this. That said, other institutional uses are typically sited on a
case-by-case basis, responding to specific requests. The Plan anticipates future
places for community in the northwest, but does not site them.
2. If no changes to the current Comprehensive Plan polices are desired, question exists
whether or not the current provisions of the Zoning Ordinance adequately implement
the Plan’s land use directives related to “places of public assembly.” In this regard,
the following questions are considered worthy of discussion:
a. Should “places of public assembly”, regardless of scale, be allowed in
residential zoning districts?
Staff Comment: The irony of many contemporary religious institutional uses is a
desire for high-exposure, high-access property, with a land use pattern that differs
from commercial businesses that usually populate these areas. At the same time,
church development has evolved to be much more than when churches were
commonly located in the midst of residential neighborhoods. The fact is that
Planning Commission Agenda 06/03/14
5
churches and similar institutional uses have land use characteristics that are neither
compatible with most smaller-scale neighborhoods, nor similar to commercial uses.
The zoning ordinance use of the term “public assembly” could be better defined in
this regard. However, siting church uses in residential areas is so common, it is often
simpler to include these uses in residential zoning districts, preparing special
requirements for them that don’t apply to actual residential development.
Monticello’s ordinance is structured in this way, and it can be a complex matter to
restructure the code to address this single issue. The negative with this approach is
that large-scale church uses are allowed as a matter of right in neighborhoods that
might otherwise object to the levels of activity that some churches generate.
b. Are “places of public assembly” an appropriate allowed use in the City’s CCD
and B-3, Highway Business District? If so, is the present allowance via interim
use permit appropriate?
Staff Comment: This is the crux of the question relating to the City’s interim
ordinance. Currently allowed as permitted uses in the B-2 district and conditional
uses in the CCD, it appears that this inclusion is intended to address the community’s
need for places of public assembly, while recognizing that residentially zoned
properties may not be able to adequately accommodate public assembly in terms of
site design and size. As noted above, many churches are more likely to seek high-
profile commercial sites than the B-2 and CCD. The question for the City is whether
these uses are considered appropriate in these higher-profile sites and specifically in
the B-3 District given its purpose to provide for and limit the establishment of motor
vehicle oriented or dependent commercial and service activities.
c. Are the performance standards specifically related to “places of public
assembly” considered adequate are or some changes desired?
Staff Comment: The presumption here is that the current standards are appropriate,
and that instead, the question is whether a use with these characteristics should be
allowed permanently in the B-3 District.
d. Should the definition of “place of public assembly” be modified to note that
“indoor commercial entertainment” (e.g. motion picture theaters) is not for the
purposes of the Ordinance, considered a “place of public assembly?”
Staff comment: If more permanent changes to the ordinance are to be considered,
definitions should also be addressed. If the City is satisfied with the current land use
pattern and zoning arrangement, the definitions are probably adequate.
SUMMARY
Prior to the current zoning ordinance, the City utilized a specialized zoning district for
institutional uses, including religious institutions. At one point, a concern arose in the
zoning law realm as to whether cities would be required to accommodate church
Planning Commission Agenda 06/03/14
6
assembly uses anywhere that commercial assembly uses are allowed. This concern
was based in a couple of federal laws (“RFRA”- the Religious Freedom Restoration
Act; and “RLUIPA” – the Religious Land Use and Institutionalized Persons Act),
along with a couple of prominent legal challenges in the federal courts.
The essential thrust of these federal actions was a clarification that a zoning authority
could not discriminate against a particular land use merely on the basis of the fact that
the land use was religious in nature. The most commonly applied example of this
principle used a movie theater and a traditional church use. It was proposed that since
both uses have a main assembly hall area, where a city allowed theatres, it must also
allow churches. As a result, many ordinances were written to include “public
assembly” as a land use, and then incorporating it into wherever movie theatres were
allowed.
In Monticello’s ordinance, however, the distinction was essentially focused on the
perceived service area of the facility. As a result, the ordinance was constructed to
allow church uses in residential areas as they traditionally have been, and to
incorporate them into limited commercial districts –those designed to serve local
members of the community as opposed to a more regional focus.
Thus, the real question for the City, related to the interim ordinance, is whether the B-
3 District should be included as an eligible location for public assembly uses as
defined. Historically the City has been reluctant to remove land from its available
stock of potential business locations. Making a change such as this would potentially
reduce available commercial land assuming that some of the existing property
(including the parcel subject to the current IUP) would be converted to public
assembly use, rather than a more traditional auto-related commercial development.
In summary, the current ordinance appears to adequately serve the intent of the
Comprehensive Plan in focusing on the groups of populations being served. Adding
Places of Public Assembly to the B-3 District, and expanding this use to a regionally-
focused land use category would be inconsistent with the City’s original planning
approach, since such a change would expand the potential siting for such uses to
much of the Highway 25 corridor (as currently zoned).
B. ALTERNATIVE ACTIONS
1. Approve calling for a public hearing to consider amendments to the zoning ordinance
establishing Places of Public Assembly as a permanent land use category option in
the B-3 Zoning District.
2. Deny calling for public hearing on the amendment, permitting the current interim
ordinance to expire at the end of August, 2014 and to direct preparation of a
resolution of findings.
Planning Commission Agenda 06/03/14
7
C. STAFF COMMENTS/RECOMMENDATION
If the City is satisfied with the current land use pattern, there would be no necessity to
change the ordinance. The current interim ordinance would expire, as would the IUP
in August.
If the City believes that a broader allowance for public assembly uses is appropriate,
there are two basic options:
1. Amend the zoning ordinance to add public assembly uses in other districts,
such as the B-3. With this alternative, there are some changes to definitions
and other standards requirements that would be appropriate.
2. Reconsider a zoning district that caters specifically to institutional uses, such
as schools, religious assembly uses, and public activities.
3. Consider changing zoning designations for appropriate institutional use
parcels to residential, or perhaps B-2, if such parcels are properly located to
meet the intent of the zoning district. This could be done on a case-by-case
basis at the request of individual property owners.
Staff does not recommend the permanent amendment as related to the interim ordinance.
The structure of the zoning ordinance is set up to create various land use districts based
generally on the intended service population. The ordinance, and the Comprehensive
Plan, treats institutional uses as those that focus their services primarily on the local
community. As such, the inclusion of Places of Public Assembly in the B-2 District and
CCD as the only commercial accommodation for such uses is sensible. Including such
uses in the B-3 district would alter the City’s intent in the design of its ordinance and
other planning regulations.
D. SUPPORTING DATA
A. Interim Ordinance #590
B. Monticello Comprehensive Plan, Chapter 3, Places for Community (see Item 5 exhibit)
C. Monticello Zoning Ordinance, Excerpts:
5.1 – Use Table
5.2 (D) – Regulations for Civic & Institutional Uses
8.4 - Definitions
County Hwy 75
Chelsea Rd
State Hwy 2585th St NE90th St NELinn StPine St7th St
School Blvd
Riverview Dr
Cedar StW River St
Marvi
n RdJason Ave
Dundas Rd
W Broadway St
Hart Blvd
Country LaHaug Ave NEElm StW 4th St
Fenning Ave NEOakwook DrMa ll a r d L a
95th St NE
Fallon Ave NEEdmonson Ave NEMississippi Dr
5th St
Country Club Rd
Sandberg RdPelican LaF a l c o n D r
Fenning AveWalnut StOak Ridge DrOriole LaClub View Rd
Broadway St
Hillcrest Rd
E River St
Headman La
Mi
l
l
Trai
l
LaFalcon Ave NEWright StBenton StElwood RdRamsey St6th St
River Mill Dr
Wildwood Way
Hilltop Dr
Mill Run Rd
O a k V ie w L a
Farmstead AveMartin Dr
4th St E
3rd St E
Red Rock LaGillard Ave NEMaple StFallon DrWillow StView La EGrey Stone AveMarvin Elwood Rd
Fieldcrest CirFairway DrJason Ave NEVine StM e a d o w L a
Jerry Liefert Dr
Praire Rd
Starling DrPalm StUnknown or No StreetnameFallon AveGolf Course Rd
Falcon AveKevin Longley Dr Craig LaRed Oak LaFront St
5th St W
Thomas Park D rLocust StM o c k i n g b i r d L a
W 3rd St
Eastwood CirBri ar Oa ks Bl v d
F
a
r
ms
t
e
a
d
Dr Henipin StEider LaDayton StOak La
River Forest Dr
Meadow Oak Ave
Kampa Cir
Oak Ri
dge Ci
rM i l l C t
R i v e r R i d ge L a
Garrison AveOakview CtDundas CirKenneth LaOtter Creek RdMinnesota StEagle CirCrocus LaMeadow Oak La
Stone Ridge DrChestnut St120 th St N EDarrow Ave NE
Diamond Dr
Pebble Brook Dr
Widgeon LaWashington StBunker CirHomestead DrThomas CirEn
di
c
ot
t
TrCenter CirOak View CirSandtrap CirCountr y Cir
Cheyen Ct
Old Territoral Rd
Tanager CirHillcrest CirOs prey Ct
Acorn CirBalboul CirS
w
allo
w
C
irRiverside C irMeadow Oak CtMatthew CirE Oak DrStone R idge C irOakwood DrMeadow Oak Ave NECounty Hwy 75
Hart BlvdMarvin RdMarvin RdWright St90th St NECedar StMinnesota St01
City of MonticelloOfficial Zoning Map
10-10-14
:Legend
BASE ZONING DISTRICTS
Residential Districts
-- Low Residential Densities
-- Medium Residential Densities
-- High Residential De nsities
Business Districts
Industrial Districts
OTHER
Water
A-O
R-A
R-1
T-N
R-2
R-PUD
R-3
R-4
B-1
B-2
B-3
B-4
CCD
IBC
I-1
I-2
M-H
Mississippi Wild, Scenic & Rec Overlay District
OVERLAY DISTRICTS
Performance Based Overlay District
!!!!!!!!!!!!!!Shoreland District
Special Use Overlay District
!!!!!!!!!!!!!!Freeway Bonus Sign District
PUDs
Swan River01
CHAPTER 3: ZONING DISTRICTS
Section 3.5 Business Base Zoning Districts
Subsection (D) B-2: Limited Business District
City of Monticello Zoning Ordinance Page 109
(D) B-2: Limited Business District
Section 3.5 (D)
B-2 Limited Business District
The purpose of the “B-2” limited business district is to
provide for low intensity retail or service outlets which
deal directly with the customer for whom the goods or
services are furnished. The uses allowed in this district
are to provide goods and services on a limited
community market scale and located in areas which are
well served by collector or arterial street facilities at the
edge of residential districts.
Maximum Residential Density = Ten (10) dwelling
units per gross acre.
Base Lot Area
No minimum
Base Lot Width
Minimum = 100 ft.
Typical B-2 Building Types
Typical B-2 Lot Configuration
CHAPTER 3: ZONING DISTRICTS
Section 3.5 Business Base Zoning Districts
Subsection (D) B-2: Limited Business District
TABLE 3-12: B-2 DEVELOPMENT STANDARDS
REQUIRED YARDS (in feet)
Max Height (stories Max Floor Area Max Impervious (%
Interior Street
/ feet) Ratio (FAR) of gross lot area)
Front Rear
Side Side
2 stories
30 10 20 20 (Reserved) (Reserved)
All Uses
30 feet \[1\]
\[1\]: Multi-story buildings may be allowed as a conditional use pursuant to Section 2.4(D) contingent upon
strict adherence to fire safety code provisions as specified by the International Building Code as adopted
in Title 4, Chapter 1 of the Monticello City Code.
Accessory
See Section 5.3(B) for all general standards and limitations on accessory structures.
Structures
Section 3.3, Common District Requirements
Section 3.5(B), Standards Applicable to All Business Base Zoning Districts
Other
Section 4.1, Landscaping and Screening Standards
Regulations
to Consult
Section 4.5, Signs
(not all
Section 4.8, Off-Street Parking
inclusive)
Section 4.9, Off-Street Loading
Section 4.11, Building Materials
Page 110 City of Monticello Zoning Ordinance
CHAPTER 3: ZONING DISTRICTS
Section 3.5 Business Base Zoning Districts
Subsection (E) B-3: Highway Business District
City of Monticello Zoning Ordinance Page 111
(E) B-3: Highway Business District
Section 3.5 (E)
B-3 Highway Business District
The purpose of the “B-3” (highway business) district is
to provide for limited commercial and service activities
and provide for and limit the establishment of motor
vehicle oriented or dependent commercial and service
activities.
Base Lot Area
No minimum
Base Lot Width
Minimum = 100 ft.
Typical B-3 Building Types
Typical B-3 Lot Configuration
CHAPTER 3: ZONING DISTRICTS
Section 3.5 Business Base Zoning Districts
Subsection (E) B-3: Highway Business District
TABLE 3-13: B-3 DEVELOPMENT STANDARDS
REQUIRED YARDS (in feet)
Max Height (stories Max Floor Area Max Impervious (%
Interior Street
/ feet) Ratio (FAR) of gross lot area)
Front Rear
Side Side
2 stories
30 10 20 30 30 feet (Reserved) (Reserved)
All Uses
\[1\]
\[1\]: Multi-story buildings may be allowed as a conditional use pursuant to Section 2.4(D) contingent upon
strict adherence to fire safety code provisions as specified by the International Building Code as adopted
in Title 4, Chapter 1 of the Monticello City Code.
Accessory
See Section 5.3(B) for all general standards and limitations on accessory structures.
