Loading...
Planning Commission Agenda 11-01-2016 AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, November 1st, 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, Marc Simpson, Lucas Wynne Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes – October 4th, 2016 C. Citizen Comments D. Consideration of adding items to the agenda 2. Public Hearings A. Public Hearing – Consideration of a request for Conditional Use Permit for vehicle sales and rental in a B-3 (Highway Business) and B-4 (Regional Business) District, a request for Preliminary and Final Plat for Camping World 1st Addition, and a request for Rezoning from a B-3 to a B-4 District Applicant: FRHP Lincolnshire, LLC B. Consideration of a request for an amendment to the City of Monticello’s Comprehensive Plan to re-guide subject parcel from ‘Urban Reserve’ to ‘Places to Recreate’ Applicant: City of Monticello 3. Regular Agenda A. Consideration of the Community Development Directors Report B. Consideration of 2017 Planning Areas of Interest 4. Added Items 5. Adjournment 1 MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 4th, 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, Marc Simpson, Lucas Wynne Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued ADMINISTER OATH OF OFFICE TO NEWLY APPOINTED MEMBER – LUCAS WYNNE BRAD FYLE ADMINISTERED THE OATH OF OFFICE FOR NEWLY APPOINTED MEMBER LUCAS WYNNE. 1. General Business A. Call to Order Chairman Brad Fyle called the meeting to order at 6:00 p.m. B. Consideration of approving minutes a. Regular Meeting Minutes – September 6th, 2016 MARC SIMPSON MOVED TO APPROVE THE REGULAR MEETING MINUTES OF SEPTEMBER 6TH, 2016. MOTION SECONDED BY SAM MURDOFF. MOTION CARRIED, 5-0. C. Citizen Comments None. D. Consideration of adding items to the agenda Angela Schumann requested providing an update on procedural items for development, a recent land acquisition, an upcoming joint event with the EDA, and the consideration of the Special Meeting Minutes from September 6th, 2016. Chairman Fyle also added an item regarding signs. SAM MURDOFF MOVED TO APPROVE THE SPECIAL MEETING MINUTES OF SEPTEMBER 6TH, 2016. MOTION SECONDED BY MARC SIMPSON. MOTION CARRIED, 5-0. 2. Public Hearings A. Public Hearing – Consideration of a request for Conditional Use Permit for cross parking and cross access and Preliminary and Final Plat for Warnert Retail Second Addition for a Financial Institution in a B-3 2 (Highway Business District) District Applicant: Sherburne State Bank Steve Grittman explained Sherburne State Bank proposed development at the corner of Highway 25 and Chelsea Road. Grittman described the existing conditions of the site. He explained the property line would need to be reconfigured to accommodate the new development. Currently, the western portion contains a parking lot for Pizza Ranch, most of which is proposed to be removed. The remainder of the site is undeveloped. Grittman also reviewed the proposed site plan. A shared access point along Cedar Street exists and would allow people to easily move through the drive through and parking areas. He noted that the drive through contains sufficient space for vehicle stacking. There is also an access point along Chelsea Road. Based on the recommendations in Exhibit Z, Warnert Retail has revised their plans to include many of these conditions. They also proposed a revised landscape plan, which would add trees along the west boundary lines and vegetation to the parking islands. Chairman Fyle asked if vehicle headlights from Highway 25 would result in any problems. Grittman stated there were no concerns as headlights would be perpendicular to the roadway. Chairman Fyle also asked the reason for relocating the trash enclosure noted in Exhibit Z. Grittman stated the original proposal was near the corner Chelsea Road and Cedar Street. City staff felt the building should be the focal point and should not detract with having the trash enclosure at a highly visible location. Commissioner Wynne asked what the proposed ‘future expansion area’ of the bank would be used for during the interim. Grittman stated it would be grass until future development. Council Member Gabler asked about the location of the tree at the south bump out of the drive through area. Grittman stated the tree is to help meet the code requirements and fill in the bump out space. Commissioner Murdoff asked about the property line adjustment. Grittman stated often times tenants will have a required parking agreement as a part of their lease, which is why additional parking is present on the Sherburne State Bank site. Adequate parking is proposed for the bank, but there is a cross parking agreement proposed in case of additional parking is needed. Murdoff also asked about the trash structure and if it would match the building. Grittman confirmed, however he stated the possibility of it being moved following any additions to the building. Chairman Fyle opened the public hearing. Shelia DeVine, Warnert Commercial Real Estate, reviewed the questions posed by the Planning Commission. DeVine explained it was the original vision for Warnert Commercial Real Estate to develop the parcel, but Sherburne State Bank requested owning the proposal. Specifically, Sherburne State Bank needed to own the parcel to place signage on the property. She 3 explained the reason behind the lot line adjustment, easements, and other configurations needed to occur to accommodate the development. DeVine mentioned that additional parking would be usable for Pizza Ranch with this proposal. DeVine also discussed the trash enclosure and noted that with future expansion, they would potentially build around it and keep it tucked into the building. She noted that garbage collection should not interfere with business operations or customer access. DeVine explained the bump out was designed to help move vehicles through the drive through, with the tree providing shade. The tree would potentially need to be removed with a possible addition to the bank. Doug Carlson, Doug Carlson Development, stated he was the contractor for the development of the site. He also commented the trash enclosure would only have a small rollout dumpster. Hearing no further comments from the public, Chairman Fyle closed the public hearing. Council Member Gabler mentioned she talked with the City Engineer and she noted that no additional traffic concerns on Chelsea Road were apparent with the proposed development. Decision 1. Consideration of Resolution No. PC-2016 - 034, the Preliminary Plat for Warnert Retail 2nd Addition (Final Plat and Easement Vacations to be considered separately by the City Council). MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC-2016 - 034, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT FOR WARNERT RETAIL 2ND ADDITION, BASED ON FINDINGS IN SAID RESOLUTION, AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 5-0. Decision 2. Consideration of Resolution No. 2016 - 035, the Conditional Use Permit for Financial Institution with Drive Through and Cross Parking and Access for Warnert Retail 2nd Addition Lots 1 and 2. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. 2016 – 035, RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT FOR FINANCIAL INSTITUTION WITH DRIVE THROUGH AND CROSS PARKING AND ACCESS FOR WARNERT RETAIL 2ND ADDITION BASED ON FINDINGS IN SAID RESOLUTION, AND SUBJECT TO CONDITIONS IN EXHIBIT Z. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Warnert Retail Second Addition 1. Relocate the trash enclosure to a location attached to the building, or otherwise behind the building lines from the street. One option would be adjacent to the south building wall. 4 2. Modify landscaping plan to add landscaped islands at the ends of the parking bay south of the bank building. 3. Modify landscaping plan to relocate a portion of the proposed plantings to the space along the parking area fronting Highway 25 if necessary to supplement existing plantings. 4. Add a sidewalk along Chelsea Road and provide for pedestrian connections to the pathway and sidewalk along Highway 25 and Cedar Street, respectively. 5. Prepare and record a cross easement instrument for parking and access documenting the new conditions of the site and plat. 6. Other staff comments and recommendations. 3. Regular Agenda A. Consideration of the Community Development Directors Report Angela Schumann reminded the Planning Commission of Zoning Ordinance Chapter 2, Section 4 and Chapter 4, Section 10. This ordinance allows the Community Development Department to issue a grading permit outside a plat approval. The project must be established with an existing lot and block. Schumann also invited the Planning Commission to attend a walking tour of the downtown with the EDA on Wednesday, October 12th. Their input would help with guiding the update for the Embracing Downtown Plan. Schumann also stated GTS provides land use trainings, which can be covered by the budget. The Planning Commission should contact her if interested in participating. Lastly, Schumann mentioned that ownership of Quality RV has transferred to Camping World. She said if the property owner plans to use the property in the same manner that the existing CUP was approved, they could continue without any additional approval. If changes to the site were to occur, the owner would come before the Planning Commission in a public hearing process. 4. Added Items Chairman Fyle mentioned will be gathering more information about signage and bring it to the next Planning Commission meeting. 5. Adjournment SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 6:42 P.M. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED, 5-0. Planning Commission Agenda – 11/01/16 1 2A. Consideration of a request for Conditional Use Permit for vehicle sales and rental in a B-3 (Highway Business) and B-4 (Regional Business) District, a request for Conditional Use Permit for accessory use auto repair in a B-3 District, a request for Preliminary and Final Plat for Camping World 1st Addition, and a request for a zoning map amendment to consolidate the zoning designation on the two subject parcels to either a B-4 or a B-3 District. Applicant: FRHP Lincolnshire, LLC. Property: Legal: Lot 1, Block 1, 90th Street 2nd Addition and that part of Lot 1, Block 1 which lies Northeasterly of Vacated Chelsea Court as dedicated in the 90th Street 3rd Addition. Address: 3801 Chelsea Road W PIDs: 155185001010, 155128001010 Planning Case Number: 2016-045 A. REFERENCE & BACKGROUND Request(s): Conditional Use Permit for Vehicle Sales and Rental, Conditional Use Permit for Accessory Vehicle Service, Preliminary (and Final) Plat for Camping World Addition, and rezoning to consolidate the zoning district in the new plat to a B-3 zoning district. Deadline for Decision: December 16th, 2016 Land Use Designation: Places to Shop Zoning Designation: B-4, Regional Business District for existing parcel, B-3, Highway Business District for expansion parcel The purpose of the “B-4” (Regional Business) district is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. 