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Planning Commission Agenda 04-01-2014 AGENDA MONTICELLO PLANNING COMMISSION REGULAR MEETING Tuesday, April 1st, 2014 - 6:00 PM Mississippi Room, Monticello Community Center Commissioners: Chairman Brad Fyle, Sam Burvee, Charlotte Gabler, Alan Heidemann, Grant Sala Council Liaison: Lloyd Hilgart Staff: Angela Schumann, Steve Grittman - NAC, Ron Hackenmueller 1. Call to order. 2. Citizen Comments. 3. Consideration of adding items to the agenda. 4. Consideration to approve Planning Commission minutes. a. Special Meeting – February 24th, 2014 b. Special Meeting – March 4th, 2014 (No Quorum-No Minutes) c. Regular Meeting – March 4th, 2014 5. Public Hearing – Consideration of a request for variance to required side yard setbacks in the Mississippi Wild and Scenic Recreational Overlay District and to required front yard setbacks in the R-1 (Single-Family Residence) District. Applicant: Weese, Diane 6. Public Hearing - Consideration of a request for Conditional Use Permit for a K-12 School in an R-1 (Single Family Residence) District. Applicant: Holy Spirit Academy 7. Public Hearing – Consideration of a request for Amendment to Conditional Use Permit for Planned Unit Development for Union Crossings 6th Addition and consideration or Final Plat for Union Crossings 6th Addition. Applicant: Ryan Companies 8. Public Hearing – Consideration of an amendment to the Monticello Comprehensive Plan, Chapter 3 – Land Use, as related to guiding principles and locations for high density housing. Applicant: City of Monticello 9. Public Hearing – Consideration of amendments to the Monticello Zoning Ordinance, Chapter 3, Section 4(I) as related to guiding principles and locations for future R-4 (Medium - High Density Residence) zoning districts. Applicant: City of Monticello 10. Consideration to review Special Use Overlay District land area analysis and to call for a public hearing on amendments to the Official Zoning Map for the City of Monticello. 11. Community Development Director’s Report 12. Adjourn. MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Monday, February 24, 2014 - 6:00 PM - Mississippi Room, Monticello Community Center Present: Brad Fyle, Charlotte Gabler, Sam Burvee, Grant Sala, Alan Heidemann Absent: None Others: Angela Schumann, Ron Hackenmueller, Steve Grittman-NAC 1. Call to Order Brad Fyle called the special meeting to order at 6 p.m. 2. Purpose The purpose of the special meeting is to conduct a public hearing prior to the regular Planning Commission meeting. 3. Public Hearing - Consideration to approve an interim ordinance allowing places of public assembly on a temporary basis as a principle or accessory use in a B-3 (Highway Business) District by Interim Use Permit and to approve an interim use permit for a Place of Public Assembly in a B-3 District (Applicant: Faith Family Life Center) Planning Case Number: 2014-010 Steve Grittman summarized that the applicant is seeking an interim ordinance amendment and interim use permit to allow the former Cornerstone Chevrolet car dealership in the B-3 (Highway Business) District to be used as a Place of Public Assembly through the termination of an existing lease in August 2014. The property is located at 3939 Chelsea Road West (Lot 1, Block 1, Gould Addition). Brad Fyle opened the public hearing. Pastor Mark Lillo spoke briefly about the request. He indicated that Faith Family Life Center is a new organization working to build capacity in order to occupy a permanent space in a large facility which would accommodate their proposed programming. He hoped that temporarily locating in a facility along the freeway would provide the visibility and access needed to grow the ministry. Lillo responded to commissioner questions related to what drew him to Monticello, long term location intentions, programming and signage. He said that he chose Monticello because he had grown up in the area and knows people in the community. He also noted that the City’s transportation arteries and location between St. Cloud and the metro area is an asset. Lillo indicated that it was not likely that he’d seek permanent occupancy at the proposed interim location because the building would require a lot of renovation and Special Planning Commission Minutes 02/24/14 2 may not be the best long term location for the center. He said that the facility would serve worship and classroom needs during the interim use. He indicated that long term plans include space for meeting rooms, after school care, day camps, pastoral care and larger scale funerals. He plans to use a temporary banner on the side of the facility, a sandwich board and the existing monument to address signage needs. Hearing no further comments, the public hearing was closed. Grittman noted that there is no single model among jurisdictions as to where places of public assembly are located. Angela Schumann indicated that the commission had previously determined that such use would not be appropriate in the B-3 as it is an auto oriented district. The commissioners seemed to agree that an interim use period would provide an opportunity to reconsider the matter. CHARLOTTE GABLER MOVED TO RECOMMEND ADOPTION OF INTERIM ORDINANCE #590, ALLOWING PLACES OF PUBLIC ASSEMBLY ON A TEMPORARY BASIS AS A PRINCIPAL OR ACCESSORY USE IN A B-3 (HIGHWAY BUSINESS) DISTRICT BY INTERIM USE PERMIT. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 5-0. CHARLOTTE GABLER MOVED TO ADOPT RESOLUTION 2014-015, RECOMMENDING APPROVAL OF AN INTERIM USE PERMIT FOR FAITH FAMILY LIFE CENTER, A PLACE OF PUBLIC ASSEMBLY USE, IN A B-3 DISTRICT, BASED ON THE FINDINGS IN SAID RESOLUTION AND CONTINGENT ON COMPLIANCE WITH THOSE CONDITIONS SPECIFIED IN EXHIBIT Z. GRANT SALA SECONDED THE MOTION. MOTION CARRIED 5-0. Exhibit Z Conditions of Approval for an Interim Use Permit to allow a Place of Public Assembly in a B-3 District at 3939 Chelsea Road West 1. The interim use permit shall be in effect from the date approved by the city council until August 31, 2014. 2. The building inspector must determine if any building alterations are necessary to ensure health, safety and welfare. The applicant shall be responsible for implementing all required building alterations. 3. The applicant must submit a proposed floor plan delineating proposed use areas and indicating the design capacity of the main assembly area so that a determination of off-street parking requirements can be made. The applicant must demonstrate that sufficient off-street parking and loading exists for the proposed uses. 4. The applicant must submit a sign plan and obtain a sign permit in accordance with Section 4.5 (Signs). Special Planning Commission Minutes 02/24/14 3 5. The applicant shall provide additional information detailing activities that will be undertaking on the site and agrees to be subject to additional conditions as appropriate to ensure compliance with ordinance requirements. 6. The applicant must obtain all other permits, licenses, and other applicable authorization as required for proposed activities. 7. The applicant must sign a consent agreement stating that the applicant, owner, operator, tenant and/or user has no entitlement to future reapproval of the Interim Use Permit as well as agreeing that the interim use will not impose additional costs on the public if it is necessary for the public to fully or partially take the property in the future. 4. Adjournment GRANT SALA MOVED TO ADJOURN THE SPECIAL MEETING AT 6:26 PM. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 5-0. Recorder: Kerry Burri ___ Approved: Attest: _______________________________ Planning Commission Representative PlanningCommissionAgenda–04/01/2014 1 5.PublicHearing-Considerationofarequestforvariancetorequiredsideyard setbacksintheMississippiWildandScenicRecreationalOverlayDistrictandto requiredfrontyardsetbacksintheR-1(Single-FamilyResidence)District.(NAC) Property:Lot5,ManhattanLots 713RiverviewDrive PlanningCaseNumber:2014-009 A.REFERENCE&BACKGROUND Request(s):Variancefromsideandfrontyardsetbackrequirements intheR-1,SingleFamilyResidenceDistrictand WSRROverlayDistrict DeadlineforDecision:April5th,2014(60days) LandUseDesignation:PlacestoLive ZoningDesignation:R-1,SingleFamilyResidenceDistrict Thepurposeofthe"R-1"singlefamilydistrictisto provideforlowdensity,singlefamily,detached residentialdwellingunitsanddirectlyrelated complementaryuses. Overlays/Environmental RegulationsApplicable:MississippiWild,Scenic&RecOverlayDistrict Thepurposeofthisdistrictistoprotectandpreserve thescenic,recreational,naturalandhistoricalvaluesof theMississippiRiverinthecitybycarefullycontrolling developmentofthisrivercorridorconsistentwiththe stateWildandScenicRiverAct(Minn.Stats.