Structures
Section 3.3, Common District Requirements
Section 3.5(B), Standards Applicable to All Business Base Zoning Districts
Other
Section 4.1, Landscaping and Screening Standards
Regulations
to Consult
Section 4.5, Signs
(not all
Section 4.8, Off-Street Parking
inclusive)
Section 4.9, Off-Street Loading
Section 4.11, Building Materials
Page 112 City of Monticello Zoning Ordinance
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
City of Monticello Zoning Ordinance Page 315
CHAPTER 5: USE STANDARDS
5.1 Use Table
(A) Explanation of Use Table Structure
(1) Organization of Table 5-1
Table 5-1 organizes all principal uses by Use Classifications and Use Types.
(a) Use Classifications
The Use Classifications are: Agricultural Uses; Residential Uses; Civic and
Institutional Uses; Office Use; Commercial Uses; and Industrial Uses. The
Use Classifications provide a systematic basis for assigning present and future
land uses into broad general classifications (e.g., residential and commercial
uses). The Use Classifications then organize land uses and activities into
specific “Use Types” based on common functional, product, or physical
characteristics, such as the type and amount of activity, the type of customers
or residents, how goods or services are sold or delivered and site conditions.
(b) Use Types
The specific Use Types identify the specific uses that are considered to fall
within characteristics identified in the use Classifications. For example;
detached dwellings, parks and recreational areas, and schools are “Use Types”
in the Single Family Residence District.
(2) Symbols used in Table 5-1
(a) Permitted Uses = P
A “P” indicates that a use is permitted by right, subject to compliance with all
other applicable provisions of this ordinance. Uses may be subject to special
regulations as referenced in the “Additional Requirements” column.
(b) Conditionally Permitted Uses = C
A “C” indicates that a use is permitted provided the City can establish
conditions necessary to ensure the use is compatible to the proposed location
and surrounding properties. Inability of the City to establish conditions to
adequately control anticipated impacts is justification for denial of a
conditionally permitted use. Conditional Uses may also be subject to special
regulations as referenced in the “Additional Requirements” column.
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
Page 316 City of Monticello Zoning Ordinance
(c) Interim Permitted Uses = I
An “I” indicates that a use may be permitted for a brief period of time
provided certain conditions are met, and a specific event or date can be
established for discontinuance of the use. Inability of the City ]o establish
conditions to adequately control anticipated impacts is justification for denial
of an interim permitted use. Interim Permitted Uses may also be subject to
special regulations as referenced in the “Additional Requirements” column.
(d) Prohibited Uses = Shaded Cells
A shaded cell indicates that the listed use is prohibited in the respective base
zoning district.
(e) Unlisted Uses
If an application is submitted for a use that is not listed in Table 5-1, the
Community Development Department is authorized to classify the new or
unlisted use into an existing Use Type that most closely fits the new or
unlisted use. If no similar use determination can be made, the use will be
considered prohibited in which case an amendment to the ordinance text
would need to be initiated to clarify if, where, and how a proposed use could
be established.
TABLE 5-1: USES BY DISTRICT
Use Types
“P” = Permitted
“C” = Conditionally
Permitted
“I” = Interim Permitted
Base Zoning Districts
Additional
Requirements A
O
R
A
R
1
R
2
T
N
R
3
R
4
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Agricultural Uses
Agriculture P P P P P P P P P P P P *SEE TABLE 5-1A P P P 5.2(B)(1)
Agricultural Sales P 5.2(B)(2)
Community Gardens P P P P P P P P P 5.2(B)(3)
Stables C 5.2(B)(4)
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
City of Monticello Zoning Ordinance Page 317
TABLE 5-1: USES BY DISTRICT (cont.)
Use Types
“P” = Permitted
“C” = Conditionally
Permitted
“I” = Interim Permitted
Base Zoning Districts
Additional
Requirements A
O
R
A
R
1
R
2
T
N
R
3
R
4
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Residential Uses 5.2(C)(1)
Attached Dwelling Types 5.2(C)(2)(a)
- Duplex P C *SEE TABLE 5-1A 5.2(C)(2)(b)
- Townhouse C P 5.2(C)(2)(c)
- Multiple-Family C P C C 5.2(C)(2)(d)
Detached Dwelling P P P P P P None
Group Residential
Facility, Single Family P P P P P 5.2(C)(3)
Group Residential
Facility, Multi-Family C C C 5.2(C)(3)
Mobile & Manufactured
Home / Home Park C C C P C 5.2(C)(4)
Civic & Institutional Uses
Active Park Facilities
(public) P P P P P P P P P P P P *SEE TABLE 5-1A P P P None
Active Park Facilities
(private) P P P P P P P 5.2(D)(1)
Assisted Living Facilities C P C 5.2(D)(2)
Cemeteries C C C C C C C 5.2(D)(3)
Clinics/Medical Services C P P C None
Essential Services P P P P P P P P P P P P P P P None
Hospitals C P P C 5.2(D)(4)
Nursing/Convalescent
Home C C C C C C C C C P P 5.2(D)(5)
Passenger Terminal C C C C None
Passive Parks and Open
Space P P P P P P P P P P P P P P P None
Public Buildings or Uses C C C C C C C P C C P P C P P 5.2(D)(6)
Schools, K-12 C C C C C C I I 5.2(D)(7)
Schools, Higher
Education C None
Place of Public Assembly C C C C C P 5.2(D)(8)
Utilities (major) C C C C C C C C C C C C C C C 5.2(D)(9)
Office Uses
Offices P P C P * P P P 5.2(E)
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
Page 318 City of Monticello Zoning Ordinance
TABLE 5-1: USES BY DISTRICT (cont.)
Use Types
“P” = Permitted
“C” = Conditionally
Permitted
“I” = Interim Permitted
Base Zoning Districts
Additional
Requirements A
O
R
A
R
1
R
2
T
N
R
3
R
4
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Commercial Uses
Adult Uses *SEE TABLE 5-1A P P 3.7(K)
Auction House C 5.2(F)(2)
Auto Repair – Minor C C P P 5.2(F)(3)
Automotive Wash Facilities P C 5.2(F)(4)
Bed & Breakfasts C C C C C 5.2(F)(5)
Boarding House C 5.2(F)(6)
Business Support Services P P P P P None
Commercial Lodging C P P 5.2(F)(7)
Communications/Broadcasting P P P P 5.2(F)(8)
Convenience Retail C P P P 5.2(F)(9)
Country Club C 5.2(F)(10)
Day Care Centers C C P P C 5.2(F)(11)
Entertainment/Recreation,
Indoor Commercial P C C C 5.2(F)(12)
Entertainment/Recreation,
Outdoor Commercial C C C C 5.2(F)(13)
Financial Institution P C P 5.2(F)(14)
Funeral Services P P 5.2(F)(15)
Kennels (commercial) C 5.2(F)(16)
Landscaping / Nursery
Business P 5.2(F)(17)
Personal Services C P P P P P 5.2(F)(21)
Recreational Vehicle Camp
Site C C 5.2(F)(23)
Repair Establishment C P P 5.2(F)(24)
Restaurants C P P 5.2(F)(25)
Retail Commercial Uses
(other) P P P 5.2(F)(26)
Specialty Eating
Establishments C P P P 5.2(F)(27)
Vehicle Fuel Sales C C C 5.2(F)(28)
Vehicle Sales and Rental C C 5.2(F)(29)
Veterinary Facilities (Rural) C 5.2(F)(30)
Veterinary Facilities
(Neighborhood) C C C 5.2(F)(30)
Wholesale Sales P P P None
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
City of Monticello Zoning Ordinance Page 319
TABLE 5-1: USES BY DISTRICT (cont.)
Use Types
“P” = Permitted
“C” = Conditionally
Permitted
“I” = Interim Permitted
Base Zoning Districts
Additional
Requirements A
O
R
A
R
1
R
2
T
N
R
3
R
4
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Industrial Uses
Auto Repair – Major C *SEE TABLE 5-1A P P 5.2(G)(1)
Bulk Fuel Sales and
Storage P P 5.2(G)(2)
Contractor's Yard,
Temporary I I I 5.2(G)(3)
Extraction of Materials I I I 5.2(G)(4)
General Warehousing C C P P 5.2(G)(5)
Heavy Manufacturing C 5.2(G)(6)
Industrial Services C P None
Land Reclamation C C C C C C C C C C C C C C C 5.2(G)(7)
Light Manufacturing P P P 5.2(G)(8)
Machinery/Truck Repair
& Sales P P 5.2(G)(9)
Recycling and Salvage
Center C C 5.2(G)(10)
Self-Storage Facilities P C P 5.2(G)(11)
Truck or Freight
Terminal C P P 5.2(G)(12)
Waste Disposal &
Incineration C 5.2(G)(13)
Wrecker Services C P 5.2(G)(14)
TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES
Use Types
“P” = Permitted
“C” = Conditionally Permitted
“I” = Interim Permitted
Sub-Districts
Exceptions Additional
Requirements F-1 F-2 F-3 L
Commercial Day Care C C C C none 5.2(F)(11)
Commercial Lodging P P C none 5.2(F)(7)
Commercial Offices – Principal C P P C L-2: NA first floor,
CUP upper floors 5.2(F)(19)
Commercial Recreation: Indoor P P C C none 5.2(F)(12)
Commercial Recreation:
Outdoor C C none 5.2(F)(13)
Convenience Retail C P* C C *F-2 Drive Through by CUP 5.2(F)(9)
Funeral Services C C none 5.2(F)(15)
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
Page 320 City of Monticello Zoning Ordinance
TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES (cont.)
Use Types
“P” = Permitted
“C” = Conditionally Permitted
“I” = Interim Permitted
Sub-Districts
Exceptions Additional
Requirements F-1 F-2 F-3 L
Medical / Clinical Services C P P P L-2: NA first floor,
CUP upper floors 5.2(F)(18)
Personal Services P P P P L-3: CUP 5.2(F)(21)
Places of Public Assembly C C C C none 5.2(F)(22)
Professional Office-Services
Including Financial Institutions P P P C L-2: NA first floor,
CUP upper floors
5.2(F)(14)
5.2(F)(20)
Restaurants, Bars < 10,000 SF P P C C none 5.2(F)(25)
Restaurants, Bars > 10,000 SF P C C none 5.2(F)(25)
Retail Sales < 10,000 SF P P C C none 5.2(F)(26)
Retail Sales > 10,000 SF P C C none 5.2(F)(26)
Retail with Service P C C L-2: NA first floor,
CUP upper floors 5.2(F)(26)
Specialty Eating Establishments
< 10,000 SF P* P* C* P* *Drive Through by CUP 5.2(F)(27)
Vehicle Fuel Sales C C C 5.2(F)(28)
Veterinary Facilities C P C C none 5.2(F)(30)
Residential – Upper Floors P P P P L-2: NA
Residential – Street Level C C L-2: NA
Residential – Multiple Family C C L-2: NA
Residential – Townhouse C none
Residential – Single Family C none
Industrial PUD L-3: PUD Only
Public Buildings or Uses C C C P none
CHAPTER 5: USE STANDARDS
Section 5.2 Use-Specific Standards
Subsection (D) Regulations for Civic and Institutional Uses
City of Monticello Zoning Ordinance Page 333
(d) Adequate off-street parking and access is provided on the site or on lots
directly abutting or directly across a public street or alley to the principal use
in compliance with Section 4.8 of this ordinance and that such parking is
adequately screened and landscaped from surrounding and abutting residential
uses in compliance with Section 4.1(F) of this ordinance.
(e) Adequate off-street loading and service entrances are considered and
satisfactorily provided in accordance with Section 4.9 of this ordinance.
(f) Exterior lighting standards outlined in Section 4.4 of this ordinance shall be
met.
(g) If locating within an industrial zoning district:
(i) A specified termination date is documented.
(ii) The proposed parcel has adequate improved parking to accommodate the
student capacity.
(iii) The proposed building is constructed or altered only in ways which do not
interfere with future refitting for industrial use.
(8) Places of Public Assembly
(a) Institutions on parcels exceeding 20,000 square feet in area shall be located
with direct frontage on, and access to, a collector or arterial street.
(b) The buildings are set back from adjoining residential districts a distance no
less than double the adjoining residential setback.
(c) When abutting a residential use in a residential use district, the property shall
be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in
accordance with section 4.1(G) of this ordinance.
(d) Adequate off-street parking and access is provided on the site or on lots
directly abutting or directly across a public street or alley to the principal use
in compliance with Section 4.8 of this ordinance and that such parking is
adequately screened and landscaped from surrounding and abutting residential
uses in compliance with Section 4.1(F) of this ordinance.
(e) Adequate off-street loading and service entrances are considered and
satisfactorily provided.
Section 4.1(F):
Standards for
Vehicular Use Area
Landscaping
Section 4.1(F):
Standards for
Vehicular Use Area
Landscaping
CHAPTER 8: RULES & DEFINITIONS
Section 8.4 Definitions
Subsection (B) Lots
Page 454 City of Monticello Zoning Ordinance
SIGN, CHANGEABLE COPY: A sign or portion thereof that has a reader board for the
display of text information in which each alphanumeric character, graphic or symbol is
defined by objects not consisting of an illumination device and may be changed or
rearranged manually or mechanically with characters, illustrations, letters or numbers that
can be changed or rearranged without altering the face or surface of the sign structure.
SIGN, CHANGEABLE COPY (ELECTRONIC): A sign or portion thereof that displays
electronic, non-pictorial text information in which each alphanumeric character, graphic, or
symbol is defined by a small number of matrix elements using different combinations of light
emitting diodes (LEDs), fiber optics, light bulbs or other illumination devices within the
display area. Electronic changeable copy signs include computer programmable,
microprocessor controlled electronic displays. Electronic changeable copy signs include
projected images or messages with these characteristics onto buildings or objects. Electronic
changeable copy signs do not include official signs. Electronic changeable copy signs may
also be dynamic display signs if the definition of dynamic display sign is met.