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. Overlays/Environmental NA Regulations Applicable: Planning Commission Agenda – 11/01/16 2 Current Site Use: Recreational vehicle sales, RV accessory sales, and RV service Surrounding Land Uses: North: I-94 East: Automobile Dealership South: Vacant commercial land West: Motorsports Dealership Project Description: Occupy an existing RV dealership building, expand the sales facility to an adjoining vacant parcel, and refit the building for the sale and display of Recreational Vehicles and accessory retail sales and service. ANALYSIS Vehicle Sales and Rental is an allowed use in the B-4 Zoning District by Conditional Use Permit. The property was developed as an automobile dealership use, and later remodeled for recreational vehicle sales and service. The property developed under the B-3 zoning district, but was rezoned to B-4 at the time that Xcel Energy occupied the property under an office and training use. B-4 zoning predominates to the west of this site, and B-3 zoning predominates to the east and south. The applicants propose to make minimal changes to the property and building, primarily related to the interior of the building. The only visible changes to the exterior of the building relate to larger doors for use in the service area of the building. The primary change to the property will be the expansion of the sales/display area onto the 1.58 acre vacant parcel that is currently vacant. Finally, the applicants are seeking to utilize a third parcel, currently owned by the City of Monticello, in the far southwest corner of the project site. This third parcel is approximately .27 acres and a vacated portion of former right of way, and is proposed to be used for stormwater treatment (primarily required infiltration area) for the expanded site. Rezoning The current 7.0 acre site (formerly occupied by Quality RV) has been zoned B-4, Regional Business, as noted above. The additional vacant 1.58 acre parcel to be added to the sales lot area is zoned B-3, Highway Business. The third parcel (the former vacated right of way) is also zoned B-3. Either zoning district would meet the tests for zoning district amendment in the Comprehensive Plan, and there are no particular transition issues to address as a result of a change to any of the parcels. The proposed zoning of the entire site to B-3, Highway Business, will accommodate the specifics of the proposed use, which include accessory vehicle service – an Planning Commission Agenda – 11/01/16 3 accessory use allowed in the B-3, but not in the B-4 District. Given the purpose statement for the B-3 district and the applicant’s stated uses, the B-3 zoning district is appropriate for the use, and for the site in question. As such, the resolution is drafted for rezoning of Lot 1, Block 1, 90th Street Addition to B-3. Conditional Use Permit - Vehicle Sales or Rental Vehicle Sales and Rental is allowed by Conditional Use Permit in the B-3 (as well as the B-4) zoning district. The following standards apply to this CUP. (a) The minimum building size for any vehicle sales or rental use shall comply with the standards in Table 5-3. Table 5-3 requires that buildings on lots of 4 acres or more be at least 40,000 square feet or 15% of the lot area, whichever is greater. The Table also includes a clause (appearing to be a typographical error) that states that lots of 2 acres to “more than” four acres may have buildings covering a little as 10% of the lot. Staff Comment: After the lot combination (discussed later in this report) the subject site will be 8.58 acres in size. The existing building is 45,440 square feet, including mezzanine space based on previous file information. The existing building, with a coverage of 12.1%, meets the 10% coverage standard, but not the 15% standard. Staff discovered this discrepancy during the review, but not until after the application was in process, too late to add notice of a hearing on a variance request to the November 1 Planning Commission date. The Planning Commission has two options to address this issue if it believes that the use is consistent with the intent of the land use plan and zoning ordinance. The first is to proceed with the application under the actual reading of the code, which states that the building on a lot of more than 2 acres may cover little as 10% of the lot area. Under this interpretation, the proposal, even with the added land, is compliant with the literal reading of Table 5-3. The second option is to proceed with consideration of a variance to the 15% standard for buildings on lots of more than 4 acres. It appears that this would be the intent (although not the literal reading) of Table 5-3. If the Planning Commission wishes to follow this path, staff has prepared a public hearing notice for a special meeting of the Planning Commission to be scheduled prior to the City Council meeting on November 14. The applicant has made a separate application to consider this variance in the event the Commission believes it necessary. In a preliminary review of the potential variance application, the Planning Commission must find that there are unique conditions on the property that create a “practical difficulty” in putting the property to what would otherwise Planning Commission Agenda – 11/01/16 4 be considered a reasonable use. Staff believes that this test can be met, given the layout of site improvements (with a sales lot surrounding the proposed expansion area), acknowledging that separate use of the expansion 1.58 acre site would raise unique issues, among those being access problems for a stand-alone use from Chelsea Road due to the intersection location with 90th Street. If the Planning Commission believes that the application is appropriate without the need for a variance, it may consider approval of the CUP and forgo the separate variance hearing. (b) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with section 4.1(G) of this ordinance. Staff Comment: The site does not abut a residential district. (c) All lighting shall be in compliance with Section 4.4 of this ordinance. Staff Comment: The proposed site plan and photometric plan shows that all existing lighting will remain the same, with additional lighting on the new display area. The applicant should verify that new lighting will continue to meet the requirements of the code related to a maximum of 1.0 footcandles at the property line, and that all lighting sources will be downcast and now glare onto adjacent property or right of way. The height of the light fixtures is 22 feet, in compliance with the City’s current maximum height of 25 feet. (d) The outside sales and display area shall be hard surfaced. Staff Comment: The existing sales and display area is paved. The new sales and display area is proposed to be hard surfaced with bituminous material, and surrounded by concrete curbing. (e) The outside sales and display area does not utilize parking spaces which are required for conformance with this ordinance. Staff Comment: The applicants are proposing 93 parking spaces. This is well above the required 57 parking spaces required by code. It should be noted that the new site plan shows a different layout for customer parking and traffic flow. The site plan shows a distinct parking lot that is separate from the RV sales and display lot. The two areas are separated by a security fence. The sales and display area is not expected to utilize the customer parking area. (f) Vehicular access points shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the Community Development Department. Planning Commission Agenda – 11/01/16 5 Staff Comment: The applicants are proposing to keep the vehicular access points the same. No new access points are proposed. (g) There is a minimum lot area of twenty-two thousand five hundred (22,500) square feet and minimum lot dimensions of one hundred fifty (150) feet by one hundred thirty (130) feet. Staff Comment: The large lot size (a total of 8.58 acres) exceeds the minimum required. (h) A drainage system subject to the approval of the Community Development Department shall be installed. Staff Comment: The applicants have submitted a grading and drainage plan for the site. This is subject to further review and comment by the City Engineer. In this regard, the City may consider the conveyance or license of the small portion of City property in the far southwest corner of the site to the applicant for use as an infiltration ponding area. As a part of this review, a finding is included in the Planning Commission’s resolution stating that the proposed use is consistent with the city’s land use plan, as required by statute for such conveyances. These standards are all met in place with the current improvements. In addition, the proposed landscaping, fencing and existing building materials are in conformance to code requirements. It should be noted that the applicant intends to include changes to the wall signs and monument sign. All such changes are required to be consistent with code requirements. The Commission will also note that the current monument sign is not compliant with code for setback and was placed without inspection. As such, it will be required to be moved in conformance with setback requirements as a condition of approval. As a part of the use, the applicant has also indicated that they will be doing some service and maintenance of recreational vehicles that are for sale, or are being prepped for new buyers; by definition, this is allowed under the vehicle sales and rentals definition. Conditional Use Permit – Accessory Minor Vehicle (Automotive) Repair As noted, the applicant proposes to provide accessory vehicle repair as a part of the vehicle sales and rental operation. This use is allowed by Conditional Use Permit with the following specific standards identified in the zoning ordinance: (a) The use shall be designed to ensure proper functioning of the site as related to vehicle stacking, circulation, and turning movements. Planning Commission Agenda – 11/01/16 6 Staff Comment: No external stacking or circulation issues are anticipated on the property. (b) Repair of all vehicles shall occur within an enclosed building. Temporary outdoor vehicle storage may be allowed in an outdoor storage area that is no larger than 25 percent of the buildable area of the lot, is located behind the front building line of the principal structure, and is screened with a wooden fence or masonry wall in accordance with Section 4.3, Fences & Walls. Staff Comment: The applicant is not proposing exterior storage, apart from the display of vehicles for sale or rental. Maintenance to this standard will be a condition of approval. (c) Vehicles not being repaired but used as a source of parts shall be prohibited unless fully enclosed within a building or fully screened in accordance with (b) above. Staff Comment: Parts storage is to be contained within the principal building. Maintenance to this standard will be