§ 103F.301etseq.)andMinn.Rules6105.0010to 6105.0070;6105.0150to6105.0250;andasapplicable, theprovisionof6120.2600to6120.3900. CurrentSiteUse:Thesitehasbeendevelopedforsinglefamily residentialuse. PlanningCommissionAgenda–04/01/2014 2 SurroundingLandUses: North:MississippiRiver East:R-1Districtlots South:R-1Districtlots West:R-1Districtlots ProjectDescription:DarleneWeeseisrequestingavariancefromsideand frontyardsetbackstobeabletobuilda600squarefoot (20x30foot)attachedgarageonherhome.The existinghomeislegallynon-conformingaspertainsto therequiredsideyardsetbackintheWSRRDistrict. Thisconditionwillbeincreasedwiththeadditionofthe requestedgarage,whichwillextendsouththrough portionsofthesideyard.Inaddition,theWSRR Districtrequiresa30footfrontyardsetbackforland lockedparcels,andthegarageadditionwillresultina “frontyard”setbackofonly11.3feet. Theapplicantisrequiredtoattainvarianceapprovalfor boththeextensionoftheexistingsideyardsetback non-conformity,andtheintroductionofanewnon- conformingconditionaspertainstothefrontyard setback. ANALYSIS VARIANCE:Section2.4(C)oftheZoningOrdinancestatesthatapprovalofa variancemaybemayonlybemadeuponadeterminationthatpracticaldifficulties willresultbasedonallofthefollowingcriteria: (i)Thepropertyinquestioncannotbeputtoareasonableuseiftheprovisionsofthis ordinancearestrictlyapplied. COMMENT:Thepropertyinquestioniscurrentlyusedasasinglefamilyresidence, apermitteduseinthedistrictwhichwillnotchangedespitetheapprovalordenialof thecurrentgaragevariancerequest.However,garagesareareasonableuseofa singlefamilypropertyinthisdistrict,andarefoundregularlyonsurrounding properties.Assuch,planningstaffbelievesthatdenyingtheapplicantthegarage variancewillpreventtheapplicantfromimprovingherpropertywithausethatwould beconsideredareasonableuseoftheproperty. (ii)Thecircumstancesrenderingthepropertyunusableareuniquetotheproperty. PlanningCommissionAgenda–04/01/2014 3 COMMENT:Thepropertyisveryshallowincomparisontonearbyproperties,so thatthereislessbuildableareaonthelotwhenbothshorelineandfrontsetbacksare applied.Theresultofthisconditionisthatitisdifficulttofindanappropriate locationforagarage,whichwouldnormallybeconsideredareasonablesinglefamily useontheproperty.Moreover,thelandlockednatureoftheparcelresultinyard designationsthatarenotamenabletotypicalordinancedefinitions.Thegarage accesswillbefromthewest,buttheaccessiblepublicstreetistothesouth. (iii)Thecircumstancesrenderingthepropertyunusablewerenotcreatedbythe ownerthereof. COMMENT:Thelotwascreatedpriortoitsoccupancybythecurrentresidents. (iv)AVariance,ifgranted,willnotaltertheessentialcharacterofthelocality. COMMENT:Adjacentpropertieshavegaragesofsimilarsizetotheonebeing proposed.Inaddition,garagesonnearbypropertieslikewisedonotmeettherequired sideyardsetbackintheWSRRDistrict.Thegarageonthepropertytotheeasthasa 10footsideyardsetback,andthegarageonthepropertytothewesthasa5footside yardsetback,bothsignificantlylessthanrequired.Adjacentgaragesdomeetthe frontyardsetbackrequirementaslotsaresignificantlydeeperthanthesubject property. (v)Economicconsiderationsaloneshallnotconstituteasufficientbasisfora Varianceifreasonableuseforthepropertyexistsunderthetermsoftheregulation. COMMENT:Economicconsiderationsarenotthebasisforthevariancerequest.The garageisintendedtomakethesinglefamilystructuremorefunctionalasaresidential parcel,byprovidingenclosedareasforstorageofvehiclesandequipment. Basedonthesevariancecriteria,itispossiblethattheapplicantispronetopractical difficultiesinusingthesiteinamannerthatconformstoWSRRDistrict requirements.Giventheapplicationofallrequiredsetbacks,theshallowdepthofthe lotresultsinminimalbuildableareasothattheapplicantisunabletoconstructa typicalsizedsinglefamilygarage.Inaddition,severaladjacentlotshavegarages withsignificantlyreducedsideyardsetbacks,furtherdemonstratingthatthe applicantsrequestistobeabletoimprovetheirpropertyinamannerinlinewith improvementsonadjacentproperties. TheCitymustalsoconsidervariancerequirementsspecifictotheWSRRDistrict, whichstatesthatgrantingofavariancemaynotbecontrarytothepurposeandintent ofthatsectionoftheOrdinance.ThepurposeoftheWSRRDistrictisto“protectand preservethescenic,recreational,naturalandhistoricalvaluesoftheMississippiRiver inthecitybycarefullycontrollingdevelopmentofthisrivercorridor.”Giventhis language,theCitymustdeterminethatgrantingtherequestedvariancewillnot negativelyimpacttheMississippiRivercorridor. PlanningCommissionAgenda–04/01/2014 4 TheproposedgaragemeetssetbackrequirementsoftheShorelandOrdinance,and furtherislocatedonthesouthsideofthestructure,onthesideofthehousewhichis notvisiblefromtheriver.Assuch,theproposedgarageappearstobeconsistentwith theintentoftheWSRRdistrictregulations. WILDANDSCENICRECREATIONALRIVERDISTRICTSTANDARDS: Setbacks. RequiredExistingProposed Frontyard30ft35.3ft11.3ft Sideyard30ft27.7ft27.7ft Rearyard50ftN/AN/A SetbackfromtheOHWoftheRiver100ftEst.122ftEst.122ft Setbackfrombluffline75ftN/AN/A Asisdemonstratedonthesetbackanalysisabove,withtheadditionoftheproposed garage,theprincipalbuildingonthepropertywillbeabletomaintainallsetbacks withtheexceptionofthesideandfrontyardsetbacks,forwhichvariancesare currentlybeingrequested.Thegaragewillextendsouthofthehomeawayfromthe river,andassuchwillnotresultinanynon-conformityaspertainstoshoreline setbacks. ImperviousSurface.Lotsmaynotexceed25%impervioussurfaceintheWSRR District.Thesubjectpropertycurrentlycontainsapproximately3,500squarefeetof hardsurfaces,or16%impervioussurface,includingthehome,thedriveway,ashed, andasmallpationearthewater.Thegarageadditionwillextendoveragravel surfacesouthofthehometowardsthefrontlotline,increasingimpervioussurfaceon thelotbyapproximately3%.Assuch,thelotwillcontinuetoconformtoimpervious surfacerequirements,butthegarageadditionwillresultinincreasedratesand volumesofstormwaterrunofffromthesitegiventhereductioninperviousarea. BecausevariancesintheWSRRDistrictaregrantedonlyifrivercorridorqualitycan bemaintained,staffrecommendstheCityprovideconditionsofvarianceapproval whichprovideforadditionstormwatertreatmentmechanismsonthesubjectproperty. BuildingHeight.Theproposedgarageisconsideredanintegralpartoftheprincipal structure.HomesintheWSRRDistrictmaynotexceed25feetinheight.The applicantswillneedtoadheretothisheightstandard. Grading,Drainage,andErosionControl.DevelopmentintheWSRRDistrictis requiredtobeplannedandconductedinamannerthatwillminimizetheextentof disturbedareas,runoffvelocities,erosionpotential,andreduceanddelayrunoff volumes.Theapplicantshavenotprovidedtopographyonthesitesurvey,soitis difficulttotelltheimpactoftheproposedgarageonsitegrading,orsusceptibilityof theprojecttoerosionissues.Ifavarianceisapproved,theprojectisrequiredto PlanningCommissionAgenda–04/01/2014 5 adheretoallgrading,drainage,andstormwatermanagementstandardsprovidedin theWSRRDistrictOrdinance. Theapplicantshouldprovidearevisedsitesurveyshowingtheproposedlocationofa bituminousdrivewayinassociationwiththenewgarage.Thecurrentdrivewayruns directlyintothehousenorthofthegarage’sproposedlocation.Theapplicantshall addresschangestothisexistingdrivewaytoprovideaccesstothegarage,sothatthe Citycandeterminetheamountofimpactonsitegradingandthedegreeof disturbancetothesiteduringandafterconstruction.Becauseimpervioussurfacein theWSRRDistrictisofconcern,thedrivewaynorthofthegarageshouldbereduced insizetotheminimalextentnecessarytoprovideaccesstoanewgarage,andgravel areassouthofthehomeshouldbereplacedwithlawnorlandscapeplantings. TheCityEngineermayprovideadditionalcommentspertainingtograding,drainage andstormwatermanagementatthePlanningCommissionmeeting. B.ALTERNATIVEACTIONS Decision1:Regardingtherequestforavariancefromsideandfrontyardsetback requirementsintheWSRRDistricttobeabletobuildanattachedgarageontothe existinghomeat713RiverviewDr.,thePlanningCommissionhasthefollowing options: 1.MotiontoadoptResolution2014-033approvingthegaragesetbackvariances, basedonthefindingsinsaidresolutionandsubjecttotheconditionsoutlinedin ExhibitZ. 2.Motiontodenythegaragesetbackvariance,basedonafindingthattheapplicant isunabletodemonstratepracticaldifficultiesinmeetingtherequirementsofthe WSRRDistrictsetbackstandards. C.STAFFRECOMMENDATION Staffrecommendsapprovaloftherequestedgaragesetbackvariance.Thesubject propertyisuniquelyshallowforashorelineproperty,resultinginminimalbuildable areaonthelotgiventheapplicationofallsetbackrequirements.Theresultofwhich istheapplicantisfindingitdifficulttolocateandbuildatypicalsizedsinglefamily garageontheirpropertyforthestorageofsitevehiclesandequipment.Approvalof thevarianceshallbesubjecttotheconditionsforlandscapingandstormwater managementdirectedatprotectingwaterqualityintheWSRRDistrict,asdescribed inExhibitZ.Approvalisalsosubjecttocommentsorrecommendationsfromthe CityEngineer. PlanningCommissionAgenda–04/01/2014 6 C.SUPPORTINGDATA A.Resolution2014-033 B.AerialSiteImage C.LandUseApplication D.ApplicantNarrative E.SiteSurvey F.ConstructionInformation Z.ConditionsofApproval PlanningCommissionAgenda–04/01/2014 7 EXHIBITZ WeeseGarageSetbackVariance 713RiverviewDrive,Monticello,MN55362 Lot5,ManhattanLots . 1.Theapplicantprovidesbuildingelevationplansoftheproposedgarageforreviewby Citystaffaspartofthebuildingpermitapplication.Elevationsshouldillustratebuilding materials,garageheight,andgarageappearance. 2.Theapplicantsubmitslayoutplansorarevisedsurveyofthegarageprojectforreviewby Citystaff.Therevisedsurveyshouldindicatethefollowing: a.SitedrainageplanacceptabletotheCityEngineer. b.Thelocationofadrivewaymeetingtheentranceoftheproposedgarage,andareas ofexistingdrivewaytoberenovated.Theapplicantshouldconsideroptionsfor howtheexistingdrivewaycanberenovatedwiththeintentofreducing impervioussurfaceonthesitetotheminimumextentnecessarytomovevehicles toandfromthelocationoftheproposedgarage. c.Erosioncontrolmeasuresinthevicinityofthegarageproject. d.Landscaperestoration(lawnorlandscapeplantings)inareaswherethedriveway hasbeenrenovatedandgravelremoved. e.StormwatermanagementtechniquesifrequiredbytheCityEngineer. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA RESOLUTIONNO.2014-033 Date:ResolutionNo.2014-033 MotionBy:SecondedBy: ARESOLUTIONREQUIREDSIDEYARDSETBACKSINTHEMISSISSIPPIWILD ANDSCENICRECREATIONALOVERLAYDISTRICTANDTOREQUIREDFRONT YARDSETBACKSINTHER-1(SINGLE-FAMILYRESIDENCE)DISTRICT. WHEREAS,DarleneWeeseisrequestingavarianceformsideandfrontyardsetback requirementsintheR-1,SingleFamilyandWSRROverlayDistrictstobeabletoconstructan attachedgarageonherexistinghome;and WHEREAS,theapplicanthassubmittedasitesurveyillustratingthelocationoftheproposed garageonherpropertyforreviewbyCitystaff;and WHEREAS,uponreviewofsiteconditionsplanningstaffrecommendedapprovalofthe requestedsetbackvariancebasedonthefindingthatpracticaldifficultiesresultfromtheunique configurationofthesubjectparcel;and WHEREAS,thePlanningCommissionheldapublichearingonApril1,2014ontheapplication andtheapplicantandmembersofthepublicwereprovidedtheopportunitytopresent informationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaffreport, whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowingFindings ofFactinrelationtotheapprovalofthevariance: 1.Theapplicanthasdemonstratedpracticaldifficultiesinimprovingherpropertyina reasonablemanner,duetotheuniqueconfigurationofhershorelinelotresultingin minimalbuildablearea;and 2.Theapplicantwishestoconstructagarageonherpropertywherenogaragecurrently exists.Agarageisanallowedsinglefamilyresidentialuse,andtheproposedstructureis comparableinsizetosurroundingsinglefamilygarages. 3.TherequestedgarageprojectisabletomeetgeneralzoningandWSRRDistrictcriteria forvarianceapprovalwiththeconditionthattheapplicantimplementsstormwater managementmethodsonthesubjectpropertyformitigationofincreasedstormwater runoffresultingfromgarageconstruction. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesota,thattherequestedisapprovedbasedontheconditionsprovidedin ExhibitZofthereferencedstaffplanningreport. ADOPTED this1st dayofApril2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ______________________________ AngelaSchumann,CommunityDevelopmentDirector 0 100ft PlanningCommissionAgenda-04/01/14 6.PublicHearing-ConsiderationofarequestforConditionalUsePermitforaK-12 SchoolinanR-1(SingleFamilyResidence)District.Applicant:HolySpirit Academy.(NAC) th Property:1001East7Street,St.Henry’sCatholicChurch st Lot1,Block1,ChurchofSt.Henry1Addition PlanningCaseNumber:2014-014 A.REFERENCE&BACKGROUND Request(s):ConditionalUsePermittoallowaschool(HolySpirit Academy)tooccupyaportionofa“placeofpublic assembly”(St.Henry’sCatholicChurch)inanR-1District. DeadlineforDecision:May16,2014(60days) LandUseDesignation:PlacesforCommunity ZoningDesignation:R-1,SingleFamilyResidenceDistrict Thepurposeofthe"R-1"singlefamilydistrictisto provideforlowdensity,singlefamily,detached residentialdwellingunitsanddirectlyrelated complementaryuses. CurrentSiteUse:ThesubjectsiteiscurrentlyoccupiedbytheSt.Henry CatholicChurch. SurroundingLandUses: North:R-3District(St.BenedictsSeniorCommunity) South:Freeway East:B-4District(UnionCrossingsCenter) West:R-1District(vacant)–ownedbySt.Henry’sCatholic Church ProjectDescription:St.HenryCatholicChurchwishestoleasethewestendof theirchurchbuilding(socialhallandclassroomwing)to theHolySpiritAcademy,aprivatelyfundedCatholichigh school.Withtheexceptionofsignage,noexteriorphysical 1 PlanningCommissionAgenda-04/01/14 modificationstothesiteorbuildingareproposedasaresult oftheproposedschooloccupancy. Schoolenrollmentisexpectedtorangefrom10to100 students.Schoolactivitieswillinvolvetheuseofsome classrooms,asmallgymnasiumandrestrooms.Atthe sametime,theschoolmayconductphysicaleducation, recessorgroupactivitiesinthechurchplayfieldonthe westsideofthesite.Theschoolandchurchplanno changestotheexistinglandscapeorsitetoaccommodate theschoolneeds. Theschoolwillbeaccessedfromthewest.Inthisregard, vehicledrop-offandpickupactivitieswilloccurwithinthe church’swestparkinglot.Loadingactivitiesareexpected tobeminimalbutcanbeaccommodatedonthenorthside ofthechurch’swestwing. OrdinanceRequirements: AllowanceinR-1District.Bothchurches(“placesofpublicassembly”)andschools- K-12arelistedasconditionalusesintheapplicableR-1zoningdistrict.Inthisparticular case,thechurchisclearlytheprimaryuseofthesubjectproperty.Schoolsarehowever, consideredcommonandincidentaltochurchuses. SchoolPerformanceStandards.Section5.2.D(7)oftheZoningOrdinanceestablishes specificperformancestandardsforschools.Inthisregard,thefollowingstandardsmust besatisfied: (7)K-12Schools(publicorprivate): (a)Educationalinstitutionsonparcelsexceeding20,000squarefeetinareashall belocatedwithdirectfrontageon,andaccessto,acollectororarterialstreet. (b)Thebuildingsaresetbackfromadjoiningresidentialdistrictsadistanceno lessthandoubletheadjoiningresidentialsetback. (c)Whenabuttingaresidentialuseinaresidentialusedistrict,thepropertyshall bescreenedwithanaestheticbuffer(Table4-2,BufferType“B”)in accordancewithsection4.1(G)ofthisordinance. (d)Adequateoff-streetparkingandaccessisprovidedonthesiteoronlots directlyabuttingordirectlyacrossapublicstreetoralleytotheprincipaluse incompliancewithSection4.8ofthisordinanceandthatsuchparkingis adequatelyscreenedandlandscapedfromsurroundingandabuttingresidential usesincompliancewithSection4.1(F)ofthisordinance. 2 PlanningCommissionAgenda-04/01/14 (e)Adequateoff-streetloadingandserviceentrancesareconsideredand satisfactorilyprovidedinaccordancewithSection4.9ofthisordinance. (f)ExteriorlightingstandardsoutlinedinSection4.4ofthisordinanceshallbe met. Theproposedschoolusemeetstheprecedingperformancestandardsasoutlinedwithin theOrdinance.Tobenotedisthattheoriginalcalculationofthechurch’soff-street parkingdemandassumedfulloccupancyofthechurchbuilding.Thus,increasedparking resultingfromtheschoolusewaspreviouslyconsidered. CUPEvaluationCriteria: AccordingtoSection2.4(D)(4)(a)oftheZoningOrdinance,approvalofaconditional usepermitapplicationrequiresthattheCityfindthatconditionscanbeestablishedto ensurethatacertainsetofcriteriawillbemet.Thefollowingisalistingofthe conditionalusepermitcriteria: (i)Theconditionalusewillnotsubstantiallydiminishorimpairproperty valueswithintheimmediatevicinityofthesubjectproperty; (ii)Theconditionalusewillnotbedetrimentaltothehealth,safety,morals, orwelfareofpersonsresidingorworkingneartheuse; (iii)Theconditionalusewillnotimpedethenormalandorderlydevelopment ofsurroundingpropertyforpermittedusespredominantinthearea; (iv)Theconditionalusewillnotposeanundueburdenonpublicutilitiesor roads,andadequatesanitaryfacilitiesareprovided; (v)Theconditionalusecanprovideadequateparkingandloadingspaces, andallstorageonthesitecanbedoneinconformancewithCitycode requirements; (vi)Theconditionalusewillnotresultinanynuisanceincludingbutnot limitedtoodor,noise,orsightpollution; (vii)Theconditionalusewillnotunnecessarilyimpactnaturalfeaturessuch aswoodlands,wetlands,andshorelines;andallerosionwillbeproperly controlled; (viii)Theconditionalusewilladheretoanyapplicableadditionalcriteria outlinedinChapter5oftheOrdinancefortheproposeduse. 3 PlanningCommissionAgenda-04/01/14 Withtheexceptionofsignage,noexteriorphysicalmodificationstothesiteorbuilding areproposed.Inthisregard,Staffexpectsthattheprecedingevaluationcriteriacanbe satisfied. Signage: AccordingtoHolySpiritAcademyrepresentatives,thefollowingsignsareproposedto beerecteduponthesubjectproperty: Portablesigns(11’x14’)placeduponexteriorschooldoorways. Afreestandingschoolidentificationsign(4’x8’)placednearwestentrancetothe site. Directionalsign(2’x4’)nearwestentrance. Whileproposedsitesignagehasbeendescribedintheapplicant’snarrative,adetailed signplanhasnotbeenprovided.AsaconditionofCUPapproval,adetailedsignplan shouldbesubmittedsubjectreviewbyCityStaffandsignpermitwhichconformstothe City’ssignordinance. B.ALTERNATIVEACTIONS 1.MotiontoapproveResolution2014-034recommendingapprovalofthe ConditionalUsePermit,basedonfindingsinsaidresolutionandcontingenton compliancewiththoseconditionsspecifiedinExhibitZ. 2.MotiontodenyResolution2014-034,recommendingforapprovalofthe ConditionalUsePermit,basedonfindingstobemadebythePlanning Commission. 3.Motiontotableactionontheconditionalusepermitrequest,pendingadditional informationasidentifiedbythePlanningCommission. C.STAFFRECOMMENDATION Consideringthatnoexteriormodificationstothesiteand/orbuildingareproposed, impactsresultingfromtheproposeduseareexpectedtobeminimal.Withthisinmind, StaffrecommendsapprovaloftheConditionalUsePermitsubjecttotheconditionslisted inExhibitZ. 4 PlanningCommissionAgenda-04/01/14 D.SUPPORTINGDATA A.Resolution2014-034 B.AerialSiteImage C.LandUseApplication D.ApplicantNarrative th E.Letter,St.Henry’sCatholicChurch,datedMarch16,2014 F.SitePlan G.AdditionalApplicantInformation Z.ConditionsofApproval 5 PlanningCommissionAgenda-04/01/14 ExhibitZ–ConditionsofApproval St.HenryCatholicChurch ConditionalUsePermit 1.AdetailedsignplanshallbesubmittedsubjectreviewbyCityStaffandsignpermit. 2.Futuresiteand/ormodificationsrelatedtoanintensificationoftheschoolorchurchuseshall requireapprovalofconditionalusepermitamendment. 