SIGN, COMMUNITY EVENT: A sign displaying information related to a community event
open to the public when such event is sponsored or operated by a person or organization in a
not-for-profit capacity. Qualifying organizations shall include:
(A) Any organization established under Internal Revenue Code Section as a not-for-profit;
(B) Any other organization or individual registering with the Secretary of State as a not-for-
profit;
(C) Any other organization or individual registering with the City of Monticello and
meeting the requirements established by the City Council.
SIGN, DYNAMIC DISPLAY: Any characteristics of a sign that appear to have movement or
that appear to change, caused by any method other than physically removing and replacing the
sign or its components, whether the apparent movement or change is in the display, the sign
structure or any other component of the sign. This includes displays that incorporate
technology or methods allowing the sign face to change the image without having to
physically or mechanically replace the sign face or its components as well as any rotating,
revolving, moving, flashing, blinking or animated display and any display that incorporates
rotating panels, LED lights manipulated through digital input, digital ink or any other method
or technology that allows the sign face to present a series of images or displays. All dynamic
displays are changeable copy signs, but not all changeable copy signs are dynamic displays.
Changeable Copy
Sign
3-4 | Land Use City of Monticello
Figure 3-2: Land Use Plan Map
£¤10£¤10Æÿ25!(14!(11!(43!(50!(68!(5!(81§¨¦94 Æÿ25!(75!(18!(117!(39!(106!(37!(13100.510.25Miles-November 1, 2011Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use PlanLegendPlaces to LivePlaces to ShopPlaces to WorkPlaces to RecreatePlaces for CommunityDowntownMixed UseInterchange Planning AreaUrban ReserveInfrastructureRivers and StreamsPublic Waters InventoryWetlands (National & Public Waters Inventories)Potential GreenwayPotential InterchangeFuture BridgeExisting Arterial or Collector RoadProposed Arterial or Collector RoadPowerlineMonticello City BoundaryOrderly Annexation AreaAmended by City Council Resolution 2011-92, September 26, 2011£¤10£¤10Æÿ25!(14!(11!(43!(50!(68!(5!(81§¨¦94 Æÿ25!(75!(18!(117!(39!(106!(37!(13100.510.25Miles-November 1, 2011Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use PlanLegendPlaces to LivePlaces to ShopPlaces to WorkPlaces to RecreatePlaces for CommunityDowntownMixed UseInterchange Planning AreaUrban ReserveInfrastructureRivers and StreamsPublic Waters InventoryWetlands (National & Public Waters Inventories)Potential GreenwayPotential InterchangeFuture BridgeExisting Arterial or Collector RoadProposed Arterial or Collector RoadPowerlineMonticello City BoundaryOrderly Annexation AreaAmended by City Council Resolution 2011-92, September 26, 2011£¤10£¤10Æÿ25!(14!(11!(43!(50!(68!(5!(81§¨¦94 Æÿ25!(75!(18!(117!(39!(106!(37!(13100.510.25Miles-November 1, 2011Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use PlanLegendPlaces to LivePlaces to ShopPlaces to WorkPlaces to RecreatePlaces for CommunityDowntownMixed UseInterchange Planning AreaUrban ReserveInfrastructureRivers and StreamsPublic Waters InventoryWetlands (National & Public Waters Inventories)Potential GreenwayPotential InterchangeFuture BridgeExisting Arterial or Collector RoadProposed Arterial or Collector RoadPowerlineMonticello City BoundaryOrderly Annexation AreaAmended by City Council Resolution 2011-92, September 26, 2011
3-12 | Land Use City of Monticello
f Promoting wage levels that provide incomes
needed to purchase decent housing, support local
businesses and support local government services.
f Take advantage of opportunities to attract
companies that have a synergy with existing
companies in the community, including suppliers,
customers and collaborative partners.
f Encouraging the retention and expansion of
existing businesses in Monticello.
Policies – Places to Work
1. The City will use the Comprehensive Plan to
designate and preserve a supply of land for Places
to Work that meets current and future needs.
2. Consistent with the vision for the future of
Monticello, the Land Use Plan promotes the
establishment of business campus settings that
provide a high level of amenities, including
architectural controls, landscaping, preservation of
natural features, storage enclosed within buildings,
and other features. The zoning ordinance,
subdivision regulations and other land use controls
will also be used to create and maintain the desired
business campus settings.
3. Places to Work supports the City’s desire to attract
businesses that complement existing businesses
or benefit from the community’s infrastructure,
including power and telecommunications.
4. The Comprehensive Plan also recognizes that
Places to Work should provide locations for
other general industrial development in the areas
Figure 3-9: Land Use Plan - Places to Shop
£¤10 £¤10
Æÿ25
!(14!(11!(43!(50!(68!(5!(81§¨¦
94
Æÿ25!(75
!(18
!(117!(39
!(106
!(37!(1 3 1
0 0.5 10.25
Miles-
November 1, 2011
Data Source: MnDNR, Sherburne County, Wright
County, and WSB & Associates. Land Use Plan
Legend
Public Waters Inventory
Rivers and Streams
Potential Interchange
Potential Bridge
Powerline
Monticello City Boundary
Orderly Annexation Area
Commerce
Amended by City Council Resolution 2011-92, September 26, 2011
Land Use | 3-132008 Comprehensive Plan ~ Updated 2014
of manufacturing, processing, warehousing,
distribution and related businesses.
5. Places to Work may include non-industrial
businesses that provide necessary support to the
underlying development objectives of this land use.
Examples of supporting land uses include lodging,
office supplies and repair services.
Additional public objectives and strategies for Places
to Work can be found in the Economic Development
chapter.
Places to Shop
Places to Shop designate locations that are or can be
developed with businesses involved with the sale of
goods and services. Places to Shop may include offices
for service businesses. Places to Shop guides land uses
that are both local and regional in nature.
Policies - Places to Shop
In guiding land uses for Places to Shop, the
Comprehensive Plan seeks to:
1. The Comprehensive Plan seeks to attract and retain
businesses that provide goods and services needed
by Monticello residents.
2. The Comprehensive Plan seeks to capture the
opportunity for commercial development that
serves a broader region. Places to Shop with a
regional orientation should be located where
the traffic does not disadvantage travel within
Monticello.
3. Commercial development will be used to expand
and diversify the local property tax base and as an
element of a diverse supply of local jobs.
4. Places to Shop will be located on property with
access to the street capacity needed to support
traffic from these businesses.
5. Each parcel should supply an adequate supply of
parking that makes it convenient to obtain the
goods and services.
6. Building materials, facades and signage should
combine with public improvements to create an
attractive setting.
7. Site design must give consideration to defining
edges and providing buffering or separation
between the commercial parcel and adjacent
residential uses.
These policies help to create sustainable locations for
Places to Shop in a manner that enhances Monticello.
Downtown
The Embracing Downtown Plan was adopted by City
Council resolution 2012-011 on January 9, 2012
and is herein incorporated as an appendix of the
Comprehensive Plan.
Downtown is a unique commercial district that is part
of Monticello’s heritage and identity. It is, however,
no longer possible for Downtown to be Monticello’s
central business district. The mass of current and
future commercial development south of Interstate 94
along TH 25 and in east Monticello along interstate 94
have replaced the downtown area as primary shopping
districts. The future success of downtown requires it
to be a place unlike any other in Monticello.
The Comprehensive Plan seeks to achieve the Vision,
Guiding Principles and Goals described in the
Embracing Downtown Plan. Downtown is intended
to be a mix of inter-related and mutually supportive
land uses. Businesses involved with the sale of goods
and services should be the focus of Downtown land
use. Residential development facilitates reinvestment
and places potential customers in the Downtown area.
Civic uses draw in people from across the community.
The Comprehensive Plan describes issues, plans and policies related to the Downtown in several sections
of the Plan.
3-14 | Land Use City of Monticello
During the planning process, the potential for
allowing commercial activity to extend easterly out of
the Downtown along Broadway was discussed. The
Comprehensive Plan consciously defines Cedar Street
as the eastern edge of Downtown for two basic reasons:
(1) Downtown should be successful and sustainable
before new areas of competition are created; and
(2) The Comprehensive Plan seeks to maintain and
enhance the integrity of residential neighborhoods
east of Downtown.
More than any other land use category, Downtown has
strong connections to other parts of the Comprehensive
Plan. Therefore the City has adopted the Embracing
Downtown Plan as its guiding planning document
for the Downtown. The following parts of the
Comprehensive Plan also address community desires
and plans for the Downtown area:
f The Land Use chapter contains a specific focus
area on Downtown. The focus area contains a
more detailed discussion of the issues facing the
Downtown and potential public actions needed to
address these issues.
f The operation of the street system is a critical
factor for the future of Downtown. The
Transportation chapter of the Comprehensive Plan
and the Transportation chapter of the Embracing
Downtown Plan influence the ability of residents to
travel to Downtown and the options for mitigating
the impacts of traffic on Highway 25 and other
Downtown streets.
f The Parks chapter of the Comprehensive Plan
provides for parks in the Downtown and the trail
systems that allow people to reach Downtown on
foot or bicycle.
f The Economic Development chapter of
the Comprehensive Plan and the Financial
Implementation chapter of the Embracing
Downtown Plan lay the foundation for public
actions and investments that will be needed to
achieve the desired outcomes.
Policies/Guiding Principles – Downtown
1. Downtown is a special and unique part of
Monticello. It merits particular attention in the
Comprehensive Plan and in future efforts to achieve
community plans and objectives.
2. Downtown is intended to be an inter-connected
and supportive collection of land uses. The primary
function of Downtown is as a commercial district.
Other land uses should support and enhance the
overall objectives for Downtown.
3. The City will build on core assets of greater
Downtown Monticello as identified in the
Embracing Downtown Plan.
4. A shared vision among property owners, business
owners and the City is the foundation for effective
team work and long term success.
5. A shared understanding of realistic market potential
is the foundation for design and generation of a
healthy business mix.
6. A safe, attractive human scale environment and
entrepreneurial businesses that actively emphasize
personal customer service will differentiate
Downtown from other shopping districts.
7. Property values can be enhanced if property
owners and the City share a vision for Downtown
and actively seek to cultivate a safe, appealing
environment and attractive business mix.
8. Housing in the Downtown can facilitate necessary
redevelopment and bring potential customers
directly into the area. Housing may be free-
standing or in shared buildings with street level
commercial uses.
9. Downtown is the civic center of Monticello. To
the degree possible, unique public facilities (such
as the Community Center, the Library and the Post
Office) should be located in the Downtown area as
a means to bring people into the Downtown.
10. Downtown should emphasize connections with
the Mississippi River that are accessible by the
public.
11. Downtown should be a pedestrian-oriented place
in a manner that cannot be matched by other
commercial districts.
12. Downtown should have an adequate supply of free
parking for customers distributed throughout the
area.
13. The City and business community must work
actively with MnDOT to ensure safe local access
to business districts.
Land Use | 3-152008 Comprehensive Plan ~ Updated 2014
All of these policies work together to attract people to
Downtown and to enhance the potential for a successful
business environment.
Amendment to Comprehensive Plan/1997 Downtown
Revitalization Plan
Resolution 2010-049, adopted 7/12/10:
At the intersection of Broadway and Pine Streets,
parking lots may be constructed only when all of the
following conditions exist:
f Applicable traffic safety and access requirements
limit the ability to comply with building location
standards of this Plan.
f At least fifty (50) percent of either the Broadway
or Pine Street frontage is occupied by a building
(non-parking area).
f An alternative vertical element is located at the
street corner. This element must be determined
by City Officials to establish an architecturally
compatible corner presence. Such elements
may include, but not be limited to public art,
interpretive signage, architectural business signs,
and architecturally appropriate lighting.
Mixed Use
The Mixed Use is a transition area between the
Downtown and the hospital campus. It has been
created in recognition of the unique nature of this area.
The area serves two functions. It is the edge between
long-term residential neighborhoods and a major
transportation corridor (Broadway Street). It is also a
link between the Downtown, the hospital campus and
the east interchange retail area.
The primary goal of this land use is to preserve and
enhance housing in this part of Monticello. Any
non-residential development should be designed to
minimize the impacts on and conflicts with adjacent
neighborhoods.
Policies - Mixed Use
1. Development should not have direct access to
Broadway street. Access should come from side
street.
2. Non-residential development should be limited to
small retail, service and office businesses. The scale,
character and site design should be compatible with
the adjacent residential neighborhoods.
3. All non-residential development will be oriented
to Broadway Street and not to 3rd Street or River
Street.
4. Commercial development compatible with the
Downtown should be encouraged to locate there.
5. More intense housing and commercial uses may be
allowed if directly related to the hospital.
Places to Recreate
Places to Recreate consist of public parks and private
recreation facilities. The land uses are essential
elements of the quality of life in Monticello. The Parks
and Trails chapter of the Comprehensive Plan describes
the current park and trail system and the future plan
to maintain and enhance this system.
The Comprehensive Plan is only one aspect of managing
the land use for public parks and private recreation
facilities. The City’s zoning regulations place these
locations into a zoning district. Often, the purpose
of the zoning district is to guide private development,
such as housing. Under current State Law, zoning
regulations “trump” the Land Use Plan and govern the
use of land. With the potential for the redevelopment
of golf courses, it is important the Comprehensive Plan
and other land use controls work in concert to achieve
the desired outcomes.
The City’s plans and policies for parks, trails and
open space can be found in the Parks chapter of the
Comprehensive Plan
Places for Community
Places for Community consist of public and semi-
public land uses. Public uses include all governmental
facilities (city, county, state and federal) and schools.
This category also applies to churches, cemeteries,
hospitals, and other institutional uses.