a condition of approval. (d) Vehicles that are repaired and are awaiting removal shall not be stored or parked for more than 30 consecutive days. In cases where a vehicle is abandoned by its lawful owner before or during the repair process, the vehicle may remain on site as long as is necessary after the 30 day period, provided the owner or operator of the establishment demonstrates steps have been taken to remove the vehicle from the premises using the appropriate legal means. Staff Comment: The repaired vehicles would be consistent with the storage and display area. Maintenance to this standard will be a condition of approval. Preliminary and Final Plat, and Vacation of Easements The proposed preliminary plat combines the existing RV parcel with a new parcel of land to the southwest of the existing site, creating a single lot. The applicants are proposing to extend the recreational vehicle display area onto this parcel. The existing property line contains a drainage and utility easement. The applicants will be required to execute an encroachment agreement related to the improvements over this easement. The applicant has also indicated that it is their intent to request vacation of the easements at a later date. The City Engineer has verified that there are no public improvements in the easements requiring the maintenance of the public drainage and utility easement. If at a future point the .27 acre parcel (vacated right of way area) is to be incorporated into the site, the applicant will also be required to revise the final plat to include the piece into the single lot. A final plat is included with the application package, and will be subject to the review and approval of the City Council. Planning Commission Agenda – 11/01/16 7 B. ALTERNATIVE ACTIONS Decision 1. Resolution PC-2016-036, Rezoning from B-4, Regional Business to B-3, Highway Business. 1. Motion to adopt Resolution PC-2016-036, recommendation adoption of Ordinance No. 655, rezoning the Lot 1, Block 1, 90th Street 2nd Addition from B- 4, Regional Business to B-3, Highway Business District. 2. Motion to deny adoption of Resolution PC-2016-036, based on findings to be determined at the public hearing. 3. Motion to table action on the Resolution, subject to additional information. Decision 2. Resolution PC-2016-037, Conditional Use Permits for Vehicle Sales and Rental and Accessory Vehicle (Automotive) Service 1. Motion to adopt Resolution PC-2016-037, recommending approval of the Conditional Use Permits for Vehicle Sales and Rental and Accessory Vehicle (Automotive) Service for Camping World RV, based on the findings in said resolution, and subject to requirements of Exhibit Z. 2. Motion to deny adoption of the Resolution PC-2016-037, based on findings to be determined at the public hearing. 3. Motion to table action on the Resolution PC-2016-037, subject to consideration of a variance related to building size and other information. Decision 3. Resolution PC-2016-038, Preliminary Plat for Camping World Addition. 1. Motion to adopt Resolution PC-2016-038, recommending approval of the Preliminary Plat for Camping World Addition, based on the findings in said resolution, and subject to the requirements of Exhibit Z, and subject to resubmission of a Final Plat incorporating all acquired property shown on the proposed plans. 2. Motion to deny adoption of the Resolution PC-2016-038, based on findings to be determined at the public hearing. 3. Motion to table action on the Resolution PC-2016-038, subject to additional information. Planning Commission Agenda – 11/01/16 8 C. STAFF RECOMMENDATION Staff recommends approval of the Conditional Use Permits, Rezoning and Preliminary Plat, based on the applicant’s representations that the site will be updated but used essentially in its current configuration, and subject to the requirements of Exhibit Z. The improvements were made originally in compliance with the requirements for the current CUP language, and the site should facilitate the use in general conformance with ordinance intent and standards. As noted, the addition of the adjoining parcel to the main RV sales lot property results in a conflict with one portion of the table regulating the ratio of building size to lot area for vehicle sales facilities. Because the table was adopted in a way that leaves some ambiguity as to the actual regulations applying to the proposed use, the Planning Commission may find that the proposal is consistent with the ordinance and proceed with the applications as proposed. In the alternative, the Commission may conclude that the intent of the ordinance is to require the more restrictive building ratio, resulting in the need for a variance. In such case, a separate variance hearing has been scheduled in the event the Commission believes it to be necessary. D. SUPPORTING DATA A. Rezoning Resolution No. PC-2016-036 B. Conditional Use Permit Resolution No. PC-2016-037 C. Preliminary Plat Resolution No. PC-2016-038 D. Draft Ordinance No. 655 E. Aerial Image, Subject Parcel F. Applicant Narrative G. Site Plan H. Preliminary Plat I. Site Location Exhibit J. Final Plat K. Civil Plans, including: a. Existing Topography b. Grading, Drainage and Erosion Control c. Details d. SWPPP and Storm Water Management Plan L. Exterior Building Elevations M. Proposed Photometric N. Existing Photometric O. Certificate of Survey P. Tree Survey Q. City Engineer’s Letter, dated 10/25/16 Z. Conditions of Approval Planning Commission Agenda – 11/01/16 9 EXHIBIT Z Rezoning from B-4, General Business to B-3, Highway Business Conditional Use Permit for Vehicle Sales and Rental Conditional Use Permit for Accessory Minor Vehicle Repair Preliminary Plat for Camping World Addition 3801 Chelsea Road Lot 1, Block 1, 90th Street 2nd Addition and that part of Lot 1, Block 1 which lies Northeasterly of Vacated Chelsea Court as dedicated in the 90th Street 3rd Addition . 1. The applicant will prepare an amended final plat incorporating all acquired property shown on the plans into the same development parcel. 2. The applicant meets all performance standards as identified in the staff report and zoning ordinance, including verification of lighting compliance. 3. The applicant will submit the necessary paperwork to vacate the drainage and utility easements related to the plat, and the plat is subject to encroachment agreements governing improvements prior to vacation of the easements. 4. The applicant is found to meet all applicable zoning regulations governing building size ratios, or the applicant receives approval of a variance based on the existing lot and building sizes. 5. Signage plans will be submitted for permits in accordance with sign ordinance allowances and processing. The monument sign shall be relocated in conformance to setback requirements. 6. Requirements of the City Engineer’s report dated October 25, 2016 are complied with. 7. Requirements of MnDOT as related to their review of the plat. 8. The applicant is required to continue to comply with the standards identified for the Accessory Use Autor Repair – Minor. 9. Requirements and comments of other city staff are incorporated into the final approval. 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. PC-2016-036 Motion By:Seconded By: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A REZONING FROM B-4, GENERAL BUSINESS TO B-3, HIGHWAY BUSINESS TO ACCOMMODATE THE DEVELOPMENT AND EXPANSION OF A VEHICLE SALES AND RENTAL FACILITY WHEREAS,the applicant is proposing to operate and expand a vehicle sales and rental facility with accessory minor vehicle service; and WHEREAS,a portion of the subject property is currently zoned B-3, Highway Business, and a separate portion is zoned B-4, General Business, the latter of which does not allow vehicle service uses; and WHEREAS,the subject property is proposed to be zoned entirely B-3, Highway Business, in which vehicle sales and rental, as well as accessory minor vehicle service uses are allowed as by conditional use permit; and WHEREAS,the proposed construction is consistent with the relevant general and conditional zoning requirements of the B-3 District; and WHEREAS,the remaining site and building improvements on the subject property consistent with the B-3 District requirements; and WHEREAS,the subject property is guided for “Places to Shop” in the official Comprehensive Plan; and WHEREAS,the Planning Commission held a public hearing to consider the matter at its regular meeting on November 1st, 2016 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 rezoning is consistent with the intent of the Monticello Comprehensive Plan. 2 2.The proposed rezoning will meet the requirements of the Monticello Zoning Ordinance. 3.The proposed rezoning will not create undue burdens on public systems, including streets and utilities. 4.The proposed rezoning will not create substantial impacts, visual or otherwise, on neighboring land uses. NOW, THEREFORE, BE IT RESOLVED,by the Planning Commission of the City of Monticello, Minnesota that the proposed rezoning is hereby recommended for approval. ADOPTED this 1st day of November, 2016, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ______________________________ Angela Schumann, CommunityDevelopment Director CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-037 1 Motion By:Seconded By: RECOMENDING APPROVAL OF CONDITIONAL USE PERMITS FOR VEHICLE SALES AND RENTAL AND ACCESSORY MINOR VEHICLE SERVICE LOT 1, BLOCK 1 CAMPING WORLD ADDITION WHEREAS, the applicant has submitted a request to improve property for a vehicle sales and rental facility, as well as accessory minor vehicle service in the B-3 District, Highway Business District; and WHEREAS, the proposed use will require the approval of conditional use permits for the both the vehicle sales and rental in the B-3 District, as well as the accessory minor vehicle service, as proposed; and WHEREAS, the proposed use and development are consistent with the Comprehensive Land Use Plan designation of “Places to Shop” for the area; and WHEREAS, the uses are consistent with the intent and purpose of the B-3. Highway Business zoning district; and WHEREAS,the uses will not create any unanticipated changes to the demand for public services on or around the site; and WHEREAS,the Planning Commission held a public hearing on November 1st, 2016 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 uses are consistent with the intent and purpose of the B-3, Highway Business District. 2. The proposed uses are consistent with the existing and future land uses in the area in which they are located. 3. The impacts of the improvements are those anticipated by commercial land uses and are addressed through standard review and ordinances as adopted. 4. The vehicle sales and rental, along with the accessory minor vehicle service use meets the intent and requirements of the applicable zoning regulations, pursuant to the conditions attached to the Conditional Use Permit. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-037 2 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Conditional Use Permits for Vehicle Sales and Rental, as well as for Accessory Use Auto Repair - Minor, subject to the conditions listed in Exhibit Z as follows: 1.The applicant will prepare an amended final plat incorporating all acquired property into the same development parcel. 2.The applicant meets all performance standards as identified in the staff report and zoning ordinance, including verification of lighting compliance. 3.The applicant will submit the necessary paperwork to vacate the drainage and utility easements related to the plat, and the plat is subject to encroachment agreements governing improvements prior to vacation of the easements. 4.The applicant is found to meet all applicable zoning regulations governing building size ratios, or the applicant receives approval of a variance based on the existing lot and building sizes. 5.Signage plans will be submitted for permits in accordance with sign ordinance allowances and processing. The monument sign shall be relocated in conformance to setback requirements. 6.Requirements of the City Engineer’s report dated October 25, 2016 are complied with. 7.Requirements of MnDOT as related to their review of the plat. 8.The applicant is required to continue to comply with the standards identified for the Accessory Use Autor Repair – Minor. 9.Requirements and comments of other city staff are incorporated into the final approval. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-037 3 ADOPTED this 1st day of November, 2016 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, CommunityDevelopment Director CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-038 1 Motion By:Seconded By: RECOMENDING APPROVAL OF A PRELIMINARY PLAT FOR A SUBDIVISION KNOWN AS CAMPING WORLD ADDITION WHEREAS, the applicant has submitted a request to improve property for a vehicle sales and rental facility in the B-3 District, Highway Business District; and WHEREAS, the proposed use will require the consolidation of existing parcels to accommodate the development; and WHEREAS, the proposed use and development are consistent with the Comprehensive Land Use Plan designation of “Places to Shop” for the area; and WHEREAS, the proposed uses are consistent with the intent and purpose of the B-3. Highway Business zoning district; and WHEREAS, the proposed plat is consistent with the standards and requirements of the Monticello Subdivision Ordinance; and WHEREAS,the plat will not create any unanticipated changes to the demand for public services on or around the site; and WHEREAS,the Planning Commission held a public hearing on November 1st, 2016 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 uses and subdivision are consistent with the intent and purpose of the B-3, Highway Business District, and the applicable Subdivision Ordinance regulations. 2. The proposed uses are consistent with the existing and future land uses in the area in which they are located. 3. The impacts of the improvements are those anticipated by commercial land uses and are addressed through standard review and ordinances as adopted. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-038 2 4. The vehicle sales and rental use meets the intent and requirements of the applicable zoning regulations, pursuant to the conditions attached to the Conditional Use Permit. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council Preliminary Plat for the Camping World Addition, subject to the conditions listed in Exhibit Z as follows: 1.The applicant will prepare an amended final plat incorporating all acquired property into the same development parcel. 2.The applicant meets all performance standards as identified in the staff report and zoning ordinance, including verification of lighting compliance. 3.The applicant will submit the necessary paperwork to vacate the drainage and utility easements related to the plat, and the plat is subject to encroachment agreements governing improvements prior to vacation of the easements. 4.The applicant is found to meet all applicable zoning regulations governing building size ratios, or the applicant receives approval of a variance based on the existing lot and building sizes. 5.Signage plans will be submitted for permits in accordance with sign ordinance allowances and processing. The monument sign shall be relocated in conformance to setback requirements. 6.Requirements of the City Engineer’s report dated October 25, 2016 are complied with. 7.Requirements of MnDOT as related to their review of the plat. 8.The applicant is required to continue to comply with the standards identified for the Accessory Use Autor Repair – Minor. 9.Requirements and comments of other city staff are incorporated into the final approval. ADOPTED this 1st day of November, 2016 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-038 3 By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, CommunityDevelopment Director ORDINANCE NO. 655 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY REZONING THE FOLLOWING PROPERTY FROM B-4, REGIONAL BUSINESS DISTRICT TO B-3, HIGHWAY BUSINESS DISTRICT: LOT 1, BLOCK 1, CAMPING WORLD ADDITION THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1.The zoning map of the City of Monticello is hereby amended to rezone the following described parcels from B-4, Regional Business to B-3, Highway Business: PID NUMBERS: 155185001011, 155185001010, 155128001010 (See attached Legal Description) Section 2.The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 3.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 that result from said renumbering process, 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.The ordinance in its entirety and map shall be posted on the City website after publication.Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this ___ day of ____, 2016. __________________________________ Brian Stumpf, Mayor ATTEST: ORDINANCE NO. 655 2 ___________________________________ Jeff O’Neill, Administrator AYES: NAYS: FR HP Lincolnsh ire, LL C - R eq uest fo r Con dition a l Use Permit, Prelimina ry & Fin a l Pla t, R ezo ning 3801 Chelsea Road West, 155-128-001010, 155-185-001010 C reated by : C ity of Monticello 364 ft 3395.04 - SWPPP Stormwater Pollution Prevention Plan For Camping World Parking Lot Expansion Project Location: 3801 Chelsea Rd W. Monticello, Minnesota Owner: FRHP Lincolnshire, LLC 250 Parkway Drive Suite 270 Lincolnshire, IL 60069 Contact: John Kinghorn, Kinghorn Company Phone: (763) 428-8088 Email: JohnK@Kinghornco.com Engineer: Hakanson Anderson 3601 Thurston Avenue Anoka, MN 55303 Contact: Craig Jochum, P.E. Phones: (763) 852-0485 Email: craigj@haa-inc.com Date of Preparation: October 6, 2016 Prepared By: Hakanson Anderson 3601 Thurston Avenue Anoka, Minnesota 55303 Telephone: (763) 427-5860 TC-1 TABLE OF CONTENTS 1. DESCRIPTION .............................................................................................................1 2. LOCATION...................................................................................................................1 3. SEQUENCE OF CONSTRUCTION ACTIVITIES ..................................................1 4. SITE CONSIDERATIONS ..........................................................................................2 4.1 Areas of Concern ..............................................................................................2 5. CONTROL MEASURES .............................................................................................2 5.1 Areas of Concern ..............................................................................................2 5.2 Standard Control Measures ........................................................................... 2-3 6. OTHER POTENTIAL STORMWATER POLLUTANTS................................... 3-4 7. EROSION CONTROL INSPECTION AND MAINTENANCE ..............................4 7.1 Erosion Control Inspection ...............................................................................4 7.2 Erosion Control Maintenance ..........................................................................5 8. DEWATERING AND BASIN DRAINING ..............................................................6 9. POST CONSTRUCTION SITE CONDITIONS ......................................................6 10. PLAN AMENDMENTS ..............................................................................................6 11. STORMWATER MANAGEMENT ..........................................................................6 12. NON-STORMWATER MANAGEMENT ................................................................6 13. CONSTRUCTION CHEMICAL AND POLLUTANTS .........................................7 13.1 Spill Prevention ............................................................................................. 7-8 13.2 Spill Control Practices .....................................................................................8 14. HOUSEKEEPING BMP’S ..................................................................................... 8-9 15. SEED MIXES ...............................................................................................................9 16. LONG TERM MAINTENANCE ...............................................................................9 FIGURE 1 – Proposed Drainage Areas APPENDIX A Location Map Grading, Drainage and Erosion Control Plan Details 3395.04 - SWPPP TC-2 APPENDIX B Design Certifications Erosion Control Estimated Quantities APPENDIX C General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollutant Discharge Elimination System/State Disposal System Program APPENDIX D Project Soil Information Page 1 of 9 1. DESCRIPTION This project will include a 70,573 square foot expansion of an existing bituminous parking lot in the City of Monticello, Minnesota. The work will include clearing and grubbing, removals, site grading, storm water improvements and restoration. This Stormwater Pollution Prevention Plan (SWPPP) will satisfy the requirements of the NPDES General Permit No. MN R100001 for the State of Minnesota. This SWPPP is designed to (1) identify all potential sources of pollution which may reasonably be expected to affect stormwater discharges from the site; (2) describe the practices to be used to reduce pollutants in stormwater discharges from the site; and (3) assure compliance with the terms and conditions of the NPDES General Permit No. MN R100001. The SWPPP will be implemented at the site from the commencement of construction activity until the completion of final stabilization. Stormwater discharges from this site are subject to the City of Monticello and the Minnesota Pollution Control Agency requirements. The project will begin this fall 2016 and be substantially completed by late fall 2016. 2. LOCATION This project is located within the municipal boundary of the City of Monticello. A location map is included in Appendix A. 3. SEQUENCE OF CONSTRUCTION ACTIVITIES The order of construction activities for the project will be as follows: 1. Install perimeter silt fence. 