3.Internalbuildingmodificationsshallbesubjecttobuildingpermitasdeemedappropriateby theCityBuildingOfficial. 6 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2014-034 Date: Resolution No. 2014-034 Motion By: Seconded By: A RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR HOLY SPIRIT ACADEMY AT 1001 EAST 7TH STREET (ST. HENRY'S CHURCH) WHEREAS, St. Henry's Church and Holy Spirit Academy, a school serving grades K-12, are seeking approval for the occupancy of a portion of the existing church building and grounds for school use; and WHEREAS, the property is zoned R-1, Single Family Residential, which allows school uses by Conditional Use Permit; and WHEREAS, the school would make no substantive changes to the church's approved site plan; and WHEREAS, the Planning Commission held a public hearing on April 1St, 2014 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 proposed school would have little or no impact on surrounding land uses or public facilities. 2. The proposed school can be accommodated with existing public infrastructure. 3. The proposed school would meet the zoning ordinance requirements for such uses in the applicable zoning district. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Conditional Use Permit is hereby recommended for approval by the City Council, with the conditions outlined in Exhibit Z of the staff report. ADOPTED this 1 st day of April, 2014, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Brad Fyle, Chair ATTEST: Angela Schumann, Community Development Director Request for Conditional Use Permit for a K-12 School in an R-1 (Single Family Residence) District, Lot 1, Block 1, Church of St. Henry, and Lot 1, Block 1, Church of St. Henry 1st Addition, 1001 7th Street E, 155215001010 155115001010 PlanningCommissionAgenda–04/01/2014 1 7.PublicHearing–ConsiderationofarequestforAmendmenttoConditionalUse PermitforPlannedUnitDevelopmentforUnionCrossings6th Additionand considerationorFinalPlatforUnionCrossings6th Addition.(NAC) Property:Lot2,Block1,UnionCrossings5th Addition 14297thSteetEast,Monticello,MN55362 PlanningCaseNumber:2014-004 A.REFERENCE&BACKGROUND Request(s):PUDamendmentandFinalPlattosubdivideLot2, Block1ofUnionCrossings5th Addition,andapproval oftheUnionCrossings6th Additionfinalplat. DeadlineforDecision:May4,2014(60days) LandUseDesignation:PlacestoShop ZoningDesignation:B-4,RegionalBusiness ThepurposeoftheB-4regionalbusinessdistrictisto providefortheestablishmentofcommercialand serviceactivitieswhichdrawfromandservecustomers fromtheentirecommunityorregion. Overlays/Environmental RegulationsApplicable:MississippiWild,Scenic&RecOverlayDistrict Thepurposeofthisdistrictistoprotectandpreserve thescenic,recreational,naturalandhistoricalvaluesof theMississippiRiverinthecitybycarefullycontrolling developmentofthisrivercorridorconsistentwiththe stateWildandScenicRiverAct(Minn.Stats.§ 103F.301etseq.)andMinn.Rules6105.0010to 6105.0070;6105.0150to6105.0250;andasapplicable, theprovisionof6120.2600to6120.3900. FreewayBonusSignDistrict TheCityofMonticellorecognizestheneedforspecial signallowancesalongtheI-94corridortoallowfor effectivecommunicationtointerstatetravelers. PlanningCommissionAgenda–04/01/2014 2 CurrentSiteUse:Thesiteisbeingdevelopedwitha23,958squarefoot Marshallsstore,inlinewithotherUnionCrossings retailestablishmentstothewest. SurroundingLandUses: North:I-1DistrictIndustriallandandbuildings,andB-2 Districtlots East:B-4Districtlot(SuperTarget) South:UndevelopedB-4Districtlot West:B-4Districtlots(UnionCrossingretailers) ProjectDescription:Thesubjectsiteislocatedattheintersectionof7th StreetEastandHighlandWay,betweentheTargetand HomeDepotproperties.ItlieswithintheUnion CrossingsPUD.Theparkinglotandlandscapingwere installedduringconstructionofthenearbyHomeDepot andOfficeMaxproperties.ThesitereliesonPlanned UnitDevelopmentforsharedparking,loadingand sharedaccess,andcommonmaintenanceofparkingand landscapedareas. TheapplicantisseekingasubdivisionofLot2,Block1 ofUnionCrossings5th Addition,tocreatetwoparcels fromwhatiscurrentlyone.A23,958sfMarshall's retailstorewasconstructedbyRyanCompanies,US Inc.onthewestportionofLot2,andtheapplicantis proposingthesubdivisiontoseparatetheareaoccupied byMarshallsfromtheeasterlyremainderofthe property.In2007,Ryanreceivedamended developmentstagePUDapprovalforadditional “inline”retaildevelopmentadjacenttoHomeDepot. RyanproceededtoconstructtheOfficeMaxand PetSmartbuildingsaspartofthatapproval,butheldoff onthetwootherproposedretailspacesapprovedwith thatamendment.Astherewerenosubstantivechanges totheoverallPUD,siteplanand/orbuildingaesthetics fortheconstructionoftheMarshall’sbuilding,the constructionoftheinlineretaildidnotrequireseparate PlanningCommissionorCouncilreview. Theplatrevisionwillenabletheapplicanttoexecutea leasewiththeMarshallsstore.TheMarshallsparcel willbeLot1,Block1UnionCrossings6thAddition, andtheremainderwillbeLot2ofUnionCrossings6th PlanningCommissionAgenda–04/01/2014 3 Addition,retainingtheremaininglandforfutureretail use. UnionCrossingswasdevelopedasaPlannedUnit Developmenttoprovideforavarietyofretailbuildings inashoppingcenterarrangement.Thezero-lot-line subdivisioninthiscasedoesnotraiseanyissuesfroma planningstandpoint,sincethesitewasdevelopedto provideutilitiesandstormwatercontrolona comprehensivebasis,ratherthanlotbylot. ANALYSIS PLANNEDUNITDEVELOPMENTAMENDMENT:APlannedUnitDevelopment allowsforflexibilityinperformancestandardswiththeunderstandingthatthe developmentwillbeheldtohigherstandardsofsiteandbuildingdesignthanwould ordinarilyberequired.Itistheapplicant’sresponsibilitytodesignthedevelopment withsignificantbenefitsandcommunicatethosebenefitstotheCityforallowinga PUD. Basedonthefollowinganalysisofthesite,aPUDamendmenttoallowthe subdivisionofLot2,Block1ofUnionCrossings5th Additionwillnotresultina situationwhereLots1or2oftheproposedUnionCrossings6th Additionwillbe unabletoadheretorequiredPUD,zoningordinanceorsubdivisionstandards. Setbacks.ThesiteiszonedB-4,RegionalBusiness.Inthisdistrict,thereareno minimumsetbackrequirements. Parking.ParkingareaswereestablishedatthetimeoftheoriginalPUDapproval basedonanexpectationforretailuseoftheproperty.Thenumberofparkingstalls providedexceedstheminimumrequirementforthesite.Asstatedabove,thesite reliesonPlannedUnitDevelopmentforasharedparkingarrangementbetween tenants.Itisexpectedthatoverflowparkingfromthisusewillrelyontheexcess parkingstallsoftheinlinesitetoaccommodateparkingneedsduringpeakperiods. Assuch,theproposedparkingisappropriateforthesite. Landscaping.Landscapingonthesiteconsistsofexistingplantingsattheperimeter ofthepropertyandwithintheexistingparkinglot.Newplantingsarenotindicated onthesurveyinconnectionwiththisapplication.Plantingsadjacenttothenew Marshallbuilding,orapotentialfutureretailbuildinginLot2ofUnionCrossings6th Additiontotheeast,shalladheretostandardsprovidedintheUnionCrossingsPUD agreement. AccessandCirculation.Accessandcirculationwasestablishedatthetimeofthe originalPUDandisinplaceforthisproject.Toaccommodatethenewretailuse, PlanningCommissionAgenda–04/01/2014 4 bothMarshall’sandtheremainderparcel(Lot2)willneedtoverifyaccesseasement rightsovertherearservicedrivearea.Theapplicantsshouldprovidedocumentation oftheseprivateeasements,alongwithreconfirmingoverallaccessrightsthroughout thePUD. LotConfiguration.Theplatshowsanunusualconfigurationoflotlinesresulting fromthesubdivisionoftheremainingparcelfromtheMarshall’sproperty.The applicantindicatesthatthisistheresultoftwoprimaryfactors.First,the owner/developerisinterestedinretainingaportionofthedevelopedparkingareafor ownershipbyafutureretailerontheremainingparcel(eventhoughtheoperations agreementsspecifiesthatcross-parkingispermittedthroughouttheprojectregardless ofownership).Second,theapplicantindicatesthatthereisanoperational requirementtoretainastandardizedratiobetweenbuildingsizeandlandareawhich necessitatesthataportionofthecommonareaisattachedtotheMarshall’sparcel. Becausethisprojectismanagedextensivelybythecommonarearequirements,the oddparcelshapesdonotraisetheissuesthattheyoftenmight.Thesetypesof arrangementscanraisepropertylinedisputeswhenindividualmaintenancebeing done–thecommonmaintenanceaspectofthisprojectnegatesthatissue. Grading,Drainage,andUtilities.Gradinganddrainagerequirementswere consideredandimplementedwiththeoriginalPUD,aswereutilityinstallations. Existingutilityeasementssurroundthesubjectsite,runningalongthenorth maintenanceandaccessdrive,alongHighlandWaytotheeast,andthroughthe existingPUDparkinglot.BoththenewMarshallbuildinginLot1,Block1ofUnion Crossings6th Addition,andafutureretailestablishmentinLot2,Block1ofUnion Crossings6th Additioncanconnectwithwaterandstormsewerutilitieswithinthese existingeasements.Inaddition,a20footwidesanitarysewereasementisindicated inLot1forservicetoLot2ofthesubdivision. Forclarification,theapplicantsshouldprovidespecificdocumentationofeasement accesstoprivatewaterservicesthroughtherearportionofthepropertyacrossthe areaownedbyOfficeMax,andprivatesanitarysewerserviceacrosstheparkinglot areathatwillbelongtoMarshall’s.Itappearsontheplatthatperimeterdrainageand utilityeasementswillberetained–thisshouldalsobeverifiedwiththeapplicant. AdditionalcommentsfromtheCityEngineer,ifany,maybepresentedatthe PlanningCommissionmeeting. B.ALTERNATIVEACTIONS Decision1:RegardingtherequestforaPUDAmendmenttosubdivideLot2,Block 1ofUnionCrossings5th Addition,andFinalPlatapprovalofLots1&2,Block1of theUnionCrossings6th Addition,theCityhasthefollowingoptions: PlanningCommissionAgenda–04/01/2014 5 1.MotiontoadoptResolution2014-035,recommendingapprovalofthePUD amendmentandfinalplat,basedonfindingsinsaidresolutionandsubjecttothe conditionsoutlinedinExhibitZ. 