It is important to note that these land uses relate only
to existing land uses. The Comprehensive Plan does
not guide the location of new churches, schools, public
buildings and other institutional land uses. Places for
3-16 | Land Use City of Monticello
Community will be needed in the Northwest area as
it develops.
These uses are typically allowed in residential areas and
governed by zoning regulations. These institutional
uses (such as schools and churches) are important parts
of the fabric of the community, but require guidance
to ensure a proper fit with its residential surroundings.
New institutional use should be allowed in residential
areas under certain conditions. These conditions
should address the aspects of the use that conflict with
desired characteristics of residential neighborhood.
Criteria for locating an institutional use in a residential
land use area include:
1. Size. Large buildings and site areas can disrupt
neighborhood cohesiveness. Use in lower density
residential areas should not be more than [to be
determined] square feet in lot area.
2. Parking. Parking may spill on to neighborhood
streets without adequate on-site facilities. The
parking needs will vary with the use of the facility.
Each facility should provide adequate on-site or
reasonable off-site shared parking based on the use
of the facility.
3. Traffic. Institutional uses should be oriented to
designated collector or arterial streets.
4. Lighting and signage. Site lighting and signage
needs may resemble commercial uses. These site
factors should be managed to fit the character of
the surrounding residential development.
Urban Reserve
The Urban Reserve contains all property in the Orderly
Annexation Area that it not shown for development
in the near term in this Plan. The objective is to
encourage rural and agricultural uses, preventing
barriers to future development opportunities. It is
anticipated that the City will grow into portions of the
Urban Reserve as planned land use areas become fully
developed and capacity for future growth in needed.
The Urban Reserve is not simply a holding area for
future development. Parts of the Urban Reserve are
likely to be preserved as natural resource areas or for
agricultural purposes. Future planning will consider
the locations in the Urban Reserve best suited for
development.
Interchange Planning Area
The Interchange Planning Area encompasses
undeveloped land in the northwest part of Monticello
around the site of a potential west interchange with
Interstate 94. The purpose of this land use is to
preserve the area for future development and prevent
the creation of development barriers.
If built, the area should be planned to support a mixture
of commercial, employment and residential land uses.
The interchange location and the routes of future
connecting roads are solely for illustration. Future land
use issues in this area are discussed in the Focus Area
for Northwest Monticello.
Private Infrastructure
This category applies to Xcel Energy’s power plant and
railroad right-of-way. This category recognizes the
unique role of the power plant in Monticello.
Greenway
The Land Use Plan Map shows a “potential greenway”
ringing the western and southern edges of Monticello.
The Greenway is intended to provide an environmental
corridor that connects large community parks and open
spaces to neighborhoods, schools, shopping areas and
places to work. They serve to protect environmentally
sensitive areas such as natural habitat, wetlands,
tree canopy, and drainage ways. Land within this
corridor could be comprised of a combination of
public and private open space. Development would
not be prohibited within the greenway but would be
reasonably restricted to ensure that development is
carefully integrated with the natural environment.
The Greenway is intended to shape development
patterns in a manner that is sensitive to the existing
environment and harmonious with the landscape. The
Greenway creates opportunities for a continuous trail
corridor connecting neighborhoods with large parks
and open spaces. A trail within this corridor is intended
to be fully accessible to the general public.
Planning Commission Agenda – 09/01/15
1
2B. Public Hearing – Consideration of a request for Amendment to the Monticello
Zoning Ordinance, Chapter 4 - Finishing Standards, Section 4.3 - Fences & Walls,
Subsections (G) Prohibited Fences and (J) Appearance regulating Permit
Requirements and allowable materials. Applicant: City of Monticello Planning
Commission (AS)
Planning Case Number: 2015-034
A. REFERENCE & BACKGROUND
Request(s): Amendments to the text of the Monticello Zoning
Ordinance
Deadline for Decision: Not applicable.
Land Use Designation: All land use designations
Zoning Designation: Various zoning designations
ANALYSIS
The Planning Commission is asked to consider amendments to the Monticello Zoning
Ordinance for two items of consideration as related to Chapter 4, Section 3 for fences.
1. Amendment to fence height for permitting: Section 4.3(C)(4) – Permitting
requires the following:
A building permit is required for the construction of any fence or wall that will be
more than six (6) feet in height above grade, or for construction of a retaining
wall that is more than four (4) feet in height from the bottom of the footing to the
top of the wall.
The recently amended and adopted building code requires a permit for fences over seven
(7) feet. As such, an amendment to this section of ordinance is required for consistency
with the building code. The City cannot be more restrictive than the building code as
related to building permitting.
2. Fence materials and appearance: At the July Planning Commission meeting, a
citizen addressed the Planning Commission related to fence material requirements. The
property owner at 4640 Country Circle had received a violation notice related to the
construction of a fence constructed of wood posts with wire mesh as the primary fencing
Planning Commission Agenda – 09/01/15
2
material. The zoning ordinance currently prohibits wire mesh fencing as an allowable
fence material.
At the August Planning Commission meeting, the Commission called for a public
hearing to consider amending current standards for allowable fencing materials.
Staff has prepared the following proposed amendment in relationship to the materials
requirements.
4.3(G) Prohibited Fences
Fences or walls made of debris, junk, rolled plastic, sheet metal, wire mesh,
plywood, wooden landscape lattice or waste materials are prohibited in all zoning
districts unless such materials have been recycled and reprocessed for marketing
to the general public as building materials that resemble new building materials
and are designed for use as a fencing material (e.g., picket fencing made from
recycled plastic and fiber). Wire or metal materials may be allowed if framed
with permitted materials and treated with weather resistant coating. No “t”
metal posts shall be permitted.
4.3 (J) Appearance
(1) Customary Materials
Fences and walls shall be constructed of any combination of treated wood posts
and vertically-oriented planks, rot-resistant wood, wrought iron, decorative metal
materials or metal materials treated with weather resistant coating, brick, stone,
masonry materials, or products designed to resemble these materials. Where
wood, masonry, or other opaque materials are specified for particular types of
screening or buffering fences or walls, all other fence materials are prohibited.
B. ALTERNATIVE ACTIONS
1. Motion to recommend approval of Ordinance No. 622 for Amendment to the
Monticello Zoning Ordinance, Chapter 4 - Finishing Standards, Section 4.3 - Fences
& Walls, Subsections (G) -Prohibited Fences and (J) - Appearance regulating Permit
Requirements and allowable materials.
2. Motion to recommend denial of Ordinance No. 622 for Amendment to the Monticello
Zoning Ordinance, Chapter 4 - Finishing Standards, Section 4.3 - Fences & Walls,
Subsections (G) - Prohibited Fences and (J) - Appearance regulating Permit
Requirements and allowable materials.
3. Motion of other.
Planning Commission Agenda – 09/01/15
3
C. STAFF RECOMMENDATION
Staff believes the current ordinance standards reflect the Comprehensive Plan and
ordinance goals for higher amenity development and performance standards for the
community. Wire or metal mesh fencing will likely present future maintenance and
aesthetic issues over time. However, the Commission and City Council may wish to
allow this type of material if combined with other allowable materials.
D. SUPPORTING DATA
A. Draft Ordinance No. 622
B. Chapter 4, Section 3- Fences, excerpt
C. Fence Images
ORDINANCE NO. 622
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO ZONING CODE
FOR THE FOLLOWING SECTIONS:
SECTION 4.3 - FENCES & WALLS, SUBSECTIONS (C) – PERMITTING, SECTION
(G) PROHIBITED FENCES AND SECTION (J) APPEARANCE REGULATING
PERMIT REQUIREMENTS AND ALLOWABLE MATERIALS
THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA, HEREBY
ORDAINS:
Section 1.Section 4.3(C)(4) – Permit Requirements is hereby amended as follows:
(a)A building permit is required for the construction of any fence or wall that will be
more than six (6)seven (7)feet in height above grade, or for construction of a
retaining wall that is more than four (4) feet in height from the bottom of the
footing to the top of the wall.
Section 2.4.3(G) - Prohibited Fences is hereby amended as follows:
Fences or walls made of debris, junk, rolled plastic, sheet metal, wire mesh,
plywood, wooden landscape lattice or waste materials are prohibited in all zoning
districts unless such materials have been recycled and reprocessed for marketing
to the general public as building materials that resemble new building materials
and are designed for use as a fencing material (e.g., picket fencing made from
recycled plastic and fiber).Wire or metal materials may be allowed if framed
with permitted materials and treated with weather resistant coating. No “t”
metal posts shall be permitted.
Section 3.4.3 (J) - Appearance is hereby amended as follows:
(1) Customary Materials
Fences and walls shall be constructed of any combination of treated wood posts
and vertically-oriented planks or metal materials treated with weather resistant
coating, rot-resistant wood, wrought iron, decorative metal materials, brick, stone,
masonry materials, or products designed to resemble these materials. Where
wood, masonry, or other opaque materials are specified for particular types of
screening or buffering fences or walls, all other fence materials are prohibited.
Section 4.The City Clerk is hereby directed to make the changes required by this Ordinance
as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to
renumber the tables and chapters accordingly as necessary to provide the intended
effect of this Ordinance. The City Clerk is further directed to make necessary
corrections to any internal citations and diagrams that result from such
ORDINANCE NO. 622
amendments, provided that such changes retain the purpose and intent of the
Zoning Ordinance as has been adopted.
Section 5.This Ordinance shall take effect and be in full force from and after its passage and
publication. Revisions will be made online after adoption by Council. Copies of
the complete Zoning Ordinance are available online and at Monticello City Hall.
ADOPTED BY the Monticello City Council this 14th day of September, 2015.
CITY OF MONTICELLO
__________________________________
Brian Stumpf, Mayor
ATTEST:
___________________________________
Jeff O’Neill, City Administrator
VOTING IN FAVOR:
VOTING IN OPPOSITION:
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (C) General Requirements for Fences and Walls
City of Monticello Zoning Ordinance Page 223
4.3 Fences & Walls
(A) Purpose and Intent
The purpose and intent of this section is to regulate the location, height, and appearance
of fences and walls to maintain visual harmony within residential and business districts;
protect adjacent properties from the indiscriminate placement and unsightliness of
fences and walls; and ensure the safety, security, and privacy of properties.
(B) Applicability
(1) In General
Unless exempted in accordance with Section 4.3(B)(2) below, the provisions of
this section shall apply to the construction, reconstruction, or replacement of all
fences or walls in the City. In the event of any conflict between the provisions of
this section and any screening standard in Section 4.1(I), Screening, the latter
shall govern.
(2) Exemptions
The following are exempted from the requirements of this section.
(i) Development in the CCD District
Development on lots in the CCD district is exempt from the standards of this
section.
(ii) Recreational Fencing
Customary fencing provided as a part of a permitted tennis court, athletic
field, or other recreational facility.
(iii) Temporary Fencing
Temporary fencing established around construction sites, demolitions, or
other site conditions unsafe for pedestrians or vehicles, provided it is
consistent with the building code.
(C) General Requirements for Fences and Walls
(1) Location
(a) Fences and walls are permitted anywhere on a lot subject to the following
restrictions:
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (C) General Requirements for Fences and Walls
(i) The corner visibility requirements in Section 3.3(D)(2)(b) shall be met.
(ii) Fences and walls shall not be located within public right-of-way unless
permitted by the Community Development Department by written
encroachment agreement.
(iii) Fences and walls permitted by the Community Development Department
to be within easements are subject to removal without compensation to
the property owner if the City must access the area for maintenance or
improvement purposes.
(iv) Fences and walls shall not be permitted within conservation easements
unless specifically permitted by the easement.
(b) Fences and walls may be located directly over a property line between two or
more parcels of land held in private ownership.
(c) A certificate of survey may be required by the Community Development
Department to determine the location of fences and walls on a property.
(2) Blocking Natural Drainage Flow
(a) No fence shall be installed so as to block or divert a natural drainage flow on
to or off of any other land.
Section 4.10:
(b) Drainage swales may not be filled to accommodate the construction of fences
Grading, Drainage,
or walls without alternate storm water provisions being reviewed and
Stormwater
Management &
approved by the Community Development Department.
Erosion Control
(c) Nothing in this section shall be construed to prevent the installation of
temporary fencing to protect existing trees, limit sedimentation, or control
erosion.
(3) Fences and Walls within Buffers
Section 4.3(F):
Fences and walls shall be installed so as not to disturb or damage existing
Perimeter Fences
vegetation or installed plant material. The perimeter fencing or wall for a single
and Walls Abutting
Public Right-of-Way
development shall be of a uniform style that complies with the standards of this
section.
(4) Permit RequirementsPermit Requirements
(a)(a) A building permit is required for the construction of any fencA building permit is required for the construction of any fence or wall that e or wall that
will be more than six (6) feet in height above grade, or for construction of a will be more than six (6) feet in height above grade, or for construction of a
retaining wall that is more than four (4) feet in height from the bottom of the retaining wall that is more than four (4) feet in height from the bottom of the
footing to the top of the wall.footing to the top of the wall.
Page 224 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (D) Requirements for Fences and Walls by District Type
City of Monticello Zoning Ordinance Page 225
(b) Fences which do not require a building permit under the provisions of Section
4.3(D)(4)(a) above may be constructed without a permit, but shall adhere to
all fencing requirements in this ordinance.
(D) Requirements for Fences and Walls by District Type
All fences and walls shall conform to the following standards. In all cases, heights are
measured from finished grade on the highest side of the fence or wall.
(1) Residential Districts
In residential districts (see Table 3-1: Base Zoning Districts), fences and walls
shall conform to the following:
(a) Front Yards
Fences and walls shall not exceed a height of four (4) feet in front yards and
that part of side yards from the front lot line to the front building line.