2. Construct rock construction entrance. 3. Clear and grub trees. 4. Strip topsoil and rough grade site. 5. Install storm sewer. 6. Final grade site. 7. Install class 5 aggregate and bituminous for the parking lot. Seed, fertilize and mulch disturbed areas as shown on the Plans. 8. Remove accumulated sediment from the infiltration areas. 9. Remove silt fence and any other erosion control devices after final stabilization. Page 2 of 9 4. SITE CONSIDERATIONS 4.1 Areas of Concern: a) Generation of dust. b) Tracking onto existing roads. c) Washouts around perimeter of parking lot. d) Discharge into surface waters. 5. CONTROL MEASURES 5.1 Areas of Concern: a) Generation of dust: i) Dust control may become necessary. Water trucks may be required if dust control is needed. b) Tracking onto existing roads: i) Construction site entrances/exits must be inspected for evidence of sediment tracking onto paved surfaces. Tracked sediment shall be removed from paved surfaces within 24 hours. c) Washouts around perimeter of parking lot: i) Temporary erosion protection or permanent cover around the parking lot shall be installed within 7 days of completion of grading. d) Discharge to surface waters: i) Any temporary or permanent ditch or swale that drains water from any portion of the construction site must be stabilized within 200 lineal feet from the property edge or from the point of discharge into any surface water. Stabilization of the last 200 lineal feet must be completed within 24 hours after connecting to a surface water. 5.2 Standard Control Measures a) Temporary Rock Construction Entrance – A rock construction entrance is constructed of 1”-2” washed rock installed at the proposed entrance and exit points for all construction vehicles. A detail for the rock construction entrance is included in Appendix B. This stone pad provides a tire cleaning mechanism for all vehicles leaving the site and will help reduce the amount of sediment tracked onto existing roads. b) Silt Fence – Silt fence is designed as a temporary sediment barrier consisting of a filter fabric attached to support posts. A silt fence detail is included in Appendix B. Page 3 of 9 c) Finished Grade Slopes – The site will be graded with 1:4 slopes or flatter. The flatter slopes will provide a less erosive surface. All disturbed areas, as shown on the construction plans, will be covered with seed, fertilizer and mulch. The site grading plan is included in Appendix A. d) Infiltration Areas – Three infiltration areas will be constructed to treat stormwater runoff from the project. Sediment has been scheduled to be removed after the placement of the aggregate surface. Side slopes will be graded to a 1:4 slope or flatter. e) Restoration – All exposed soil areas must be stabilized as soon as possible to limit soil erosion but in no case later than 7 days after the construction activity in that portion of the site has temporarily or permanently cease. All disturbed areas require topsoil, seed mixture and type 1 mulch, disk anchored, or erosion control blanket. The type and application rates of mulch, seed and fertilizer are shown on the plans. The restoration plan is included in Appendix A. f) Trash and Debris – All trash and construction debris from the site will be collected and deposited in a dumpster. The dumpsters shall be emptied as necessary. No construction materials shall be buried on site. All sanitary sewer waste will be collected from the portable units as required by local regulations. g) Horizontal Cat Tracking – Horizontal Cat Tracking shall be utilized on slopes as a Best Management Practice (BMP). 6. OTHER POTENTIAL STORMWATER POLLUTANTS Potential pollutant sources, including construction and waste materials, used or stored at the site are described in this section. By implementation of these BMPs these potential pollutant sources are not reasonably expected to affect the stormwater discharges from the site. Construction materials, chemicals, and waste materials that will be used or stored at the Site: Potential Pollutant Y or N Location Control Measure Antifreeze Y Various Secondary containment. Asphalt N/A Diesel Fuel Y Various Secondary containment. Fertilizer Y Kept with landscape contractor. Secondary containment. Gasoline Y In equipment,none stored. Secondary containment. Page 4 of 9 Glue/Adhesives Y Kept with contractor. Contractor responsible. Hydraulic oil/fluids Y Kept with contractor. Secondary containment. Paints Y Kept with contractor. Contractor responsible. Grease Y Kept with contractor. Secondary containment. Sanitary Waste Y Various Service provider to secure units from tipping over. Landscaping Materials Y Kept with landscape Contractor Contractor responsible. 7. EROSION CONTROL INSPECTION AND MAINTENANCE 7.1 Erosion Control Inspection Inspection will include a visual inspection of all disturbed areas of the site, material storage areas exposed to precipitation, sediment and erosion control measures, locations where vehicles enter or exit the construction site, and accessible discharge points (outfalls). The purpose of the inspections is to assess and determine whether erosion control measures are operating properly and effectively. Inspection reports will be completed at the time of inspection and certified as required by the applicable NPDES Phase 2 Stormwater Permit. The content of the inspection reports will address the required content for the inspection reports provided by the NPDES Phase 2 Stormwater Permit. Inspection reports will indicate whether any incidents of non-compliance with the requirements of the NPDES Phase 2 Stormwater Permit were observed and any conditions requiring any amendment to the SWPPP. All inspections and inspection reports at this site will be completed by a representative of the Contractor. Additional random inspections may be performed by the engineer’s representative. The SWPPP Supervisor, or erosion control supervisor, will be familiar with all aspects of the SWPPP including the implemented BMP’s and will complete regular inspections of the site. Inspections will be competed according to the schedule below: 1. Every 7 days. 2. Within 24 hours of the end of each rain event of 0.5 inches or more. 3. When 6” of snow melt occurs. Page 5 of 9 7.2 Erosion Control Maintenance 1. All erosion control measures shall be maintained in good working order. Necessary maintenance and repairs will be initiated within a 24 hour period of the maintenance and inspection report. A record of all the repairs shall be made within the report. 2. Exposed excavation areas shall be kept to a minimum by balancing cut and fill areas throughout the grading operation in accordance with the approved grading plan. 3. Silt fence will be inspected for depth of sediment. Built-up sediment shall be removed from all silt fence when it has reached one-third of the fence height. 4. Silt fence will be inspected for tears. Silt fence shall also be inspected to ensure the fabric is securely attached to the fence posts, and to see if the fence posts are firmly in the ground. 5. Infiltration areas will be monitored for depth of sediment. Sediment may have to be removed at the end of the project. 6. The seeding and mulching will be inspected for any bare spots and washouts. Additional measures may have to be employed to ensure healthy growth. 7. Erosion and sediment control measures and other BMPs will be maintained in effective operating condition. If inspections indicate that a BMP is not operating properly, maintenance or modification of the BMP will be performed as soon as possible and before the next storm event whenever practicable and no later than seven (7) calendar days from the inspection date, to ensure its continued effectiveness. 8. If additional BMPs are necessary, the additions will be made before the next storm event, whenever practicable and no later than seven calendar days from the inspection date. If implementation before the next storm event is not practicable, alternative BMPs will be used as soon as possible. 9. Sediment from sediment traps or sedimentation ponds will be routinely removed when design capacity of the trap or pond has been reduced by 50% or more. 10. Off site sediment shall be removed from all pavement surfaces within 24 hours of discovery. Page 6 of 9 8. DEWATERING AND BASIN DRAINING All water from dewatering or basin draining activities must be discharged in a manner that does not cause nuisance conditions, erosion in receiving channels or on downstream properties, or inundation in wetlands causing significant adverse impact to the wetland. The contractor shall be responsible for obtaining any permits required for the dewatering activities. 9. POST CONSTRUCTION SITE CONDITIONS Final stabilization requires that all soil disturbing activities at the site have been completed and all soils must be stabilized by a uniform perennial vegetative cover with a density of 70% over the entire pervious surface area, or other equivalent means necessary to prevent soil failure under erosive conditions. 10. PLAN AMENDMENTS The SWPPP will be amended if there is a change in design, construction, operation, maintenance, weather or seasonal conditions that has a significant impact on the discharge to surface waters or underground waters. The Plan will also be amended if it is proven to be inadequate in controlling pollutants in stormwater discharges due to construction activities. 11. STORMWATER MANAGEMENT Figure 1 shows the proposed drainage areas. An effort has been made to account for all stormwater both entering and leaving the site. Most of the site’s runoff will be collected and treated in the infiltration basin. Stormwater will drain from the parking lot to the infiltration basin. Those areas where stormwater cannot be collected by any of the systems listed above shall have the necessary temporary measures employed to reduce the risk of erosion and sediment contamination until permanent vegetative cover can be established. Great care shall be taken during the construction of the infiltration basin to protect them from erosion and sediment. Diversion berms or other devices shall be used to keep runoff and sediment away from the infiltration basin. Heavy equipment will not be allowed in infiltration basin. All work shall be performed with low pressure track type equipment. Only sandy type topsoil shall be allowed in infiltration areas as directed by the engineer. 12. NON-STORMWATER MANAGEMENT Non-stormwater discharges will be eliminated or reduced to the extent feasible, with the exception to those necessary for the completion of certain construction activities. Authorized non-stormwater discharges from this site include: 1) Water used for dust control purposes. Page 7 of 9 2) Uncontaminated groundwater or spring water. 3) Uncontaminated excavation dewatering. 4) Pumping of detention basins or de-silting basins after rain events (using proper filtering devices per the General Permit Requirements). 