2.MotiontorecommenddenialofthePUDamendmentandfinalplat,basedona findingthattheproposedsubdivisionisnotconsistentwiththeintentofthe existingUnionCrossingsPUD,theB-4District,orthesubdivisionordinance. C.STAFFRECOMMENDATION Staffrecommendsapprovalassubmitted,withthecommentsoftheCityEngineer andasfoundinExhibitZofthisreport.Theproposalisintendedtoaccommodate theexpansionoftheretailprojectasanticipatedwiththeoriginalPUD. D.SUPPORTINGDATA A.Resolution2014-035 B.AerialSiteImage C.ApplicantNarrative D.LandUseApplication E.CertificateofSurvey F.FinalPlat Z.ConditionsofApproval PlanningCommissionAgenda–04/01/2014 6 EXHIBITZ PUDAmendmentandFinalPlatforUnionCrossings6th Addition 14297thSteetEast,Monticello,MN55362 Lot2,Block1,UnionCrossings5th Addition . 1.TheapplicantshallrevisetheplanstocomplywithallrecommendationsoftheCity Engineerregardinggrading,drainage,andutilities,ifany. 2.Theapplicantshallprovidedocumentationofupdatedeasementsforpublicandprivate sewer,water,andaccesstothenewparcelsintheplat. 3.ExecuteadevelopmentagreementcoveringthetermsoftheCity’sPlatandPUD approval. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA RESOLUTIONNO.2014-035 Date:ResolutionNo.2014-035 MotionBy:SecondedBy: ARESOLUTIONRECOMMENDINGAPPROVALOFAFINALPLATFORUNION CROSSINGS6TH ADDITIONANDAMENDMENTTOAPLANNEDUNIT DEVELOPMENT WHEREAS,RyanCompaniesUSInc.isrequestingaFinalPlatandPUDamendmentto subdivideLot2,Block1ofUnionCrossings5th Addition,andapprovaloftheresulting UnionCrossings6th Additionsubdivision;and WHEREAS,uponreviewofthesitesurveyandfinalplatforUnionCrossings6th Addition, planningstaffrecommendedapprovaloftheplatrevisioninitsreportbasedonthefinding thatthesubdivisionwilladheretoUnionCrossingsPUD,B-4District,andsubdivision ordinancerequirements;and WHEREAS,thePlanningCommissionheldapublichearingonApril1,2014onthe applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaff report,whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1.TheproposedUnionCrossings6th Additionsubdivisionwilladheretoestablished UnionCrossingsPUD,B-4District,andsubdivisionordinancerequirements;and 2.TheproposedUnionCrossings6th Additionsubdivisionwillsupportcommercialuses designatedforthesubjectareaintheMonticelloComprehensivePlan. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesota,thattherequestedUnionCrossingsPUDamendmenttosubdivide Lot2,Block1,ofUnionCrossings5th Addition,andthefinalplatforUnionCrossings6th Additionisapprovedbasedontheconditionsprovidedintheplanningreport. ADOPTED this1stdayofApril2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ______________________________ AngelaSchumann,CommunityDevelopmentDirector RYAN A+E, INC. 50 South Tenth Street, Suite 300 Minneapolis, MN 55403-2012 612-492-4000 tel 612-492-3000 fax IVAN MagigniegatiWiraMIgni MMHG LASTIKC ItiLATIONSHIPS WWW.RYANCOMPANIES.COM 3/3/2014 Angela Schumann Community Development Director 505 Walnut Street, Suite 1 Monticello, MN 55362 RE: Marshall's Land Use Application 700-124 Dear Angela Schumann Please, accept the land use application for Marshall's in the Union Crossings development. The proposed land use action is to divide Union Crossings 5 th Addition Lot 2, Block 1 into two separate lots. A 23,958 sf Marshall's retail store has been constructed onsite by Ryan Companies, US Inc., this proposed plat revision will be used to execute the lease. The inline building has met all city requirements and fits within the character of the rest of the development. Parking for Marshall's is located directly south of the building creating an accessible route to the front door. The proposed plat indicates a 0.66 acre lot yet to be developed. On the certificate of survey utilities are indicated and a proposed easement is shown to allow for sanitary connection to a future building. This package includes the Land Use Application, Certificate of Survey and Final Plat. If you have questions on any of the submittal documents feel free to contact Kevin Pfeiffer 612-492- 4366. Sincerely, Ryan A+E Kevin Pfeiffer Landscape Architect Property Address Property Legal Description Property ID Number Owner Name Owner Address Owner Phone/Email Applicant Name Applicant Address Applicant Phone/Email 1429 7th Steet East, Monticello, MN 55362 Lot 2, Block 1, Union Crossings Fifth Addition 155220001020 Ryan Companies US, Inc. 50 South 10th Street Minneapolis, MN 55403 Kevin Pfeiffer 50 South 10th Street Minneapolis, MN 55403 (612 ) rr ' -4344 sty, ,fintros_e_ med., Administrative Adjustment Not applicable Map Amendment (Rezoning) $200 + escrow Text Amendment $200 + escrow Comprehensive Plan Amendment $200 + escrow Collaborative $50 + escrow Concept $200 + escrow Development $200 + escrow Final $50 + escrow Site Plan Review $200 + escrow Sketch Plan Review Not applicable Preliminary Plat $300 + escrow Final Plat X $50 + escrow Variance $200 + escrow Vacation (Easement or Right of Way) $200 + escrow Amendment to Ordinance X Conditional Use Permit $200 + escrow Planned Unit Development Other (Vegetation Cutting, Temp Infrastructure) $0 Subdivision Simple Sub/Admin Lot Comb/Lot Line Adjustment $200 + escrow SpeCial Planning Commission Mee *Request rellesbn availability of o quorum of Planning Commission;, 351;) Total Fees from Above (only one fee required far combination applications) CITY OF MONTICELLO Community Development 505 Walnut Street, Suite 1 Monticello, MN 55362 (763) 295-2711 . info@ci.monticello.mn.us Land Use Application Revised 5/30/2013 (Signature) (Date) (SignatVZ (Date) 3 -3")? I acknowledge the Fees & Escrow Purpose explanation below and hereby agree to pay all statements received pertaining dditional application expense and City review. 3-3-1`l (Date) Application Determined Complete Date/By Application Action Deadline Date 60 Days 120 Days I am the fee title owner of the described property and I agree to this application. I certify that I am in compliance with all ordinance re• is and conditions regarding other City approval that have been previously granted. This application shall be processed in my name and I am the party whom the City should contact regarding the application. I have completed all of the applicable filing requirements and I hereby acknowledge that I have read and fully understand the applicable provisions of the City Ordinances and current policies related to this application and that the documents and information I have submitted are true and correct. Timeline for Review MN State 15.99 allows a 60-day review period for final action on a land use application, once that application is found to be complete, unless the City extends the review period and so notifies the applicant. Your request will not be scheduled for public hearing or City review until all required information has been provided and found to be adequate by the Community Development Department. Purpose of Fees & Escrow Fees: The application fees are used for publication of the public hearing notice in the Monticello Times, for postage to mail the required notice to adjacent properties as outlined by ordinance, and recording fees. Escrow: The City uses escrow deposits for staff and consultant time for case review and preparation of documents related to the application. This may include engineering, legal, planning and environmental consultation. Should the original escrow be exceeded, the applicant or responsible party will be billed for all additional services. It is the policy of the City of Monticello to require applicants for land use approvals to reimburse the City for costs incurred in reviewing and acting upon applications, so that these costs are not borne by the taxpayers of the City. These costs include all of the City's out-of-pocket costs for expenses, including the City's costs for review of the application by the City's staff, Consulting Engineer, Consulting Planner, City Attorney, or other consultants. The City will invoice the applicant for these costs within 3 months of final action on the land use application and payment will be due within thirty (30) days. If payment is not received as required by this agreement, the City will proceed on action to assess or lien. Payment of costs will be equired whether the application is granted or denied. Application Received Date PlanningCommissionAgenda–04/01/14 1 8.PublicHearing–ConsiderationofanamendmenttotheMonticello ComprehensivePlan,Chapter3asrelatedtoguidingprinciplesandlocations forfutureHighDensityhousing.Applicant:CityofMonticello.