(b) Side or Rear Yards
(i) Fences and walls shall not exceed a height of six (6) feet in side and rear
yards.
(ii) In side or rear yards which abut a public street, fences or walls which
exceed thirty-six (36) inches in height must be set back at least six (6) feet
from the property line, and the setback area shall be landscaped in
accordance with the provisions of Section 4.3(J)(4), Appearance.
(c) Transparency
Fences or walls located within a front yard or side yard adjacent to a street
shall maintain a minimum of 50 percent transparency.
(d) Access
Where any fence or wall connects to a building used as a dwelling, at least
one gate not less than 2 feet 6 inches in width shall be required to allow
access around the building.
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (D) Requirements for Fences and Walls by District Type
Page 226 City of Monticello Zoning Ordinance
(2) Business Districts
(a) General
In business districts (see Table 3-1: Base Zoning Districts), fences and walls
shall not be permitted in front setback areas, and shall not exceed a height of
four feet in the remainder of front yards and eight feet in side or rear yards,
unless the fence in the side or rear yard is located within 15 feet of a public
right-of-way, in which case it shall not exceed a height of six feet. If a fence
is constructed on top of a retaining or other wall, the combined height of the
fence and wall shall not exceed the maximum height that would apply to a
fence or wall alone.
(b) Major Utilities, Wireless Communications, Government Facilities, and
Other Public Safety Uses
Fences and walls in front, side, and rear yards of major utilities, wireless
communication towers, government facilities, and other public safety uses
shall not exceed eight feet.
(3) Industrial Districts
(a) Industrial and Business Campus District
(i) Fences and walls shall not be permitted in front setback areas;
(ii) Fences shall adhere to the following yard-based requirements:
1. In all front yards, a fence shall not exceed six (6) feet in height and
shall be at least 50% transparent.
2. In all side yards, a fence shall not exceed six (6) feet in height.
3. In all rear yards, a fence shall not exceed eight (8) feet in height
provided a building permit is obtained for any additional height over
six (6) feet.
(iii) In no event shall a fence exceed six (6) feet in height if the fence is
located within 15 feet of a public right-of-way.
(b) I-1 and I-2 Districts
(i) In all front yards, a fence shall not exceed six (6) feet in height and shall
be at least 50% transparent.
(ii) In all side and rear yards, a fence shall not exceed fifteen (15) feet in
height provided a building permit is obtained for any additional height
over six (6) feet.
See also Section
3.3(D)(2)(b) Corner
Visibility, for
additional
restrictions on fence
placement.
See also Section
3.3(D)(2)(b) Corner
Visibility, for
additional
restrictions on fence
placement.
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (F) Perimeter Fences and Walls Abutting Public Rights-of-Way
City of Monticello Zoning Ordinance Page 227
(4) Vacant Property
Vacant property may be fenced if the fence does not exceed four feet in residential
districts and eight feet in business or industrial districts, the fencing maintains a
minimum transparency of 50%, and the purpose of the fencing is to discourage
unauthorized dumping or unauthorized parking on the property. Fencing of the
vacant property shall not be construed to allow use of the property for outdoor
storage.
(E) Exemption for Security Plan
A property owner or tenant or a representative of a public agency responsible for a
government facility, public safety use, or other use in need of heightened security may
submit to the Community Development Department a site security plan proposing
fences or walls taller than those permitted by this section or proposing the use of barbed
or concertina wire atop a fence or wall for security reasons. The Community
Development Department may approve or approve with conditions the site security plan
and its proposed exemption of fences or walls from the standards of this section, upon
finding:
(1) Taller Fence or Wall Needed for Safety or Security Reasons
The condition, location, or use of the property, or the history of activity in the
area, indicates the land or any materials stored or used on it are in significantly
greater danger of theft or damage than surrounding land, or represent a significant
hazard to public safety without a taller fence or the use of barbed or concertina
wire atop a fence or wall; and
(2) Not Have Security, Functioning Appearance of Adjacent Properties
The proposed taller fences or walls or use of barbed or concertina wire will not
have a significant adverse effect on the security, functioning, appearance, or value
of adjacent properties or the surrounding area as a whole.
(F) Perimeter Fences and Walls Abutting Public Rights-of-Way
(1) Fences or walls located within 15 feet of a street or public right-of-way shall:
(a) Be of a uniform style;
(b) Be located outside the public right-of-way;
(c) Include breaks, offsets, access points, or other design details in the wall plane
at least every 200 feet;
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (H) Chain Link Fencing
(d) Comply with the standards in Section 4.3(J), Appearance; and
(e) Comply with the requirements of Section 4.1(I), Standards for Required
Screening (if applicable).
(2) New residential developments shall be required to construct conforming fencing
along the rear yards of all double frontage lots that back up to collector or arterial
roadways.
(G) Prohibited FencesProhibited Fences
(1) Fences or walls made of debris, junk, Fences or walls made of debris, junk, rolled plastic, sheet metal, rolled plastic, sheet metal, wire mesh, wire mesh,
plywood, plywood, wooden landscape lattice wooden landscape lattice or waste materials are prohibited in all zoning or waste materials are prohibited in all zoning
districts unless such materials have been recycled and reprocessed for marketing districts unless such materials have been recycled and reprocessed for marketing
to the general public as building materials that reseto the general public as building materials that resemble new building materialsmble new building materials
and are designed for use as a fencing materialand are designed for use as a fencing material (e.g., picket fencing made from (e.g., picket fencing made from
recycled plastic and fiber).recycled plastic and fiber).
(H) Chain Link Fencing
Chain link fencing shall be allowed, subject to the following standards:
(1) All Districts
In all districts, chain link fences must have a top rail, and barbed ends must be
placed at the bottom of the fence.
(2) Residential Districts
Chain link fencing is permitted on lots within residential zoning districts provided
it does not include opaque slats, and does not exceed a height of four (4) feet.
(3) Business Districts
Chain link fencing shall not be allowed on lots within a business zoning district
unless expressly authorized through approval of a security plan under the
provisions of Section 4.3(E).
(4) Industrial Districts
Chain link fencing shall be allowed on lots within industrial zoning districts
provided it does not include opaque slats and is coated with black or dark green
vinyl.
Page 228 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (J) Appearance
(I) Barbed or Razor Wire
Barbed or razor wire is prohibited except as expressly authorized through approval of a
security plan under the provisions of Section 4.3(E).
(J) Appearance
(1) Customary MaterialsCustomary Materials
Fences and walls shall be constructed of any combination of treated wood posts Fences and walls shall be constructed of any combination of treated wood posts
and verticallyand vertically--oriented planks, rotoriented planks, rot--resistant wood, wrought iron, dresistant wood, wrought iron, decorative metal ecorative metal
materials, brick, stone, masonry materials, or products designed to resemble these materials, brick, stone, masonry materials, or products designed to resemble these
materials.materials. Where wood, masonry, or other opaque materials are specified for Where wood, masonry, or other opaque materials are specified for
particular types of screening or buffering fences or walls, all other fence mateparticular types of screening or buffering fences or walls, all other fence materials rials
are prohibited.are prohibited.
(2) Finished Side to Outside
Wherever a fence or wall is installed, if one side of the fence or wall appears more
of the fence shall face the perimeter of the
lot rather than the interior of the lot.
(3) Compatibility of Materials along a Single Lot Side
All fencing or wall segments located along a single lot side shall be composed of
a uniform style and colors compatible with other parts of the fence and with the
associated buildings.
(4) Landscape Screening
All fences and walls exceeding four feet in height and located within 15 feet of a
public street right-of-way in all districts, or as otherwise required by this
ordinance, shall be supplemented with landscape screening in accordance with the
following standards to soften the visual impact of the fence or wall.
(a) Shrubs Required
One evergreen shrub shall be installed for every fifteen linear feet of fence or
wall, on the side of the fence or wall facing the public street right-of-way.
Shrubs shall meet the size standards of Section 4.1(C)(2) Planting Standards,
and may be installed in a staggered, clustered, grouped, or linear fashion.
City of Monticello Zoning Ordinance Page 229
CHAPTER 4: FINISHING STANDARDS
Section 4.4 Exterior Lighting
Subsection (A) Purpose
Page 230 City of Monticello Zoning Ordinance
(b) Substitution of Understory Trees
One understory or ornamental tree may be substituted for every three
evergreen shrubs provided that the tree meets the size standards of Section
4.1(C)(2) Planting Standards.
(c) Integration with other Required Landscaping
Required landscape screening for fences or walls may be integrated into the
landscaping required for vehicular use area screening or perimeter buffers,
provided the standards in Section 4.1 Landscaping and Screening Standards,
are maintained.
(5) Maintenance Required
Every fence or wall must be maintained in a condition of reasonable repair and
shall not be allowed to become and remain in a condition of disrepair or danger or
constitute a nuisance. Fences or walls in a state of disrepair may be removed by
the City as provided by Minnesota Statutes. The cost of removing fences may be
levied against the property as a special assessment.
4.4 Exterior Lighting
(A) Purpose
The purpose of this section is to regulate light spillage and glare to ensure the safety of
motorists and pedestrians, and to ensure lighting does not adversely affect land uses on
adjacent properties. More specifically, this section is intended to:
(1) Regulate Exterior Lighting to Mitigate Adverse Impacts
Regulate exterior lighting to assure that excessive light spillage and glare are not
directed at adjacent properties, neighboring areas, and motorists;
(2) Ensure Proper Insulation
Ensure that all site lighting is designed and installed to maintain adequate lighting
levels on site while limiting negative lighting impacts on adjacent lands; and
(3) Provide Security
Provide security for persons and land.
Planning Commission Agenda – 09/01/15
1
2C. Public Hearing – Consideration of a request for Amendment to the Monticello
Zoning Ordinance Chapter 5 - Use Standards, Section 5.3 - Accessory Use
Standards, Subsection (D) Additional Specific Standards for Certain Accessory Uses
regulating accessory use related to outdoor bulk fuel sales. Applicant: Quality
RV/Machholz, Craig for VHM Holdings/Von Hanson’s Meats (AS)
Planning Case Number: 2015-036
A. REFERENCE & BACKGROUND
Request(s): Amendments to the text of the Monticello Zoning
Ordinance
Deadline for Decision: September 22nd, 2015
Land Use Designation: Places to Shop
Zoning Designation: B-2 (Limited Business), B-3 (Highway Business), B-4
(Regional Business), CCD (Central Community District)
ANALYSIS
The Planning Commission is asked to consider recommending approval of an amendment
to the Monticello Zoning Ordinance to accommodate accessory use bulk fuel
sales/storage.
Von Hanson’s Meats and Quality RV, as co-applicants for this amendment, have
requested that the City consider allowing bulk fuel sales as an accessory use to principal
use activities in commercial zoning districts. Both retailers are seeking to develop this as
an accessory use on their respective sites. In specific, both are looking to install outdoor
propane fuel containers on their sites.
As proposed, the amendment would allow accessory use bulk fuel sales, such as propane,
as permitted uses in three of the city’s commercial districts, subject to certain
requirements related to size, number and location. The amendment prepared by staff
would allow the use by conditional use permit in the CCD, subject to similar regulations.
Planning Commission will note that there are a number of accessory use bulk fuel sales
facilities present in the community and in many cases, these existing accessory uses were
permitted as part of the site plan review for conditional use vehicle fuel sales, vehicle
sales or other retail uses. However, when the new ordinance regulations were adopted in
2010, this accessory use not clearly carried over in the new provisions.
Planning Commission Agenda – 09/01/15
2
For reference, vehicle fuel sales are conditional uses in the B-2, B-3, B-4 and CCD
districts, which mirrors the proposed accessory use allowance proposed with this
amendment.
As the proposed use relates to sales to or for the general public, the amendment does not
include bulk fuel sales/storage accessory use in industrial districts at this time.
Staff has also provided a series of use regulations which would be required for the use.
These standards would be applicable within each of the noted districts. Further, the bulk
fuel definition has been proposed for amendment to clearly distinguish the sales
component of the use.
B. ALTERNATIVE ACTIONS
1. Motion to recommend approval of Ordinance No. 621 for Amendment to the
Monticello Zoning Ordinance Chapter 5 - Use Standards, Section 5.3 - Accessory Use
Standards, Subsection (D) Additional Specific Standards for Certain Accessory Uses
regulating accessory use related to outdoor bulk fuel sales.
2. Motion to recommend denial of Ordinance No. 621 for Amendment to the Monticello
Zoning Ordinance Chapter 5 - Use Standards, Section 5.3 - Accessory Use Standards,
Subsection (D) Additional Specific Standards for Certain Accessory Uses regulating
accessory use related to outdoor bulk fuel sales.
3. Motion of other.
C. STAFF RECOMMENDATION
Staff recommends adoption of the amendment subject to the ordinance standards
outlined, based on a finding that such accessory use sales may be associated with
conditionally permitted or permitted principal uses in the B-2, B-3, B-4 and CCD
districts, such as vehicle fuel sales.
D. SUPPORTING DATA
A. Draft Ordinance No. 621
B. Applicant Sample Tank Image(s) and Narrative Information
C. Chapter 5, Section 3– Accessory Use Standards
D. Chapter 8, Section 4 – Definitions, excerpt
E. Monticello Official Zoning Map
ORDINANCENO.621
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNESOTA
ANORDINANCEAMENDINGTITLE10OFTHEMONTICELLOZONINGCODE
FORTHEFOLLOWINGSECTIONS:
CHAPTER5,SECTION3–ACCESSORYUSESTANDARDS
THECITYCOUNCILOFTHECITYOFMONTICELLO,MINNESOTA,HEREBY
ORDAINS:
Section1.Section5.3(C)–Table5-4:AccessoryUsesbyDistrict,isherebyamendedto
add“BulkFuelSales/Storage”asapermittedaccessoryuseintheB-2,B-3and
B-4districtsandasaconditionaluseintheCCD.