5) Street Cleaning (where permitted). These authorized non-stormwater discharges will be conducted in accordance with the requirement of the NPDES Phase 2 permit, and every effort will be made to minimize non- stormwater runoff from these site activities. Non-stormwater discharges will be directed to treatment ponds whenever possible. 13. CONSTRUCTION CHEMICAL AND POLLUTANTS 13.1 SPILL PREVENTION The following are the material management practices that will be used to reduce th e risk of spills or other accidental exposure of materials and substances to stormwater runoff:  An effort will be made to store only enough product to do the required job.  All materials stored on site shall be stored in a neat and orderly manner.  All products shall be kept in their original container, with the original labels still attached, unless the containers are not re-sealable.  Substances shall not be mixed with one another unless recommended by the manufacturer.  Whenever possible, all of a product shall be used up before disposing of the container.  Manufacturer’s recommendations for proper disposal shall be followed.  The site superintendent will routinely inspect the site to ensure proper disposal of all on site materials. Fertilizers: Fertilizers shall be applied only in minimum amounts as recommended by the manufacturer. Once applied, the fertilizer will be worked into the soil to limit the exposure to transient surface waters. Paints: All containers will be tightly sealed and stored when not required for use. Excess paint shall be properly disposed of in accordance with local regulations. Concrete Trucks: Concrete trucks (all construction equipment) will only be allowed to wash out in designated discharge areas. Page 8 of 9 Product Specific Practices – Petroleum Products: All onsite vehicles and equipment will be monitored for leaks and receive regular preventative maintenance to reduce the chance of leakage. Petroleum products will be stored in a tightly sealed container, which is clearly labeled. Any asphalt substances used onsite will be applied according to the manufacturer’s recommendations. 13.2 SPILL CONTROL PRACTICES Spill Control Practices –  All spills will be cleaned up immediately after discovery, in accordance with the manufacturer’s recommended methods.  The spill area will be kept well ventilated.  Spills of toxic or hazardous materials will be reported to the appropriate agencies.  A log of the spill type, location, date and time will be created by the job superintendent. The spill prevention plan will be adjusted to include measures to prevent this type of spill from occurring. 14. HOUSEKEEPING BMP’S a) Vehicle and equipment maintenance and repair activities at the site shall be performed in designated control areas. b) Solid materials, including building materials, garbage and debris shall be cleaned up daily and properly disposed of to prevent the discharge of these materials to surface waters or to storm drains. c) Equipment washout areas shall be provided on site. Equipment wash water shall be controlled to prevent unauthorized dry weather discharges and to avoid mixing with stormwater. d) Construction materials and chemicals used or stored on-site shall be kept in small quantities whenever possible. When not in use, they shall be stored in sealed containers and under cover to prevent direct contact with stormwater. Any inadvertent spills shall be cleaned up immediately upon discovery and the materials will be disposed of in accordance with local, state and federal requirements. e) Vehicle fueling shall be conducted in a location away from access to surface waters whenever practicable. On-site fuel storage tanks other than approved portable fuel containers such as gasoline cans, shall have a means of secondary containment and shall be located, whenever practicable, undercover. Any inadvertent spills shall be cleaned up immediately upon discovery and the materials will be disposed of in accordance with local, state and federal requirements. Page 9 of 9 f) Portable toilets shall be provided onsite. g) Strips of mature vegetation shall be preserved whenever possible. h) Clearing and grubbing material shall be chipped up and used for erosion control whenever possible. 15. SEED MIXES The site will be seeded as shown on the Plans. 16. LONG TERM MAINTENANCE FRHP Lincolnshire, LLC is responsible for the long term maintenance of the stormwater collection and treatment system for this project. APPENDIX A Location Map Grading, Drainage and Erosion Control Plan Details PROJECT LOCATION MAP Project Location APPENDIX B Design Certifications Erosion Control Estimated Quantities APPENDIX C General Permit Authorization to Discharge Stormwater Associated with Construction Activity Under the National Pollutant Discharge Elimination System/State Disposal System Program APPENDIX D Project Soil Information S:\PRIVATE\3300\3395\3395.04\SMP\3395.04 SMP.docx STORMWATER MANAGEMENT PLAN Camping World Parking Lot Expansion Monticello, Minnesota October 6, 2016 3601 Thurston Avenue Anoka, Minnesota 55303 (763) 427-5860 I hereby certify that this Plan, Specification or Report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 23461 10/6/2016 Craig J. Jochum, PE Lic. No. Date S:\PRIVATE\3300\3395\3395.04\SMP\3395.04 SMP.docx i TABLE OF CONTENTS PAGE TABLE OF CONTENTS ................................................................................. i SUMMARY OF RESULTS ............................................................................. 1 FIGURES Figure 1 Drainage Areas Proposed Conditions APPENDIX – Drainage Calculations 1 SUMMARY OF RESULTS GENERAL The proposed Camping World facility will be constructing a bituminous paved parking lot expansion. The proposed project will include clearing and grubbing, removals, site grading, stormwater improvements and parking lot construction. This site is located at 3801 Chelsea Road W est in Monticello, Minnesota. The City of Monticello and the Minnesota Pollution Control Agency (MPCA) dictate the stormwater requirements for this site. The stormwater facilities are based on their guidelines. STORMWATER REQUIREMENT Stormwater facilities will be constructed on site to meet the requirements of the MPCA and the City of Monticello. HydroCAD was used to model proposed conditions. Existing Conditions The existing site consists of an open field adjacent to the existing parking lot. This site drains to a regional stormwater pond that provides rate control and water quality. Volume control is required for this site. The volume control requirements will be met with the proposed infiltration basin in the southwest corners of the site. Proposed Conditions For the proposed conditions model, two drainage divides were used, which correspond to the infiltration basin and the proposed parking lot. The HydroCAD results for the 2-, 10- and 100-year storm events are included in the Appendix. VOLUME CONTROL The onsite soils are conducive to infiltration. An infiltration rate of 0.45 inches per hour has been assumed. The City of Monticello requires that a 1.1-inch volume over the new impervious surface be infiltrated on site. The new impervious area is 70,533 square feet, which equals to a required volume of 6,466 cubic feet. A total of 6,546 cubic feet of infiltration volume is provided. Pretreatment ahead of the infiltration basin is accomplished with a sump manhole. The SHSAM model was used to calculate the removal efficiency of the sump manhole. The removal efficiency is 75%. The SHSAM model results are included in the Appendix. FIGURES Figure 1 – Drainage Areas Proposed Conditions APPENDIX Drainage Calculations 1 (reservedforrecordinginformation) STORMWATERFACILITIESMAINTENANCE AGREEMENT AGREEMENT madethis_______dayof_____________,20___,byandbetweenthe CITY OFMONTICELLO,aMinnesotamunicipalcorporation("City"),and ____________,aMinnesota limitedliabilitycompany("Owner"). 1.BACKGROUND.OwneristhefeeownerofcertainpropertylocatedwithintheCityof Monticello,CountyofWright,StateofMinnesotalegallydescribedasfollows: ParcelIDNo.____________ LotX,BlockX,______________accordingtotherecordedplatthereof. (Abstract/TorrensProperty) havingastreetaddressof__________,Monticello,MN55362("SubjectProperty").Ownerisintending toconstructcertainprivatestormwaterfacilitiesonthesubjectpropertyasshownontheattachedExhibit “A”.ThisagreementisinaccordancewiththeCityofMonticelloZoningOrdinance,Chapter4:Finishing Standards;Section4.10Grading,Drainage,StormwaterManagementandErosionControl;Maintenance ofPrivateStormwaterManagementFacilities. 2.MAINTENANCE.TheOwnershallinspect,maintain,operateandreplaceinagood stateofrepairandsafeconditionallstormwaterfacilities,including,withoutlimitation,drainageswales, 2 stormsewersystems,infiltrationbasins,sedimentationbasinsandpondingsystemsonthesubject propertytoensurethatthestormwaterfacilities(“Facilities”)functionasintended.Now,therefore,itis mutuallyagreedbyandbetweenallparties: A.Owner,atitsexpense,shallberesponsiblefortheinspectionandmaintenanceof theFacilitiessothattheFacilitiesfunctionproperly.Ownershallsubmita reporttotheCity,uponrequest,thatincludestheinspectiondate(s)ofthe Facilities,conditionsoftheFacilities,testingoftheFacilitiesandanycorrective actionstaken. B.OwnershallinspecttheFacilitiesatleastannually. C.Thefollowingoperationalmaintenanceactivitiesshallbeperformedonall Facilitiesonaregularbasisorasneeded: 1.Removaloftrashanddebris, 2.Inspectionofinletsandoutlets, 3.Removalofsedimentswhenthestoragevolumeorconveyancecapacityofthe stormwatermanagementsystemisbelowdesignlevels 4.Ensuresystemsdesignedforinfiltrationaredrawingdownwithin48hours, infiltrationtestingisperformedasidentifiedintheMinnesotaPollutionControl Agency(MPCA)StormwaterManualand 5.Stabilizationandrestorationoferodedareas. D.IftheFacilitiesarenotfunctioningasdesignedandpermitted,operational maintenancemustbeperformedimmediatelytorestorethesystem.If operationalmaintenancemeasuresareinsufficienttoenablethesystemtomeet thedesignandperformancestandardsofthischapter,thepermitteemusteither replacethesystemorconstructanalternativedesign. E.IntheeventtheOwnerfailstomaintaintheFacilitiesingoodworkingcondition acceptabletotheCity,theCitymayenteruponthePropertyandtakesuchsteps asarenecessarytocorrectdeficienciesidentifiedintheinspectionreportandto chargethecostsofsuchrepairstotheOwner.Thisprovisionshallnotbe construedtoallowtheCitytoerectanystructureofpermanentnatureonthe landoftheOwnerforthestormwaterfacilities.Itisexpresslyunderstoodand agreedthattheCityisundernoobligationtoroutinelymaintainorrepairsaid facilities,andinnoeventshallthisAgreementbeconstruedtoimposeanysuch obligationontheCity.TheOwnergrantstotheCity,itsauthorizedagentsand employees,anon-exclusive,perpetualeasementover,across,underandthrough thePropertyforsuchpurposes. . 3 ThismaintenanceagreementisapersonalobligationofOwnerandshallbebindingupontheexecutors, administrators,successors,heirsandassignsofOwner. 