(NAC) Legal:NA PlanningCaseNumber:2014-015 A.REFERENCE&BACKGROUND Request(s):Considerincorporatingspecificguidingprinciplesinto thetextofthehousingandlanduseportionsofthe ComprehensivePlanrelatingtoappropriatelocations forhighdensityhousing. DeadlineforDecision:NA LandUseDesignation:PlacestoLive ZoningDesignation:NA Overlays/Environmental RegulationsApplicable:NA CurrentSiteUse:NA SurroundingLandUses:NA ANALYSIS ThePlanningCommissionandCityCouncilmetinjointsessiontodiscussoptions forimplementingtheR-4ZoningDistrictinfuturedevelopmentproposals.Whenthe R-4districtwasestablished,itwasdesignedtobequiteprescriptiveinits requirements,withthegeneralintentbeingthathighstandardsfordevelopment quality(anotherwiseambiguousphrase)wouldbeestablishedup-front.Thetradefor significantlyhigherstandardswasthewillingnesstoincreasedensity,andsometimes buildingsize,toaccommodatethecostsandphysicalrequirementsimposedbythe newstandards. Leftundeterminedatthetimeofadoptionofthedistrictwerepotentiallocationsfor R-4zoning.Itwasgenerallyunderstoodthattherewereawidevarietyofcriteriathat maycontributetoanappropriate,orinappropriatelocationforhighdensity development.TheComprehensivePlandoesnotdirecthigherdensitybylanduse PlanningCommissionAgenda–04/01/14 2 categories–thegeneralcategoryof“PlacestoLive”isusedforallresidential development. Toaddressthisissuemoredirectly,theCityisconsideringtwoamendmentstohelp identifypotentialhighdensityresidentiallanduses.Thoseamendmentsinclude additionallanguageintheComprehensivePlanandtheR-4ZoningDistrictthat specifyconditionsunderwhichtheCitywillconsiderpotentialrezoningsfrom currentdesignationstotheR-4District. Factorsandprincipleswerediscussedatthejointworkshopreferredtoabove.There wereseveralsuchconsiderationsthatcameoutoftheworkshop,withvaryingpriority andcombinations.Alongwithageneralcommentthatfactorsworkincombination, andnosinglefactorisdeterminative.Wehavesummarizedthosefactorsasfollows: 1.ReplacementLandUse.Thisfactorincorporatesanideathatinrezoning propertytoR-4,someotherzoningcategorywillbelostonthesubjectsite.The consensusofthejointworkshopwasthatR-4zoningcouldfitthefollowingzoning categoriesandcircumstances,withappropriateclarificationsspecifictoany individualsite: A.LandalreadyzonedR-3wouldlikelybeappropriatefortheR-4 district: B.Landcurrentlyzonedforcommercialuses,butwhichwouldnotbe considered“prime”commercial,wouldlikelybeappropriateforR-4. C.Landcurrentlyzonedforcommercialuses,butwhichwouldbe considered“prime”,wouldnotlikelybeappropriateforrezoningtoa residentialcategory,inanefforttoprotectthoseareasthatshowthemost promiseforcommercialuseinthefuture. D. 2.Localtransportationnetwork.Accesstomajorstreets,oratthevery minimum,avoidanceoftrafficgenerationthatwouldutilizelocalstreetsforlower densityresidentialareas,isarequirementofanR-4rezoningconsideration. 3.ArchitecturalCompatibilityandBuildingMassing.Thejointmeeting participantsgenerallyagreedthatwhenlocatedverynearlowerdensityresidential areas,thesizeandmassingofthebuildingorbuildingsintheR-4projectwouldbea considerationfordenyinganR-4proposal.R-4projectswouldneedtobelower profile,orscreenedandbufferedbydistanceandnaturalfeatures(suchasmature treesandtopography)whennearlowdensityresidential. 4.Adequatepublicfacilities.Abaselinefactorformulti-familyresidential locationwouldbearequirementforessentialpublicservicessuchasutilitiesand openspace.HighqualityR-4propertywouldhavepositiverelationshipstopublic parksand/orpathwayswithoutoverlyburdeningthem.Thiscanincludea requirementtoprovideadditionalfacilitiestomeettheCity’sopenspaceplanning policies. PlanningCommissionAgenda–04/01/14 3 5.ProximitytoLowerDensityResidentialNeighborhoods.Proximitytolower densitywasnotconsideredtobeanautomaticdisqualifierforR-4zoning consideration.Instead,amore“performance-based”combinationofthefactorsabove wouldprevailinsuchsituations. 6.ProximitytootherHighDensityResidentialNeighborhoods.Itwasnotedin thejointmeetingthatanover-concentrationofhighdensityresidentialcanbeafactor thatleadstothenegativestereotypethathigh-densityhousingcarries.Assuch, proximitytoothermulti-familyareasmaybeseenasanegative,dependingonthe natureandconcentrationoftheexistinghousing. Intheattachedresolutionandtext,anadditiontothelanduseandhousingmaterialst reflectingtheseprinciplesisproposed,languagethatwouldalsobereflectedintheR-4 DistrictoftheZoningOrdinance.Withtheseamendments,theCitywouldbeabletodirect futuredevelopmentintereststoareasthatareconsideredtobeappropriatesitesforhigher- densityhousing,whileretainingextensivediscretionoverLandUsePlanandrelated rezoningactionsbasedonlocalizedconcernsonaparcel-by-parcelbasis. B.ALTERNATIVEACTIONS 1.MotiontoadoptResolutionNo.2014-.036,recommendingtheamendmentofthe MonticelloComprehensivePlantoincorporatefactorsandprinciplesintothe codetomanageanddirectthelocationsforfuturehighdensityhousingareas, basedonfindingsinsaidresolution. 2.MotiontorecommenddenialofResolutionNo.2014-036,basedonfindingstobe madebythePlanningCommission. 3.Motiontotableactionontheitem,pendingadditionalinformationasrequestedby theCommission. C.STAFFRECOMMENDATION StaffsupportstheamendmentstobothzoningandComprehensivePlan.Itisbelievedthat bothareappropriatetoreinforcetheCity’scommitmenttohighdensityhousingthatwillbe consideredtobeapositiveadditiontothecommunity’shousingstock,orthehighestquality andwelllocatedtobesuccessfulwithoutcompromisingexistingneighborhoodareas. D.SUPPORTINGDATA 1.ResolutionNo.2014-036 2.MonticelloComprehensivePlan,LandUseMap 3.MonticelloComprehensivePlan,Chapter3,LandUse 4.OfficialMonticelloZoningMap CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA RESOLUTIONNO.2014-036 Date:ResolutionNo.2014-036 MotionBy:SecondedBy: ARESOLUTIONOFTHEPLANNINGCOMMISSIONOFTHECITYOF MONTICELLORECOMMENDINGAMENDMENTOFTHEMONTICELLO COMPREHENSIVEPLANBYINCORPORATINGLANGUAGEIDENTIFYING FACTORSFORCONSIDERINGHIGHDENSITYRESIDENTIALLANDUSES. WHEREAS,theMonticelloComprehensivePlanidentifiesareasofthecommunityas “PlacestoLive”,indicatingappropriatelocationsforresidentialareas;and WHEREAS,theComprehensivePlanprovidesforavarietyofpotentialresidentialdensities, butdoesnotdistinguishPlacestoLiveareasbydensity;and WHEREAS,thePlanningCommissionfindsthatfactorsforconsideringpotentialhigh- densityhousinglocationswillassistintheCity’slandusedecisionsandplanning;and WHEREAS,thehigh-densityzoningdistrictincorporatessuchfactors;and WHEREAS,thePlanningCommissionheldapublichearingonApril1st,2014onthe applicationandmembersofthepublicwereprovidedtheopportunitytopresentinformation tothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaff report,whichareincorporatedbyreferenceintotheresolution; NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,MinnesotarecommendsthattheComprehensivePlanbeamendedtoincorporate thefollowinglanguage: “Acompletehousingstockincludeshigherdensityresidentialareasthatconsistofmulti-family housingtypessuchasapartmentsandcondominiums.Inthenearterm,theComprehensive Plandoesnotanticipateexpandingtheexistingsupplyofhigherdensityhousing.Itislikelythat Monticellowillneedadditionalhigherdensityhousingto: Providehousingsuitedtotheneedsofanagingpopulation. FacilitateredevelopmentintheDowntownorinotherappropriatelocationsofthe community. Providehousingneededtoattracttheworkforcerequiredtoachieveeconomic developmentgoalsoftheCity Higherdensityresidentiallandusesshouldbelocatedanddesignedtobecompatiblewith nearbyresidentialormixeduses,onlotsabletoaccommodatelargerbuildingsandadded trafficgeneration.Inaddition,sitingfactorsforhighdensityresidentialuseswillprioritize accesstoservicesandamenitiesincludingpublicutilities,parks,trailsandopenspace,and commercialand/ormedicalservicesItwillbeimportant,whenconsideringpotential designationofhighdensityhousingdevelopment,thattheparcelsmeetthespecific standardsofthezoningdistrict,andsuchdevelopmentcanbeaccommodatedin accordancewiththepoliciesinthisPlan.” ADOPTED this1stdayofApril,2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. 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Applicant: City of Monticello. (NAC) Legal: NA Planning Case Number: 2014 - 015 A. REFERENCE & BACKGROUND Request(s): Consider incorporating specific guiding principles into the text of the R-4 Zoning District relating to appropriate locations for housing allowed by the district. Deadline for Decision: NA Land Use Designation: NA Zoning Designation: The purpose of the “R-4” high density residential district is to provide for high density housing in multiple family structures over twelve (12) units for conditional use or planned unit development projects, and directly related, complementary uses. Overlays/Environmental Regulations Applicable: NA Current Site Use: NA Surrounding Land Uses: NA ANALYSIS The Planning Commission and City Council met in joint session to discuss options for implementing the R-4 Zoning District in future development proposals. When the R-4 district was established, it was designed to be quite prescriptive in its requirements, with the general intent being that high standards for development quality (an otherwise ambiguous phrase) would be established up-front. The trade for significantly higher standards was the willingness to increase density, and sometimes building size, to accommodate the costs and physical requirements imposed by the new standards. Planning Commission Agenda – 04/01/14 2 Left undetermined at the time of adoption of the district were potential locations for R-4 zoning. It was generally understood that there were a wide variety of criteria that may contribute to an appropriate, or inappropriate, location for high