Section2.Section5.3(D)––AdditionalSpecificStandardsforCertainAccessoryUsesis
herebyamendedasfollows:
(10)BulkFuelsSales&Storage
(a)Allaccessoryusebulkfuelstoragemustbeassociatedwithretailsales
activityonthesite.
(b)Nomorethanone(1)bulkfueltankcontainershallbelocatedonaparcel.
(c)Accessoryusebulkfuelsales/storagetankcontainersshallbelimitedto1000
gallons.
(d)Accessoryusebulkfuelsales/storagemaynotbelocatedwithintherequired
frontyardsetback.
(e)Accessoryusebulkfuelssales/storagefacilitiesshallbescreenedfromview
ofthepublicrightofway.
(f)Accessoryusebulkfuelsales/storagemustbelocatednolessthan25’fromall
structuresandshallbesetback10’fromallpropertylinesand20’fromany
publicrightofway.
(g)Accessoryusebulkfuelsales/storagemustincludeacontainmentstructure
andbollardsfortankprotectionperapplicablefirecodeorotherregulations.
(h)Accessoryusebulkfuelsales/storagefacilitiesshallcomplywithallMPCA
andStateFireMarshalrequirements,allotherpermit,testingandlisting
requirements,andallapplicablecodesandstandardssuchasNFPA58.
ORDINANCENO.621
(i)Accessoryusebulkfuelsales/storagefacilitieslocatedwithintheDrinking
WaterSupplyManagementArea(DWSMA)mustcomplywiththeCity
Engineer’srecommendationsforsiteandcontainmentarrangement.
Section3.Section8.4(D)–Definitionsshallbeamendedasfollows:
BULKFUELSALES&STORAGE:Thecommercialstorageand/orsaleof
gassesandfuelsinabovegroundcontainers.
Section4.TheCityClerkisherebydirectedtomakethechangesrequiredbythisOrdinance
aspartoftheOfficialMonticelloCityCode,Title10,ZoningOrdinance,andto
renumberthetablesandchaptersaccordinglyasnecessarytoprovidetheintended
effectofthisOrdinance.TheCityClerkisfurtherdirectedtomakenecessary
correctionstoanyinternalcitationsanddiagramsthatresultfromsuch
amendments,providedthatsuchchangesretainthepurposeandintentofthe
ZoningOrdinanceashasbeenadopted.
Section5.ThisOrdinanceshalltakeeffectandbeinfullforcefromandafteritspassageand
publication.RevisionswillbemadeonlineafteradoptionbyCouncil.Copiesof
thecompleteZoningOrdinanceareavailableonlineandatMonticelloCityHall.
ADOPTEDBYtheMonticelloCityCouncilthis14thdayofSeptember,2015.
CITYOFMONTICELLO
__________________________________
BrianStumpf,Mayor
ATTEST:
___________________________________
JeffO’Neill,CityAdministrator
VOTINGINFAVOR:
VOTINGINOPPOSITION:
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (A) Purpose
Page 360 City of Monticello Zoning Ordinance
(b) All outside storage in such yards shall be enclosed by a sight-obscuring fence
of at least eight (8) feet in height, which fence and the materials used to
construct it shall be approved of by the City;
(c) No vehicles or junk shall be dismantled or stored within the 100-year flood
plain.
(d) Upon receiving a motor vehicle which will not be repaired, the battery shall
be removed and the engine lubricant, transmission fluid, brake fluid and
engine coolant shall be drained into watertight, covered containers and shall
be recycled or disposed of according to all applicable Federal and State laws,
rules, and regulations. No discharge of any fluids from any motor vehicle
shall be permitted into or onto the ground.
(e) To reduce noise, all dismantling of motor vehicles shall take place during
timeframes deemed reasonable by the City;
(f) No vehicle or junk shall be dismantled or stored within three hundred (300)
feet of any water body or inland wetland, regardless of size;
(g) No vehicles or junk shall be stored within three hundred (300) feet from the
property line of any school, church, public playground, public park or
cemetery or within ordinary view from the public facility.
(h) No vehicles or junk shall be dismantled or stored within three hundred (300)
feet of a well that serves as a public or private water supply unless such well
serves the business;
(i) No vehicles, junk or parts of other items shall be stored closer than one (100)
feet of any property line.
5.3 Accessory Use Standards
(A) Purpose
This section authorizes the establishment of accessory uses that are incidental and
customarily subordinate to principal uses. The purpose of this section is to allow a broad
range of accessory uses, so long as such uses are located on the same site as the
principal use, and so long as they comply with the standards set forth in this section in
order to reduce potentially adverse impacts on surrounding lands.
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (B) General Standards and Limitations for Accessory Uses and Structures
City of Monticello Zoning Ordinance Page 361
(B) General Standards and Limitations for Accessory Uses and Structures
(1) Compliance with Ordinance Requirements
All accessory uses and accessory structures shall conform to all applicable
requirements of this Ordinance. The provisions of this Section establish
additional standards and restrictions for particular accessory uses and structures.
(2) General Standards
All accessory uses and accessory structures shall meet the following standards:
(a) Directly serve the principal use or structure;
(b) Be customarily accessory and clearly incidental and subordinate to the
principal use and structure;
(c) Be subordinate in area, extent, and purpose to the principal use or structure;
(d) Be owned or operated by the same person as the principal use or structure;
(e) Be located on the same lot as the principal use or structure;
(f) Not be constructed or established prior to the time the principal use or
structure is constructed or established;
(g) Together with the principal use or structure, not violate any standards of this
Ordinance;
(h) Not be located within platted or recorded easements or over underground
public utilities;
(i) An accessory building shall be considered an integral part of the principal
building if it is connected to the principal building either directly or by an
enclosed passageway. Such accessory buildings shall adhere to requirements
for the principal building.
(j) If a principal building is proposed to be removed with no immediate
replacement, all accessory structures shall also be removed.
(k) Not constitute a combination use, which is the combination of two principal
uses (combination uses will not meet the above standards in terms of being
subordinate or providing service to the principal use).
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (B) General Standards and Limitations for Accessory Uses and Structures
Page 362 City of Monticello Zoning Ordinance
(3) Location of Accessory Uses or Structures
Except for fences and walls, the following standards shall apply to all accessory
structures:
(a) All accessory structures, except as may be specifically denoted, shall be
located at least six (6) feet from all lot lines, and at least the minimum
distance from public rights-of-way as denoted in the individual zoning district
regulations.
(i) A side yard setback of twenty (20) feet shall be maintained from property
lines abutting public streets.
(b) Detached accessory buildings shall be six (6) feet or more from any other
building or structure on the same lot.
(c) Accessory structures shall not be located beyond the front building line
established by the principal structure.
(4) Maximum Height
(a) Detached accessory buildings shall not exceed fifteen (15) feet in height
except in the I-1 and I-2 districts.
(b) No accessory structure shall exceed the height of the principal structure unless
specifically allowed by this ordinance.
(5) Maximum Number of Accessory Structures
In all residential zoning districts, the following limitations on accessory structures
shall apply:
(a) No more than one (1) private, detached major accessory building may be
erected for each dwelling;
(b) No more than one (1) private, detached minor accessory building may be
erected for each dwelling;
(c) Additional major or minor accessory buildings may be erected if approved via
a conditional use permit pursuant to Section 2.4(D).
Section 2.4(D):
Conditional Use
Permits
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (C) Table of Permitted Accessory Uses
City of Monticello Zoning Ordinance Page 363
(C) Table of Permitted Accessory Uses
(1) Listed Accessory Uses
Table 5-4, lists the allowed types of accessory uses and structures within each
zoning district. If a specific accessory use is allowed in a district, the column
underneath the district is marked with a "P." If a specific accessory use is
conditionally permitted in a district, the column underneath the district is marked
with a "C." If the accessory use or structure is not allowed in a district, the
column is shaded. If there is a reference contained in the column entitled
"Additional Requirements", refer to the cited section(s) for additional standards
that apply to the specific accessory use.
(2) Interpretation of Unidentified Accessory Uses
(a) The Community Development Department shall evaluate applications for
accessory uses that are not identified in Table 5-4 on a case-by-case basis
using the following standards:
(i) The definition of “accessory use” (see Section 8.4 – Definitions) and the
general accessory use standards and limitations established in Section
5.3(B);
(ii) The additional regulations for specific accessory uses established in
Section 5.3(D), Specific Standards for Certain Accessory uses;
(iii) The purpose and intent of the base and overlay districts in which the
accessory use or structure is located;
(iv) Any potential adverse impacts the accessory use or structure may have on
other lands in the area as compared to other accessory uses permitted in
the district; and
(v) The compatibility of the accessory use or structure, including the structure
in which it is housed (if applicable), with other principal and accessory
uses permitted in the district.
(b) The decision of the Community Development Department to permit or deny
an unlisted use or structure is final, but may be appealed pursuant to Section
2.4(H).
Section 8.4:
Definition of
“accessory”
Section 8.4:
Definition of “use”
Section 5.3(B):
General Standards
and Limitations for
Accessory Uses and
Structures
Section 5.3(D):
Specific Standards
for Certain
Accessory Uses
Section 2.4(H):
Appeal of
Administrative
Decisions
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (C) Table of Permitted Accessory Uses
Page 364 City of Monticello Zoning Ordinance
(3) Table of Permitted Accessory Uses and Structures
TABLE 5-4: ACCESSORY USES BY DISTRICT
Use Types
“P” = Permitted
“C” = Conditionally
Permitted
“I” = Interim Permitted
Base Zoning Districts
Additional
Requirements A
O
R
A
R
1
R
2
T
N
R
3
R
4
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Accessory Dwelling Unit P P P P P 5.3(D)(1)
Accessory Building –
minor (≤ 120 square feet) P P P P P P P P P P P P P P P P 5.3(D)(2)
Accessory Building –
major (> 120 square feet) P P P P P P P C P P P P P P P P 5.3(D)(3)
Adult Use – accessory C 5.3(D)(4)
Agricultural Buildings P 5.3(D)(5)
Automated Teller
Machines (ATMs) P P P P P P P P 5.3(D)(6)
Automobile Repair –
Major C 5.3(D)(7)
Automobile Repair –
Minor C 5.3(D)(8)
Boarder(s) P P P 5.3(D)(9)
Co-located Wireless
Telecommunications
Antennae
C C C C C C C C C C C C C C C C
4.13(E)
Commercial Canopies P P P P P P P P 5.3(D)(10)
Commercial Transmission/
Reception Antennae/
Structures
C C C C C C
4.13(D)
Donation Drop-off
Containers P P 5.3(D)(11)
Drive-Through Services P P P C P P P 5.3(D)(12)
Entertainment/Recreation
– Outdoor Commercial C C C C 5.3(D)(13)
Fences or Walls P P P P P P P P P P P P P P P P 4.3
Greenhouse/Conservatory
(non-commercial) P P P P P P P P P P P P P P P P 5.3(D)(14)
Heliports C C C C C 5.3(D)(15)
Home Occupations P P P P P P P P P P 5.3(D)(16)
Indoor Food /
Convenience Sales P P P P P P P P 5.3(D)(17)
Indoor Storage P P P P P P 5.3(D)(18)
Incidental Light
Manufacturing P P P P P P P P 5.3(D)(19)
Machinery/Trucking
Repair & Sales C 5.3(D)(20)
Office P P P P P P none
Off-street Loading Space P P C P P P P P P P 4.9
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (D) Additional Specific Standards for Certain Accessory Uses
City of Monticello Zoning Ordinance Page 365
TABLE 5-4: ACCESSORY USES BY DISTRICT (cont.)
Use Types
“P” = Permitted
“C” = Conditionally
Permitted
“I” = Interim Permitted
Base Zoning Districts
Additional
Requirements A
O
R
A
R
1
R
2
T
N
R
3
R
4
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Off-street Parking P P P P P P P P P P P P P P P P 4.8
Open Sales P C C C 5.3(D)(21)
Operation and storage of
agricultural vehicles,
equipment, and machinery
P 5.3(D)(22)
Outdoor Sidewalk Sales &
Display (businesses) P P P P P P P P 5.3(D)(23)
Outdoor Storage P P P P P P P P
P P
Residential
5.3(D)(24)(a)
Industrial
5.3(D)(24)(b)
Park Facility Buildings &
Structures (public) P P P P P P P P P P P P P P P P 5.3(D)(25)
Private Amateur Radio P P P P P P P P P P P P P P P P 4.13(B)
Private Receiving
Antennae and Antenna
Support Structures
P P P P P P P P P P P P P P P P 4.13(C)
Retail Sales of Goods (as
part of an office or
industrial use)
P P P P P P C C 5.3(D)(26)
Shelters (Storm or
Fallout) P P P P P P P P P P P P P P P P 5.3(D)(27)
Sign(s) P P P P P P P P P P P P P P P P 5.3(D)(28)
Solar Energy System P P P P P P P P P P P P P P P P 5.3(D)(29)
Swimming Pool P P P P P P P P P P P P P P P P 5.3(D)(30)
Large Trash Handling and
Recycling Collection Area P P P P P P P P P P P P 5.3(D)(31)
Wind Energy Conversion
System, Commercial C C C C C 5.3(D)(32)
Wind Energy Conversion
System, Non-commercial C C C C C C C C C C C C C C C C 5.3(D)(33)
Wireless
Telecommunications
Support Structures
C C C C C C C 4.3(E)
4.3(F)
(D) Additional Specific Standards for Certain Accessory Uses
(1) Accessory Dwelling
(a) Accessory dwelling units are permitted only on lots with single-family
detached dwellings.