3.RECORDING.ThisAgreementshallberecordedagainstthetitletothesubjectproperty andshallbebindinguponOwner,its/theirassigns,heirsandsuccessorsininterest. CITYOFMONTICELLO BY:_________________________________ (SEAL)BrianStumpf,Mayor AND________________________________ JeffO’Neill,CityAdministrator STATEOFMINNESOTA) (ss. COUNTYOFWRIGHT ) Theforegoinginstrumentwasacknowledgedbeforemethis_______dayof______________, 20___,byBrianStumpfandbyJeffO’Neill,respectivelytheMayorandCityAdministratoroftheCityof Monticello,aMinnesotamunicipalcorporation,onbehalfofthecorporationandpursuanttotheauthority grantedbyitsCityCouncil. ____________________________________ NOTARYPUBLIC 4 PROPERTYOWNER: _____________________________________ _____________________________________ STATEOFMINNESOTA) (ss. COUNTYOF_________) Theforegoinginstrumentwasacknowledgedbeforemethis_______dayof ____________________,20___,by_______________________________________________________ _____________________________________________________________________________. ____________________________________ NOTARYPUBLIC THISINSTRUMENTDRAFTEDBY: CAMPBELLKNUTSON ProfessionalAssociation 317EagandaleOfficeCenter 1380CorporateCenterCurve Eagan,Minnesota55121 Telephone:(651)452-5000 SRN:ms 5 EXHIBIT“A” SKETCHDEPICTINGSTORMWATERFACILITIES 6 PlanningCommissionAgenda:11/01/16 1 2B.ConsiderationofarequestforanamendmenttotheCityofMonticello’s ComprehensivePlantore-guidesubjectparcelfrom“UrbanReserve”to“Placesto Recreate”.Applicant:CityofMonticello (AS) Property:27acreportionofaCity-ownedparcellyingsouthof CountyRoad39,eastofBriarwoodAvenueanddirectly adjacenttothecurrentnorthboundaryoftheBertram ChainofLakesRegionalPark.Theparcelislocatedwithin theMonticelloOrderlyAnnexationArea PID#:2131000081400 PlanningCaseNumber:2016-046 A.REFERENCE&BACKGROUND Request(s):Amendthelandusemaptore-guideaparcelownedbythe CityofMonticellofrom“UrbanReserve”to“Placesto Recreate”. DeadlineforDecision:Notapplicable;Cityrequest LandUseDesignation:“UrbanReserve” The“UrbanReserve”designationholdslandareasin reserveforotherlandusedesignationuntilsuchtimethe Citydeterminestheappropriatelanduseforthesiteas developed. ZoningDesignation:TheparcelislocatedwithintheMonticelloOrderly AnnexationArea.ParcelissubjecttoComprehensivePlan landuseguidance,zoningnotapplicable. Overlays/Environmental RegulationsApplicable:N/A CurrentSiteUse:Agricultural SurroundingLandUses: North:Agricultural,CSAH39 East:Agricultural,CSAH39 South:BertramChainofLakesRegionalPark West:BertramChainofLakesRegionalPark PlanningCommissionAgenda:11/01/16 2 ProjectDescription/Analysis: ThePlanningCommissionisaskedtoconsideradoptionofaresolutionapprovingan amendmenttotheCity’sComprehensivePlanasitrelatestothetotallandarea designatedas“PlacestoRecreate”fortheBertramChainofLakesRegionalPark.The requestistoamendthelandusemaptore-guideaparcelownedbytheCityof Monticellofrom“UrbanReserve”to“PlacestoRecreate”. Thesubjectpropertyproposedtobeguided“PlacestoRecreate”isa27acreportionofa City-ownedparcellyingdirectlyadjacenttothecurrentnorthboundaryoftheBertram ChainofLakesRegionalPark.Theparceliscurrentlyguided“UrbanReserve”.The actiontore-guidetheparcelisrequiredtomaintainconsistencywiththeCity’sother planningeffortsfortheBertramChainofLakespark. AsPlanningCommissionisaware,overthepasteightyearstheCityofMonticelloand WrightCountyhavebeenjointlyacquiring1,100acresofpropertyformerlyownedby theYMCAoftheGreaterTwinCitiesfortheestablishmentanddevelopmentofthe BertramChainofLakesRegionalPark(BCOL).The1,100acreareaiscurrently includedinboththeCityandWrightCounty’slanduseplansasparkland,andis specificallyidentifiedinMonticello’slanduseplanas“PlacestoRecreate”(ExhibitB). Sincetheproject’sinception,thenorthwesternportionoftheBertramChainofLakes RegionalParkhasbeenplannedbytheCityandCountyasanactiveathleticrecreational area,knownastheBertramChainofLakesRegionalAthleticPark.Approximately91 acresofthe1,100acresformerlyownedbytheYMCAisplannedasathleticpark.With theadditional27acresoftheCity-ownedparcel,theathleticparkareaoftheregional parkwilltotal118acres. TheCityhasalsobeendevelopingamasterplanfortheathleticcomplexareaoverthe pastyear,whichwillguidethelayoutanddevelopmentforthearea.Aspartofthe masterplanningeffort,theCityCouncilhasauthorizedinclusionofapproximately27 acresoftheCity-ownedparceldirectlytothenorthoftheregionalparkforplanningof theBertramChainofLakesRegionalAthleticPark(seeExhibitC).Thisparcelneedsto bere-guidedto“PlacestoRecreate”consistentwiththebalanceoftheparkarea,asthe conceptualmasterplanfortheBCOLAPillustratesthis27acresasincorporatedintothe athleticpark(seeExhibitD). The27acresisacriticalcomponentoftheathleticparkplan,asitprovidesadditional landareaformuch-neededrecreationalspaceandabilitytoprovideadditionalbuffering betweentheactiveandpassiveusesattheregionalpark.ANeedsAssessmentcompleted withthemasterplanningeffortdetailstheshortageoffieldspacewithinthecommunity andtheneedtoprovideadequateareaforthedevelopmentofthesefacilitiesbothshort andlongterm.Inadditiontotheabilitytoprovideforthenumberandvarietyoffields proposedwiththeadditional27acres,the27-acreadditionallowsthefieldstobespaced foramorepark-likecharacterconsistentwiththelargerregionalpark.Thereisalso PlanningCommissionAgenda:11/01/16 3 betterdistancebetweenthepassiveareasoftheparklocatedtothesouth(lakes)andeast (campground).Theadditionalspacealsoallowsmoreroomforfieldconfiguration, placingthemoreintenserecreationalusesawayfromthemorenaturalareasofthepark. The27-acreareahasbeendiscussedbytheParksCommissionandCityCouncilasthe firstfulldevelopmentareafortheathleticpark,asitincludesabroadvarietyof recreationalfields. PlanningCommissionwillnotethatalthoughtheCity-ownedparcelis157acresintotal, onlythesouth27acresisincludedintheplanningareafortheathleticpark.Theparcel hasbeenapprovedforsubdivisionfromthelargerparcelbytheMonticelloOrderly AnnexationBoardforinclusionwithinthepark. TheComprehensivePlanrecognizesBertramasaprimaryopportunitytocreateanew centralizedathleticfacility,improvingefficienciesintheoverallparksystemthrough consolidationofathleticfieldfacilitieswhilestillprovidingmuchneededfieldspacefor organizedathletics.Further,theComprehensivePlan’sParkandPathwayPlan specificallycitesasoneofsevenpolicyobjectives“Prioritizingtheacquisitionand developmentofBertramLakesRegionalPark”. TheMonticelloParksCommissionandtheBertramChainofLakesAdvisoryCouncilare supportiveoftheinclusionofthe27-acreparcelintotheBertramChainofLakes RegionalParkandhavebeenactiveinthedevelopmentoftheconceptualmasterplanfor thepark,includingthe27-acrearea. Insummary,theCityneedstoformallyamenditslanduseplantoshowthis27acrearea as“PlacestoRecreate”consistentwiththebalanceoftheBCOLRegionalParkandwith theconceptualmasterplanpreparedforconsiderationbytheCity. B.ALTERNATIVEACTIONS: 1.MotiontoadoptResolutionNo.PC-2016-038,aresolutionre-guidingthesubject 27-acreparcelas“PlacestoRecreate”consistentwiththeCity’slong-termland usegoalsandobjectivesandbasedonfindingsinsaidresolution. 2.MotiontodenyadoptingResolutionNo.PC-2016-038,aresolutionre-guidingthe subject27-acreparcelas“PlacestoRecreate”basedonfindingstobemadebythe PlanningCommission. 3.Motiontotableforadditionalinformation. C.STAFFRECOMMENDATION: CitystaffsupportsAlternative#1above.ThePark&PathwayPlanofthe ComprehensivePlanplacesapriorityonparkacquisitionanddevelopmentattheBertram ChainofLakesRegionalPark.GiventhesestatedgoalsforBertramParkandthecurrent developmentoftheregionalparktothesouthandeastoftheparcel,theconversionofthe PlanningCommissionAgenda:11/01/16 4 27-acreareafrom“UrbanReserve”to“PlacestoRecreate”isaconsistentandexpected landusepatternwithinthearea.Re-guidingtheparcelisalsoconsistentwiththeCity’s pastactionstodesignatetheoriginal1,100acrelandareaas“PlacestoRecreate”forthe areaoftheBertramChainofLakesRegionalParkformerlyownedbytheYMCA,and withthecurrentconceptualmasterplanfortheathleticpark. Furthermore,theinclusionofthe27-acreparcelintotheoverallregionalparkwill supporttheCity’sComprehensivePlangoalsforparksandrecreationthrough consolidationofcommunity-wideoutdoorathleticresourcestoacentralizedlocationand bycreatingsignificantimprovementsintheabilitytocreatebuffersandtransitions betweentheactiveandpassiveusesoftheregionalpark.Thiswillservetoimprovethe overallrecreationalqualityoftheparkforresidentsandvisitors. D.SUPPORTINGDATA: A.ResolutionNo.PC-2016-0XX B.MonticelloComprehensivePlanLandUsePlan C.Aerial,SubjectParcel D.ConceptMasterPlan,BertramChainofLakesMasterPlan E.ConceptMasterPlan,FullBertramChainofLakesRegionalPark F.MonticelloComprehensivePlan,Chapter5–Parks,Excerpts CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. 2016-038 A RESOLUTION OF THE MONTICELLO PLANNING COMMISSION RECOMMENDING AMENDMENT OF THE MONTICELLO COMPREHENSIVE LAND USE PLAN, REGUIDING THE SUBJECT PROPERTY FROM URBAN RESERVE TO PLACES TO RECREATE WHEREAS, the City of Monticello has, in 2008, adopted a Comprehensive Plan guiding the growth, development, land use, and infrastructure planning for the City; and WHEREAS, the Comprehensive Plan provides for the development of parks and pathways as a part of such guidance; and WHEREAS, the Comprehensive Plan provides for such spaces through the designation “Places to Recreate”; and WHEREAS, the City, through its Comprehensive Plan, has placed a priority on the acquisition and development of the Bertram Chain of Lakes Regional Park as a “Place to Recreate”; and WHEREAS, the City, through its master planning process for the Bertram Chain of Lakes Regional Park has identified the subject parcel as a critical component of the Bertram Chain of Lakes in serving the recreational needs of the community; and WHEREAS, the Planning Commission held a public hearing on November 1st, 2016 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 re-guiding of the subject property addresses a condition in the community that has changed since the adoption of the current comprehensive plan; 2. The proposed amendment is consistent with the guiding principles of the comprehensive plan in that the subject parcel provides needed recreational capacity for the City as identified by the Park and Pathway Plan; 3. The proposed amendment addresses a community need through the provisions of a broader range of recreational opportunities and consolidation of community-wide outdoor athletic resources to a centralized location; 2 4. The proposed amendment will not negatively impact the City’s health, safety, or welfare; 5. The proposed amendment will not negatively impact the built or natural environment of the City as it will enhance the open space and recreational opportunities of the community; 6. The proposed amendment is consistent and compatible with surrounding land uses, which consist primarily of agricultural and recreational uses, 7. The proposed amendment furthers a logical and orderly development pattern by creating consistency with surrounding land uses. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, this amendment is recommended for approval by the City Council. ADOPTED this 1st day of November, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director £¤10 £¤10 Æÿ25 !(14 !(11 !(43 !(50 !(68 !(5!(81 §¨¦ 94 Æÿ25 !(75 !(18 !(117 !(3 9 !(106 !(37!