density development. The Comprehensive Plan does not direct higher density by land use categories – the general category of “Places to Live” is used for all residential development. To address this issue more directly, the City is considering two amendments to help identify potential high density residential land uses. Those amendments include additional language in the Comprehensive Plan and the R-4 Zoning District that specify conditions under which the City will consider potential rezonings from current designations to the R-4 District. Factors and principles were discussed at the joint workshop referred to above. There were several such considerations that came out of the workshop, with varying priority and combinations, along with a general comment that factors work in combination, and no single factor is determinative. We have summarized those factors as follows: 1. Replacement Land Use. This factor incorporates an idea that in rezoning property to R-4, some other zoning category will be lost on the subject site. The consensus of the joint workshop was that R-4 zoning could fit the following zoning categories and circumstances, with appropriate clarifications specific to any individual site: A. Land already zoned R-3 would likely be appropriate for the R-4 district: B. Land currently zoned for commercial uses, but which would not be considered “prime” commercial, would likely be appropriate for R-4. C. Land currently zoned for commercial uses, but which would be considered “prime”, would not likely be appropriate for rezoning to a residential category, in an effort to protect those areas that show the most promise for commercial use in the future. 2. Local transportation network. Access to major streets, or at the very minimum, avoidance of traffic generation that would utilize local streets for lower density residential areas, is a requirement of an R-4 rezoning consideration. 3. Architectural Compatibility and Building Massing. The joint meeting participants generally agreed that when located very near lower density residential areas, the size and massing of the building or buildings in the R-4 project would be a consideration for denying an R-4 proposal. R-4 projects would need to be lower profile, or screened and buffered by distance and natural features (such as mature trees and topography) when near low density residential. 4. Adequate public facilities. A baseline factor for multi-family residential location would be a requirement for essential public services such as utilities and open space. High quality R-4 property would have positive relationships to public Planning Commission Agenda – 04/01/14 3 parks and/or pathways without overly burdening them. This can include a requirement to provide additional facilities to meet the City’s open space planning policies. 5. Proximity to Lower Density Residential Neighborhoods. Proximity to lower density was not considered to be an automatic disqualifier for R-4 zoning consideration. Instead, a more “performance-based” combination of the factors above would prevail in such situations. 6. Proximity to other High Density Residential Neighborhoods. It was noted in the joint meeting that an over-concentration of high density residential can be a factor that leads to the negative stereotype that high-density housing carries. As such, proximity to other multi-family areas may be seen as a negative, depending on the nature and concentration of the existing housing. In the attached ordinance, an extensive revision to the purpose statement of the R-4 District reflecting these principles is proposed, language that would also be reflected in the Comprehensive Plan relating to housing and land use. With these amendments, the City would be able to direct future development interests to areas that are considered to be appropriate sites for higher-density housing, while retaining extensive discretion over rezoning actions based on localized concerns on a parcel-by-parcel basis. B. ALTERNATIVE ACTIONS 1. Motion to recommend Ordinance No. 594 amending the R-4 Zoning District to incorporate factors and principles into the code to manage and direct the locations for future R-4 areas. 2. Motion to recommend denial of Ordinance No. 594. 3. Motion to table action on the item, pending additional information as requested by the Commission. C. STAFF RECOMMENDATION Staff supports the amendments to both zoning and Comprehensive Plan. It is believes that both are appropriate to reinforce the City’s commitment to high density housing that will be considered to be a positive addition to the community’s housing stock, or the highest quality and well located to be successful without compromising existing neighborhood areas. Planning Commission Agenda – 04/01/14 4 D. SUPPORTING DATA A. Draft Ordinance No. 594 B. R-4 District Regulations C. Monticello Comprehensive Plan, Land Use Map (provided with previous item) D. Monticello Comprehensive Plan, Chapter 3, Land Use (provided with previous item) E. Official Monticello Zoning Map (provided with previous item) 1 CityofMonticello,Minnesota WrightCounty OrdinanceNo.594 ANORDINANCEAMENDINGTITLE10,CHAPTER3oftheMonticelloCityCode, knownastheZoningOrdinance,byamendingChapter3.4(I),R-4,Medium-HighDensity ResidenceDistrict,providingfordefinitionofstandardsandlocationsfortheprovisionof highdensityresidentialhousing. TheCityCounciloftheCityofMonticelloherebyordains: Section1. Chapter3.4(I)isherebyamendedtoreadasfollows: Thepurposeofthe“R-4”,medium-highdensityresidentialdistrictisto provideformediumtohighdensityhousinginmultiplefamilystructuresof 13ormoreunitsperbuilding,andatdensitiesofbetween10and25unitsper acre.Thedistrictisintendedtoestablishhigherdensityresidential opportunitiesinareasappropriateforsuchhousing,tobedeterminedbythe Cityonacasebycasebasis.TheCityofMonticelloshallzonelandtotheR-4 Districtonlywhen,initssolediscretion,allaspectsofthepropertysupport thepotentialusesoftheR-4district,includinglocation,privateandpublic services,andcompatibilitywithexistingandfuturelandusesinthearea.In makingadeterminationastothesuitabilityofasiteforR-4rezoning,theCity willprioritizethefollowingsiteandareafactors: ReplacementLandUses.R-4zoningfitsthefollowingzoningcategoriesand circumstances: LandalreadyzonedforR-3. Landcurrentlyzonedforcommercialuses,butwhichwouldnotbe considered“prime”commercial(theCitywouldliketoprotect “prime”commercialareasthatshowthemostpromiseforthatuse inthefuture). ProximitytoOtherResidentialNeighborhoods. R-4zoningmaybeallowedinproximitytoothermediumtohigh densityresidentialareas,howeverthenatureandconcentrationof existingmulti-familystructuresshallbecarefullyconsideredtoavoid anoverconcentrationoftheseuses. R-4zoningmaybeallowedinproximitytolowerresidentialuses,ifit isdeterminedthatthehighdensitysitecanaddressthesiteandarea factorsprovidedhere. ArchitecturalCompatibilityandBuildingMassing. 2 Inthevicinityoflowerdensityresidentialareas,R-4Districtbuildings needtobelowerprofilewithregardstosizeandmass,orneedtobe screenedorbufferedbydistanceandnaturalfeatures. RequirementforAdequatePublicFacilities.Highdensityresidential developmentshallbelocatedtoprovideforthefollowingessentialservices andamenities: Accesstopublicparks,pathways,andopenspace,without overburdeningthem.R-4developmentmayberequiredtoprovide additionalfacilitiestomeettheCity’sopenspaceplanning policies. Connectiontopublicutilities. Accesstomajorstreets,orattheveryminimum,avoidanceof trafficgenerationthatwouldutilizelocalstreetsinlowerdensity residentialareas. Proximitytocommercialand/ormedicalservices. Thisdistrictisintendedtoprovideexclusivelymultiplefamilyhousingas definedinthisordinance,asopposedtolowerdensityhousingtypessuchas townhouses,two-familyhomes,orsinglefamilyhomes. Section2. ThisOrdinanceshalltakeeffectandbeinfullforcefromandafteritspassageand publication. __________________________________ ClintHerbst,Mayor ATTEST: ___________________________________ JeffO’Neill,Administrator AYES: NAYS: CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium-High Density Residence District City of Monticello Zoning Ordinance Page 103 (I) R-4: Medium-High Density Residence District Section 3.4 (I) R-4 Medium-High Density Residence District The purpose of the “R-4”, medium-high density residential district is to provide for medium to high density housing in multiple family structures of 13 or more units per building, and at densities of between 10 and 25 units per acre. The district is intended to establish higher density residential opportunities in areas appropriate for such housing, including those areas with access to commercial and/or medical services, higher capacity transportation facilities, and other adequate public services including park and pathway access. The City of Monticello shall zone land to the R-4 District only when, in its sole discretion, all aspects of the property support the potential uses of the R-4 district, including location, private and public services, and compatibility with existing and future land uses in the area. This district is intended to provide exclusively multiple family housing as defined in this ordinance, as opposed to lower density housing types such as townhouses, two-family homes, or single