CHAPTER 8: RULES & DEFINITIONS
Section 8.4 Definitions
Subsection (B) Lots
Page 428 City of Monticello Zoning Ordinance
BOARDING HOUSE: A building other than a hotel where, for compensation and by pre-
arrangement for definite periods, meals or lodging and meals are provided to three (3) or more
persons, not of the principal family therein, pursuant to previous arrangements and not to
anyone who may apply, but not including a building providing these services for more than
fifteen (15) persons.
BOATHOUSE: A structure designed and used solely for the storage of boats or boating
equipment.
BUILDABLE AREA: The portion of a lot remaining after required yards have been provided.
BUILDING: A structure with a roof, intended for shelter, housing, business, or enclosure.
BUILDING, FRONT FAÇADE: A building elevation which fronts on a public street, public
parking lot, private parking lot available to the general public, or pedestrian walk where
customer access to a structure is available.
BUILDING HEIGHT [see section 8.2(B)(5)]
BUILDING LINE [see section 8.2(B)(3)]
BUILDING, PRINCIPAL: A building in which is conducted the principal use of the lot.
BULK FUEL STORAGE: The commercial storage of gasses and fuels in above ground
containers.
BUSINESS: Any establishment, occupation, employment, or enterprise where merchandise is
manufactured, exhibited, or sold, or where services are offered for compensation.
BUSINESS DAY: A day on which City Hall is open.
BUSINESS SUPPORT SERVICES: Establishments that engage primarily in rendering
services to businesses including but not limited to copy shops, printing services, package and
postal services, photo processing, janitorial services, and similar operations.
CALIPER: A horticultural method of measuring the diameter of a tree trunk for the purpose
of determining size. The caliper inches of a tree shall be determined by measuring the tree’s
diameter 4 feet, 6 inches from the ground.
CANOPY: A roof-like cover, often of fabric, plastic, metal, or glass on a support, which
provides shelter over a doorway.
Planning Commission Agenda – 09/01/15
1
3A. Consideration of an update and recommendation on the Northwest Monticello
Interchange Planning Area. (AS)
Planning Case Number: Not assigned
A. REFERENCE & BACKGROUND
The Planning Commission is asked to consider a recommendation related to the
development of a land use study for the area currently designated “Interchange Planning
Area” within the City’s adopted Comprehensive Plan.
Planning Commission will refer to the Comprehensive Plan, Chapter 3 – Places to Live,
which designates a large portion of the northwest area of Monticello as “Interchange
Planning Area”. This designation was ultimately adopted by the City after a series of
discussions and public meetings associated with the overall comprehensive plan effort.
The most recent full comprehensive plan update, adopted in 2008, required a series of
public meetings to develop the plan. The Comprehensive Plan acts as the City’s guide
for growth and development over the next 20 years.
In discussions specifically regarding the northwest area at that time, it was noted that land
use in the northwest area will be impacted and/or driven by the development of a western
interchange with Interstate 94. When the updated Comprehensive Plan was adopted in
2008, it was determined by City officials that more detailed land use planning related to a
western interchange would be needed before adopting more specific land use
classifications such as Place to Live, Work, Shop and Recreate. Therefore, the final
adopted plan designated an “Interchange Planning Area”.
Within the last year, the City Council has requested that staff once again research the
potential for a west interchange within the Northwest Monticello area. The City’s
engineering firm, WSB & Associates, has received Council approval to complete an
interchange study, which will ultimately yield information on where a western
interchange (or interchanges), will be located.
While the City had originally determined that the interchange would need to be sited
prior to more detailed land use planning for the Interchange Planning Area, City staff
have learned that land use planning is critical to interchange siting analysis and to
MnDOT and Federal Highway Administration’s review of the interchange locations.
WSB has indicated that they will need land use concepts which address interchange
locations for the northwest area in order to complete the interchange study.
As such, City Planner NAC has prepared a scope of work for the land use plan study
associated with Interchange Planning Area. The proposed scope will include the
development of land use plan concepts addressing each of the four potential interchange
Planning Commission Agenda – 09/01/15
2
scenarios (no build, interchange at Orchard Road, interchange at County Road 39,
interchanges at both Orchard and County Road 39). The scope also incorporates review
of existing plans and agreements, public engagement opportunity, and public official
involvement and review.
At this time, an amendment to the Comprehensive Plan is not contemplated as part of the
scope. Rather, the study will produce land use alternatives for the purpose of analyzing
interchange locations. At the time an interchange location is identified, the study and
concepts would serve as the basis of comprehensive plan amendment considerations for
both the Land Use and Transportation sections of the plan.
If Planning Commission recommends moving forward with the study, the
recommendation will be forwarded to the City Council.
B. ALTERNATIVE ACTIONS
1. Motion to recommend to the City Council that a land use study be prepared for the
Northwest Monticello Interchange Planning Area.
2. Motion of other.
C. STAFF RECOMMENDATION
Staff recommends moving forward with the planning process for the Interchange
Planning Area, based on the understanding that land use concept plans are necessary to
continue interchange study efforts for Northwest Monticello.
D. SUPPORTING DATA
A. Interchange Planning Area Land Use Planning Scope
B. Monticello Comprehensive Plan, Chapter 3 – Places to Live, Excerpt
MonticelloInterchangeStudyArea–LandUsePlan
Thisworkprogramisintendedtoidentifythegeneralstepsandtasksforthedevelopmentofalanduse
plancomponentoftheNorthwestMonticelloInterchangeStudy,anefforttodocumentandanalyzethe
potentialforaninterchangewithInterstate94servingthenorthwestportionofthecommunity.Thestudy
includestwopotentialinterchangelocations(County39andOrchardRoad),andexamineswhetheroneor
theotheroftheselocations,orboth,orneitherarejustified,andhowtheiradditiontotheareawouldimpact
theregionaltransportationsystem.
Thelandusecomponentwilladdresshowalternativelocationsforaninterchangewouldaffectlanduse
projectionsandassumptions,aswellasnowthosegrowthexpectationswouldimpactinterchangeviability.
Asnotedbelow,withtwopotentiallocations,therearefourpossiblescenarios:OrchardRoadorCounty39
interchangesalone,bothinterchangelocations,orneitherlocation.
Theworkproductofthelanduseanalysiswillbeestablishedtoaccommodatefutureincorporationasan
amendmenttotheComprehensivePlan,however,theimmediateusewillbeasacomponentofthestudy
only.
ProjectApproach
PlanningTask1.0PROJECTINITIATION/STARTUPMEETING
Atthebeginningofthelanduseplanningprocess,weproposeastart-upmeetingwithCitystaff.The
purposeofthemeetingwillbetorefinethescopeoftheprojectandgainanunderstandingoftheprimary
issuesdrivingtheCity’sdecisiontoupdatethePlanatthistime.TheStartUpmeetingwilldefinetheroles
oftheparticipants,identifyavailableresources,andfinalizeaprojectschedule.Wewillattempttodefine
thefollowingitems:
1.1IdentifyCityGISinformationorotherbasemappingresources.
1.2Examineanddiscussexistingplanningdocuments(i.e.,ComprehensivePlan,ParkPlan,
DevelopmentRegulations,TransportationPlanandstudies,utilitymapsandplans,relevant
TownshipandCountyresourcesforthejointplanningarea,etc.).
1.3Identifyrequiredtimelinesandprojectdeliverydeadlines.
1.4Discusscitystaffinvolvementandotherconsultantroles.
TheprimarytangibleproductoftheinitialtaskwillbearefinedWorkProgramwhichwillbettersteerthe
projecttowardthespecificobjectivesofthecommunity.Itislikelythattimewillbefocusedoncertaintasks
andareasofinterest.Inthisway,theLandUsePlanwillbetailoredtoaddresstheelementsofgreatest
importancetotheCity,whileaddressingotherissuesinthedepthappropriatetotheirdemand.
PlanningTask2.0ISSUESIDENTIFICATIONANDINVENTORY
TocompletetheInventory,weanticipatethatdatawillbegatheredandincorporatedintoasummaryof
existingconditions.Boththeplanningissuesandinventorywillbepresentedatapublicmeetingtosolicit
publicofficialcommentspriortofinalizationofthischapterofthePlan.
2.1 InterviewswithCityofficials(CityCouncil,PlanningCommission,EconomicDevelopmentgroups,
ParkCommission,Citystaff)toidentifyissuesandprovideparametersforplandevelopment.
2.2 Collectmaps,records,andotherdataavailablethroughtheCity,County,StateAgencies,orother
sources,includingtheCity’sNaturalResourcesInventory,ComprehensivePlan,andother
documents.
2.3 Conducton-sitelanduseinventoryofstudyareaandadjoiningterritory.
2.4 HighlightnoteworthyissuesapparentfromthecollectedInventory.
2.5Crosscheckthephysicalinventoryinformationwithissuesandinformationcollectedthroughother
sources.
2.5Deliverables:FinaldetailedWorkProgram;Summaryreportwithcommentsontherelevanttopic
areasraisedbytheInventoryanalysis.
PlanningTask3.0POLICYPLANNING
UponcompletionoftheIssuesIdentification,NACwillworkwithcityofficialsandstafftoestablishplan
prioritiesandgoalsforCitygrowth,landuse,andtransportationintheInterchangeStudyArea.APolicy
Planthatidentifiesthesestatedgoalsalongwithpolicystatementsaimedatachievingthesegoalswillbe
produced.
ThegoalsandpolicieswillbeformattedtocomplementthestructureofthecurrentComprehensivePlan,
however,formalComprehensivePlanamendmentswouldoccuroncefinalagencydecisionaremade
relatedtothedevelopmentofnewinterchangelocationsasaseparateproject.
Thepublishedpolicieswillgivethecommunityasolid,defensiblebasisforapprovingorrejectingproposed
developmentrequests.Similarly,prioritizingtheCity’sresourcescanbestbeaccomplishedwhenthegoals
areclear.Aspartofthedevelopmentstage,thefollowingstepswillbecompleted:
3.1ConsultantdevelopmentofGoalstatementdraftsforpolicyconsideration.
3.2MeetingwithPlanningCommissionandCityCouncil,andothergroupsasidentified,toreviewdraft
GoalsandPolicies.
3.3Deliverables:GoalsandPoliciesreport.
PlanningTask4.0:LANDUSEPLANNING
TheDevelopmentFrameworkoftheComprehensivePlanconsistsofthephysicalplansandprograms
whichlayouttheCity’sproposedlanduse.Inthisproject,therelevantscopeistoidentifyandsupportthe
concurrenttransportationplanningunderwayinregardtoafutureinterchangelocationinthenorthwest
portionofthecity.Withuptofouralternativesunderexamination,thelanduseplanningwillshiftbetween
locations,highlightingprosandcons,andassigningrelativeweights,toeachlocationfactor.
Whilesupportfortheinterchangeisacentralcomponentofthisstudy,thelanduseplanwillalsodrive
futuredevelopmentofthenorthwestregion.Understandingtheentiretransportationnetworkinthearea,
alongwithutilityandotherinfrastructurelimitations,willbeakeycomponentindevelopinglanduseplans
thatwillcontinuetoberelevanttolong-termdevelopmentplanning.
Itisfurtherunderstoodthatthelong-termobjectiveofthecitywillbetodirectgrowthtothesubjectplanning
area.Assuch,thestudyneedsbuildthebasisforaccommodatingarangeoflandusesthatarelikelyto
achievethisgoal.Demographicanalysis,andlandabsorptionmodelsforvariouslanduseswillbe
developedtobothexamineexistinglandinthecity,andprojectgrowthopportunitiesinthenorthwestarea.
Thelanduseplanwillusetheseprojectionsasabasisfortheeventualplancomponent.Aswiththestudy
generally,ComprehensivePlanamendmentsnecessarytofurtherimplementtheCity’sobjectiveswouldbe
completedasaseparateprojectoncemorespecificdecisionsaremaderegardinginterchange
development.
TheDevelopmentFrameworkphasewilltypicallyrequiretwoworkingconferencestorefineaconceptual
landuseandtransportationplan.NACwillalsoconductreviewswithCitystaffasnecessarytodiscuss
initialchangesoralternativesforcommunityconsideration.DuringthisTask,wewouldexpecttoconduct
atleastonegeneralworkshopwiththepublictoreviewconceptsandalternatives,andtoreviewplanning
recommendations.Thelandusetasksareasfollows:
4.1Preparationofconcept,landuse,transportationschematicsandalternatives,asappropriateforthe
followingalternatives:
a.County39interchangelocation,only.
b.OrchardRoadinterchangelocation,only.
c.BothCounty39andOrchardRoadlocations.
d.Nointerchangelocation.
4.2Presentationofconcept,landuse,transportationplansandalternativestoPlanningCommission.
4.3DraftlanduseplantextutilizinginputfromthePlanningCommissionreview.
4.4Incorporationofsubchapterinventorysupportingthelanduseelement(naturalresources,
transportation,utilities,communityfacilities,etc.).
4.5PresentationoflanduseplandrafttothePlanningCommissionandCityCouncil.
4.6Holdopenhouseonemeetingtoprovideinformalcommunityinput.
4.7Finalizelanduseplantextandmapping.
4.8Deliverable:FinalLandUsePlan,incorporatingpoliciesandmapping,andtextdirecting
developmentactivities(andinsupportofinterchangelocationstudies)fortheNorthwest
Interchangearea.
BecausethestudyareaencompasseslandtotheedgeoftheMonticelloOrderlyAnnexationArea,
considerationofaconceptuallanduseplanfortheextra-territorialareascoveredbythejointplanning
arrangementwithMonticelloTownshipwillalsobeapotentialcomponentofthisTask.Thescopeand
budgetincludethisaspect.
Followingup,therewillbeimplementationstepstoensurethatthelanduseplanisadoptedand
incorporatedintotheCity’sdevelopmentplanningpoliciesanddocuments.Sincetheinitialscopeofthe
planningeffortistosupporttheinterchangestudy,itisexpectedthatfurtherimplementationactivitieswill
awaitthefinalselectionofaninterchangelocation.
Estimatedconsultanttime:110hours
Estimatedprojecttimeline:90days
Estimatedconsultantcharges:$8,200
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3-16 | Land Use City of Monticello
Community will be needed in the Northwest area as
it develops.
These uses are typically allowed in residential areas and
governed by zoning regulations. These institutional
uses (such as schools and churches) are important parts
of the fabric of the community, but require guidance
to ensure a proper fit with its residential surroundings.
New institutional use should be allowed in residential
areas under certain conditions. These conditions
should address the aspects of the use that conflict with
desired characteristics of residential neighborhood.
Criteria for locating an institutional use in a residential
land use area include:
1. Size. Large buildings and site areas can disrupt
neighborhood cohesiveness. Use in lower density
residential areas should not be more than [to be
determined] square feet in lot area.
2. Parking. Parking may spill on to neighborhood
streets without adequate on-site facilities. The
parking needs will vary with the use of the facility.
Each facility should provide adequate on-site or
reasonable off-site shared parking based on the use
of the facility.
3. Traffic. Institutional uses should be oriented to
designated collector or arterial streets.
4. Lighting and signage. Site lighting and signage
needs may resemble commercial uses. These site
factors should be managed to fit the character of
the surrounding residential development.
Urban Reserve
The Urban Reserve contains all property in the Orderly
Annexation Area that it not shown for development
in the near term in this Plan. The objective is to
encourage rural and agricultural uses, preventing
barriers to future development opportunities. It is
anticipated that the City will grow into portions of the
Urban Reserve as planned land use areas become fully
developed and capacity for future growth in needed.
The Urban Reserve is not simply a holding area for
future development. Parts of the Urban Reserve are
likely to be preserved as natural resource areas or for
agricultural purposes. Future planning will consider
the locations in the Urban Reserve best suited for
development.
Interchange Planning Area
The Interchange Planning Area encompasses
undeveloped land in the northwest part of Monticello
around the site of a potential west interchange with
Interstate 94. The purpose of this land use is to
preserve the area for future development and prevent
the creation of development barriers.
If built, the area should be planned to support a mixture
of commercial, employment and residential land uses.
The interchange location and the routes of future
connecting roads are solely for illustration. Future land
use issues in this area are discussed in the Focus Area
for Northwest Monticello.
Private Infrastructure
This category applies to Xcel Energy’s power plant and
railroad right-of-way. This category recognizes the
unique role of the power plant in Monticello.
Greenway
The Land Use Plan Map shows a “potential greenway”
ringing the western and southern edges of Monticello.
The Greenway is intended to provide an environmental
corridor that connects large community parks and open
spaces to neighborhoods, schools, shopping areas and
places to work. They serve to protect environmentally
sensitive areas such as natural habitat, wetlands,
tree canopy, and drainage ways. Land within this
corridor could be comprised of a combination of
public and private open space. Development would
not be prohibited within the greenway but would be
reasonably restricted to ensure that development is
carefully integrated with the natural environment.
The Greenway is intended to shape development
patterns in a manner that is sensitive to the existing
environment and harmonious with the landscape. The
Greenway creates opportunities for a continuous trail
corridor connecting neighborhoods with large parks
and open spaces. A trail within this corridor is intended
to be fully accessible to the general public.
Land Use | 3-172008 Comprehensive Plan ~ Updated 2014
The following are the City’s goals for the Greenway:
1. To provide (where possible) a continuous green
corridor connecting large community parks and
open spaces to neighborhoods, shopping areas,
schools and places to work.
2. To connect people to significant places.
3. To protect the community’s natural resources
(trees, ponds, wetlands, slopes, etc).
4. To create environmentally sensitive development
and design.
5. To provide opportunities for corridors for wildlife
movement and ecological connections between
natural areas.
Focus Areas
For certain parts of Monticello, the intentions of the
Comprehensive Plan cannot be adequately described
solely with the land use map and the related category
descriptions. The following Focus Areas provide a more
detailed examination of the plans and issues in key
locations that will shape the future of Monticello.
Northwest Monticello
This focus area includes the entire northwest corner
of the community. The land use objectives in this area
include:
1. Encourage development in this part of the
community to utilize infrastructure investments
and to provide the capacity to develop in high
amenity areas.
2. Provide for a variety of housing alternatives based
on the natural features and the surrounding
land uses. Areas with high natural amenities or
proximity to the Bertram Chain of Lakes Regional
Park should be reserved for move up housing.
3. Expansion of existing Places to Work in a manner
that creates more “head of household” jobs.
4. Preserve and promote public use of natural
areas, including the establishment of greenway
corridors.
5. Identify and preserve key street corridors.
6. Preserve areas for future Places to Shop and Places
to Work around a future highway interchange, if
such an interchange proves viable.
The Comprehensive Plan envisions that growth will
extend westward from existing development. The
initial high amenity residential development is expected
to occur along the eastern perimeter of the Bertram
Chain of Lakes Regional Park. No Places to Live are
planned with the boundaries of this park. Future
development will be influenced by the capacity of the
street system, including plans for the construction of
a highway interchange.
The remainder of this section describes the land use
issues and objectives for northwest Monticello in
greater detail.
West Interchange
A new interchange with Interstate 94 is a critical
variable in the future development of this area. While
the Comprehensive Plan recognizes the potential for
a future interchange, in 2008 it is only a concept. It
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Data Source: MnDNR, Sherburne County, Wright
County, and WSB & Associates. Land Use Plan
Legend
Places to Live
Places to Shop
Places to Work
Places to Recreate
Places for Community
Downtown
Mixed Use
Interchange Planning Area
Urban Reserve
Infrastructure
Rivers and Streams
Public Waters Inventory
Wetlands (National & Public Waters Inventories)
Potential Greenway
Potential Interchange
Future Bridge
Existing Arterial or Collector Road
Proposed Arterial or Collector Road
Powerline
Monticello City Boundary
Orderly Annexation Area
Amended by City Council Resolution 2011-92, September 26, 2011
Figure 3-10: Land Use Plan - Northwest Monticello
3-18 | Land Use City of Monticello
is not part of the State’s plans for future highway
improvements for this district.
This interchange could be a valuable part of the long-
term transportation plan for Monticello if it is part of
a new river crossing that removes traffic from Highway
25. Without the bridge, the primary benefit is to
provide access to this area and expand the development
opportunities.
The Land Use Plan assumes that the interchange is a
future possibility. For this reason, property adjacent
to the interstate has been placed into a combination
of Places to Live, Work and Shop. The Plan seeks
to prevent development from limiting the location
of the interchange (or block it) and to preserve the
area around the interchange for future commercial,
industrial and residential development. Without
the access provided by the interchange, commercial,
industrial and residential development should not be
anticipated in this area.
Ideally, the City will pursue additional investigations
following the adoption of the Comprehensive Plan.
These investigations should be designed to resolve some
of the unanswered questions related to the interchange.
These questions include:
f Where should the interchange be located?
f What is the potential for a new river bridge
connection?
f How would the interchange be funded and what
are the financial and land use implications for the
City?
f What time frame should be used in planning for
the improvements?
The answers to these questions provide invaluable
guidance to future land use and transportation in
Monticello. The area included in future planning
should not be limited to the property in the Interchange
Planning Area land use category. An interchange
and the supporting street system has future land use
implications for a broader area.
Bertram Chain of Lakes Regional Park
Another critical factor in the future of the Northwest
Area is the former YMCA camp that is being converted
into the Bertram Chain of Lakes Regional Park. The
City and Wright County formed a partnership in 2005
to start purchasing portions of the 1,200 acre YMCA
property. As of 2013, 495 acres have been purchased
through state grants with another 300 planned for
acquisition. The YMCA will lease land at the regional
park to run their Camp Manitou Summer Camp.
The area around this park is guided for future Places to
Live. No residential development should be allowed
within the park. The amenity of this land and the
regional park provide an excellent setting (around
the perimeter of the park) for some of the “upscale”
neighborhoods and housing desired by the City.
In planning for this park, it is important to look
beyond the boundaries of the park and to its context
in the broader community. The illustration in Figure
3-11 highlights several key community development
opportunities:
f The City must create connections between the park
and other sections of Monticello.
f Building streets in a “parkway” design emphasizes
the desired qualities of a regional park and of the
surrounding Places to Live and Work.
f The park is a critical piece in creating a “greenway”
system that links to the Mississippi River and may,
over time, ring the community.
Industrial Growth
The Northwest area is a critical location for current and
future industrial development. The Monticello Business
Center, located south of Chelsea Road and west of 90th
Street, has already started to be developed as a high
amenity environment with protective covenants that
address building materials, loading docks, outdoor
storage, and landscaping. In order to provide sufficient
land for Business Campus uses over the next 25 years,
the Comprehensive Plan extends this land use south to
the planned expansion of School Boulevard.
It is important to recognize that activity generated
by business development can create conflicts with
residential development. The Comprehensive Plan
seeks to create both high quality business parks and
residential neighborhoods in this area. Careful site
Land Use | 3-192008 Comprehensive Plan ~ Updated 2014
planning and development management will be needed
to meet these objectives.
School Boulevard Extension
The Northwest Area serves as a good example of the
need to coordination land use and transportation
planning. An extension of School Boulevard is
needed to provide access to the area and to connect
development to the rest of the community. The route
of this roadway should be identified and preserved as
development occurs.
School Boulevard has several other Comprehensive
Plan implications:
f This major collector street will influence the nature
of adjacent land use.
f Streetscape improvements would help to define
the high quality character desired by the City as a
gateway to the Bertram Chain of Lakes Regional
Park and to new neighborhoods.
f The street is a means for bringing trail connections
to the park.
Golf Course
In 2006, the Silver Springs Golf Course was part of a
development proposal (Jefferson at Monticello) that
would have redeveloped this property mixing golf and
housing. The development did not proceed beyond the
environmental review.
YMCA
Regional
Park
Existing
Natural
Land
Existing
Natural
Land
Potential Parkways
Potential
Greenway
Corridor
Potential
Greenway
Corridor
Existing
Green
Corridor
To Mississippi River
To Mississippi River
25
39
Z35W
Z394
Z94
Figure 3-11: Community Connections to Regional Park
3-20 | Land Use City of Monticello
The Comprehensive Plan shows the area as Places to
Recreate based on the continued use as a golf course.
This designation does not preclude a future proposal
and Comprehensive Plan amendment for residential
development. It is likely, however, that this scale of new
development will require the access provided by a new
highway interchange. The Comprehensive Plan seeks to
fill in other development areas and make effective use
of other infrastructure investments before extending
utilities for redevelopment of the golf course.
Downtown Focus Area
The Embracing Downtown Plan was adopted by City
Council resolution 2012-011 on January 9, 2012
and is herein incorporated as an appendix of the
Comprehensive Plan.
Downtown Monticello needs special attention
in the Comprehensive Plan. Following the 2008
Comprehensive Plan update, the community undertook
a separate downtown planning process. This process
resulted in the Embracing Downtown Plan. This Plan
emphasizes the importance that the community places
on Downtown. The 2008 Comprehensive Plan Update
relies on the Embracing Downtown Plan as a guide for
public and private actions in the Downtown area.
Revitalizing and sustaining Downtown Monticello
requires a collaborative effort of the City, businesses,
property owners and other stakeholders. Planning
for the future of the Downtown must recognize the
practical realities facing commercial development in
Downtown:
f The configuration and traffic volumes of Highway
25 significantly reduce opportunities for direct
access from the Highway to adjacent properties.
f Traffic volumes on Highway 25 will continue to
increase. Greater volumes and congestion act as an
impediment for people living south of I-94 coming
to Downtown.
f There is no controlled intersection on Highway
25 between Broadway and 7th Street. The lack
of a controlled intersection combined with traffic
volumes make pedestrian connections between
Downtown and residential areas to the east very
difficult.
f “Big box” and retail development continue to occur
in other parts of Monticello. These businesses
directly compete with the Downtown and attract
smaller businesses (that might otherwise consider
a Downtown location) to adjacent parcels.
Downtown Goals
Given current plans and conditions, the Embracing
Downtown Plan and the Comprehensive Plan
recommends the following goals for Downtown.
Concepts for Downtown redevelopment should
provide solutions to problems and issues identified
in the research and analysis of Downtown conditions
that are directed by the stated goals for Land Use,
Transportation and Design and Image. The preferred
solutions should be those that best meet these goals.
Land Use
f Diversify land use in the Downtown; supplement
retail and service uses with other activities that
generate traffic.
f Encourage redevelopment of old and obsolete
structures; encourage consolidation of small
parcels with multiple ownerships.
f Balance parking and land use to ensure availability
of adequate parking at all times.
f Encourage mixed use but do not make it a
requirement or prerequisite for development or
redevelopment.
f Discourage residential as a free-standing land use
within the core downtown area.
f Establish physical connections between the core
Downtown area and the riverfront and park.
f Encourage land uses that serve as evening and
weekend attractions to the Downtown area.
f Expand facilities and parking adjacent to West
Bridge Park to help create an anchor attraction at
the north end of Walnut Street.
Transportation
f Acknowledge that Highway 25 will be limited in
terms of providing direct property access.
f Develop circulation patterns that utilize local
streets for individual site access.