family homes. Minimum and Maximum Density: 10 – 25 dwelling units per acre Maximum Base Density: 1,750 sq. ft. per unit (25 units per acre) Maximum Density through Planned Unit Development: 1,750 sq. ft. per unit (25 units per acre) Base Lot Area  Minimum = 30,000 square feet CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium-High Density Residence District Page 104 City of Monticello Zoning Ordinance TABLE 3-9: R-4 DEVELOPMENT STANDARDS R-4 District Multi-Family (13+ units / building) Base Lot size 30,000 sf Gross Density 10-25 du/acre Max Density w/o PUD NA Net lot area per du Max 1,750 sf/du Front setback 100 feet Corner side setback 40 feet Interior side setback 30 feet Rear setback to building 40 feet Clear open space setback from ROW 60 feet Clear open space setback from Property Line 40 feet – no more than 50% of any yard facing a street covered with parking/drive aisles Buffer Req. to Single Family C buffer Common open space per du 500 sf/du Landscaping 2 ACI/ 2,500 sf open space + 4 shrubs /10 feet bldg. perimeter Parking requirements 2.25 spaces/du, with max 1.1 space/du uncovered Architecture 20% street min frontage covered with enhanced materials, horizontal siding of steel or cement-board only (no vinyl or aluminum) Roofs 5:12 pitch, plus roof ridge line articulation of 3 feet min. Unit square feet 900 sf finished floor area per unit, minimum Garages Attached or Underground Detached accessory garages allowed only after base requirements are met Garage Setback May not access street directly – must be served by interior driveway Garage Doors Must include glass and decorative panels if visible from public street or adjoining residentially zoned property CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium-High Density Residence District City of Monticello Zoning Ordinance Page 105 Table 3-9 (continued) PUD Options for Multi-Family Buildings Multi-Family (6 – 12 units / building) Landscaping Increased landscape quantities and/or sizes beyond code minimums; Special landscape features including water features, recreational structures, patios, etc. Open Space Increased open space areas per unit beyond code minimums of 10% or more Parking All required garage parking underground Building Materials Increased use of stone, brick beyond front, or on other exterior walls Architecture Extensive use of ornamental features, building and/or roofline articulation, fenestration and building wall undulation atypical of other buildings in similar zoning districts Site Work Use of decorative paving materials in parking, sidewalks, etc.; Extensive use of ornamental site lighting or similar features. Housing for Seniors restricted to 55 years of age or more Accommodations to design and density through PUD process only PlanningCommissionAgenda:04/01/14 1 10.ConsiderationtoreviewSpecialUseOverlayDistrictlandareaanalysisandtocallfora publichearingonrelatedamendmentstotheOfficialZoningMapfortheCityof Monticello.(NAC) A.REFERENCEANDBACKGROUND NorthwestAssociatedConsultantshaspreparedamemorandumrelatedtotheiranalysisofthe City’sSpecialUseOverlayDistrict.Thememorandumisattachedforreference.Asaresult oftheirfindings,thePlanningCommissionisaskedtocallforapublichearingrelatedtothe amendmentoftheOfficialZoningMapfortheCityofMonticellofortheSpecialUseOverlay District.Thehearingwillalsoincludeareviewofthemapfordesignationasthe2014 OfficialZoningMap. B.ALTERNATIVEACTIONS 1.MotiontocallforapublichearingonTuesday,May6th at6:00PMforamendmenttothe OfficialZoningMapfortheCityofMonticello,toincludeamendmentsfortheSpecial UseOverlayDistrict. C.STAFFRECOMMENDATION Staffrecommendsalternative1above. D.SUPPORTINGDATA NACMemorandum,dated SpecialUseOverlayDistrictmapping MEMORANDUM TO:MonticelloPlanningCommission FROM:StephenGrittman/MichelleBarness DATE:March19,2014 RE:Monticello–AdultLandUseAnalysis(2014) FILE:191.06–14.01 BACKGROUND AdultlandusesinMonticelloareallowedinparcelsfallingwithinbothanindustrialdistrictand theSpecialUseOverlayDistrict.Withinthosedistricts,adultusesarerestrictedtoparcelsthat donotabutorshareapropertylinewithsensitiveuses.AccordingtotheSpecialUseDistrict, sensitiveusesincluderesidentialzonedproperties,daycares,educationalfacilities,libraries, parks,churches,placesforamusement,andliquorstores.Tounderstandthelandarea availableforadultuses,alanduse/zoningmapanalysiswasperformedasdescribedbelow. ANALYSIS Toidentifyparcelsandlandacreageavailableforadultlandusesplanningstaff: 1)IdentifiedanddisplayedparcelsfallingwithinbothanindustrialdistrictandtheSpecial UseOverlayDistrictontheMonticelloZoningMap. 2)Identifiedanddisplayedallresidentialzoning. 3)IdentifiedanddisplayedallCityparks. 4)Identifiedanddisplayedallschools. 5)ReviewedtheMonticelloLandUseMaptoidentifyareasinthevicinityof industrial/specialuseparcelsthatareguidedasplacestolive.Theseareaswere identifiedontheadultuseanalysismap. 6)Reviewedacitymaptoidentifyanydaycares,libraries,churches,placesfor amusement,orliquorstoresinthevicinityofindustrial/specialuseparcels.Arollerrink wasidentifiedadjacenttoanindustrialarea,thelocationforwhichisshownontheadult useanalysismap. 7)Displayothermapelementsforreference(roads,waterways,parcels,etc.). 2 8)Identifiedanddisplayedallindustrial/specialuseparcelsthatdonotabutthedescribed sensitiveuseparcels. 9)Computedthetotalnumberofindustrial/specialuseparcelsnottouchingthedescribed sensitivelanduses,andthetotalbuildablelandacreageavailablewithinthoseparcels. Tosummarize,28parcelsareavailableforadultlanduses,totaling108acres.8 parcels(41acres)arelocatedinanindustrialareainwestMonticello,and20parcels (67acres)arelocatedinanindustrialareainsouth-centralMonticello,asshownonthe analysismap. Thedescribedanalysisisillustratedinthe“AdultLandUseStudy2014”map. 2014 Adult Land Use Analysis Industrial Parcels Not Abutting Sensitive Land Uses Source: WSB, Northwest Associated Consultants, City of Monticello, and Wright CountyMap date: February 2014 Industrial District/Special Use OverlayDistrict Parcels Industrial/Special Use Parcels Not Abutting Sensitive Land Uses 20 PARCELSAVAILABLE:67 ACRES 8 PARCELSAVAILABLE:41 ACRES 0 0.5 1 1.5 20.25 Miles ¯"Places toWork"Land Uses "Places toLive"Land Uses "Places forCommunity"Land Uses MonticelloRoller Rink 28 PARCELS TOTAL AVAILABLE:108 ACRES Schools Parks Sensitive Land Uses Residential Parcels Legend City Boundary Parcels ROW Water Industrial Parcels Planning Commission Agenda: 04/01/14 1 11. Community Development Director’s Report Council Action on Land Use Requests On March 10th, the City Council acted to approve the Conditional Use Permit for All Elements for the 301 Chelsea Road site. Planning Commission previously approved the two requested variances on March 4th. On March 24th, the City Council approved an ordinance amendment and an interim use permit for Shafer Contracting for temporary construction activities associated with the I-94 reconstruction project. The City Council also approved a license agreement with Shafer Contracting as related to a temporary access road for the project. The temporary access will provide a haul route for the project, as well as an emergency access route. In exchange for the use of EDA owned property for this temporary access, Shafer has agreed to stockpile excess granular material they will generate from the I-94 project at the City’s water reservoir property located at 203 Chelsea Road. Shafer estimates that approximately 60,000 cubic yards of material will be generated with a majority of the material coming from the temporary crossovers and widening areas that will be removed when the project is complete in September. The City will have a need for this material for the future Fallon Avenue overpass to build the approaches to the future bridge over I-94. The EDA will consider approval of the same license agreement in April. The agreement must be approved by both Council and the EDA. More information on this item can be found by viewing the City Council agenda item. Also on March 24th, the Council approved the vacation of right of way and drainage and utility easements associated with the Pine View Second plat. The Council also approved the preliminary plat for Pine View Second Addition. The next step for the project is final plat and development agreement review and decision. Dept. of Building Safety & Code Enforcement Report – Residential Building Permits The total number of new single family home permits issued for 2013 is 56. The total value of these new homes is $9,320,580. This compares to total number of new homes in 2012 of 22 with a value of $3,520,415. As of March 19, 2014 we have issued 16 new single family home permits with a value of $2,505,816. Also, we have 8 new applications in the plan review stage with a value of approximately $1,150,000. Total value of construction permit submittals so far for 2014 is $3,655,816 for the 24 new homes. Commercial /Industrial Building Permits Current projects staff is working on include (these are just a few of the projects staff is working on):  Marshalls Retail Store  ALDI Grocery Store Planning Commission Agenda: 04/01/14 2  Runnings Remodel of the old Kmart Building  Hoglund Auto Body interior remodel  River City Extreme remodel  Pizza Factory (new tenant space)