(1 3 1 0 0.5 10.25 Miles- June 9, 2014Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan Amended by City Council Resolution 2014-062, June 9, 2014 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 Su b j ect Pa rce l City Bou nd ar y Oct ob er 27, 2016 Map Po wer ed by DataLink fro m WS B & Ass ociates 1 inch = 752 fe et Bryan PittmanSource: Esri, Digita lG lo be , Ge oE ye, E arthst arGeographics, CNES/A irbus DS, USDA,US GS, A eroGRID, I GN, a nd the GI S User Subject Parcel Bertram Chain of Lakes Regional Park Concept Plan Subject Parcel Bertram Chain of Lakes Regional Park Concept Plan—Athletic Park Area Chapter 3 - Parks System Objectives Monticello Parks and Pathways System Plan Page 3-1 Park System Objectives Parks and Pathways Role in Community Development. The 2008 Comprehensive Plan laid out a generalized Parks element which introduced the need for park development and more specific planning. Among the several recommendations made in the Comprehensive Plan, one of the key elements was a notation made with regard to the Bertram Chain of Lakes park development. In that section, the Plan observes that the amenities programmed into the park will play a major role in attracting new development to Monticello. This sentiment was reflected in the survey results as well, with a large majority of respondents citing park development as an integral component of quality of life in the community. In the past, this policy was implemented through the City’s efforts to provide parks in close proximity to all residential areas, as shown on the park coverage map in the previous chapter. The City’s policies for park system proximity will transition under this plan from what was a heavy emphasis on neighborhood park and tot lot access to more reliance on fewer, but larger park facilities, with the focus of the system on the Bertram Chain of Lakes facility and a more extensive pathway system. The overall objective is not lost, however, only the plan for realizing the objective is changing. In the following material, a set of common objectives for parks and pathway development is laid out that is designed to integrate past park development with future park planning, acquisition, and growth. The fundamental goal from the Comprehensive Plan is reinforced with the policies in this document – providing amenities that promote the growth of high quality, move-up housing and high value jobs. Changing Park Proximity. The change from several smaller parks to fewer larger facilities reflects a number of factors, not the least of which is the extensive investment necessary to acquire and develop the Bertram Chain of Lakes. However, other prominent factors support this policy, including the following: • Park Variety. In larger facilities, the City is able to provide a broader range of amenities and elements, helping each park to appeal to a wider range of age groups and users. • Maintenance and Efficiencies. By focusing system growth on fewer, but larger, distinct facilities, the City’s maintenance costs can be reduced by minimizing travel time and other similar efficiencies. • Acquisition Timing. Park acquisition can be phased in over time when future park locations are sited to accommodate dedication by several development interests, rather than relying on each development to provide its own separate park location. • Pathway Development. Fewer, larger parks creates a greater reliance on effective pathway connections, a design preference strongly supported by respondents to the parks survey. Chapter 3 - Parks System Objectives Monticello Parks and Pathways System Plan Page 3-2 As such, the City’s park and pathway acquisition efforts will focus on supporting the development of a pathway system that provides access to primary pathway corridors less than one-half mile to most residences. Access to the primary system will be via a sub-system of sidewalks, some minor pathway development, and including some on-street pathway marking where low-volume roadways can safely support this design. As an implementation technique, the City may negotiate waivers from the sidewalk requirements (when appropriate) in exchange for pathway corridor dedications or other related improvements consistent with the parks system plans. As a final comment, although the Plan reorients the City toward more widely spaced, larger parks, proximity will still be a factor to consider as land develops. The provision of some smaller park locations may be considered appropriate where higher densities, limited access to pathway corridors, barriers to access, or other factors intervene. Thus, some small park development may still be seen as conditions warrant – the City will need to evaluate each growth area individually to ensure that park and pathway access continues to support high quality development. Seven Policies for Park Development. Reflecting these ideas, seven policies are identified as a part of this Plan that guide the City’s park and recreation planning and development. These policies are intended to serve as guiding concepts for the more specific decisions the City makes as it determines park dedication requirements for development, allocates resources for park development, and evaluates its ongoing provision of park facilities and programming for the foreseeable future. It is important to remember that policies are not strategies or plans. Strategies and Plans must be tested against these policies to evaluate their effectiveness and consistency with the goals laid out in the Comprehensive Plan. As such, the comments in this section can sometimes feel overly general standing by themselves. Of course, they do not stand alone – these statements are merely the underpinnings for the more specific development choices made by City officials as the Parks and Pathways system is developed. It is also true that there are likely to be different strategies the City may follow to realize these policies. Each decision will depend on available resources, the options presenting themselves at the time, and the nature of the community. Therefore, while specific plans and strategies may change over time – and almost certainly will – the policies stated below are more likely to remain constant. If the City finds itself disagreeing with the policies, it is past time for a update to the Plan. Accompanying each general policy below are additional explanatory statements that add depth and dimension to the policies. Chapter 3 - Parks System Objectives Monticello Parks and Pathways Plan Vision and Policy • Providing continuity and linkages between public parks, open spaces, residences, and businesses. o The City is expecting that the entirety of the community be interconnected through the park system and pathway plan. o The park and pathway system must continually be examined to ensure continuity as the community grows. o The pathways in the community serve as both transportation system and recreation system. ƒ Pathways must connect to desired destinations. ƒ Pathways must provide alternative routing options. ƒ Pathways must provide safe design alternatives for pedestrians and bicyclists. o Parks must be accessible by all types of transportation. • Improving and increasing views to, access to, and utilization of the Mississippi River. o The City will seek more and easier connections to areas where views of the river are available to the public. o Direct access to river use will be sought wherever public spaces permit, including those in use now, as well as those (such as existing, undeveloped right of way) that have been overlooked. o Extended frontage along the river will be protected wherever it may be available, while respecting the rights of private landowners. • Providing for facilities that will serve the community in both short and long terms. o The City expects to prioritize recreational needs of the community in concert with all providers of recreation users, facilities, and programs, including other recreation providers, such as the school district and private facilities. o Coordination among recreation providers will be critical to maximize efficiency and level of service. • Allowing reasonable flexibility on final pathway routes, park locations, and plan implementation strategies. o Options change over time, and plan implementation will require regular monitoring as new options present themselves. o This plan is specific in terms of policies, but conceptual in terms of design – design should change to reflect new alternatives that achieve the same objective. o Consideration of alternatives should begin with the specific policy and the most important components. Monticello Parks and Pathways System Plan Page 3-3 Chapter 3 - Parks System Objectives Monticello Parks and Pathways System Plan Page 3-4 • Providing a range of choices for system users. o The Plan is intended to serve all potential system users. o Advancement of healthier lifestyles implies the need to appeal to underserved users through convenience, innovation, or other methods that will increase use of the parks and pathways in Monticello. o The City will strive to provide superior recreational opportunities for all residents. • Utilizing the system to assist in preserving the natural and historic nature of the community. o In creating the system, priority will be on including areas that are found to be of significance to the community. o Preferences cite interest in natural open space experiences and improved pathway continuity, choice, and alternatives. o Expand the scope of the park and pathway system to include a wider variety of recreation experience. • Prioritizing the acquisition and development of Bertram Lakes Regional Park. o The unique opportunities provided by the Bertram Lakes facility will dominate Monticello’s park and pathway planning for the foreseeable future. o Focus on Bertram Lakes for many of the community park facilities that might have otherwise been originally planned throughout the community. o Identify and supplement community park facilities with opportunities for neighborhood park experiences. o Ensure extensive pathway connections to both Bertram Lakes and the community parks to mitigate for the lack of true neighborhood park proximity. o Adapt community park facilities over time to ensure a variety of park and recreation experiences for the users of the facilities as they evolve over time due to access, growth, and demographic change. Chapter 4 - Parks and Pathways System Plan Monticello Parks and Pathways System Plan Page 4-1 Parks and Pathways System Plan The Parks and Pathways System Plan sets forth the plans and strategies that guide specific actions of the City in ongoing operation, new acquisition, development and planning. The system plan builds on the existing conditions and system objectives by identifying gaps between current reality and vision, then going on to establish a set of physical plans for the long-range organization and development of Monticello’s recreation system. To this point, the following summary of findings, issues, and principles guide the creation of the Plan: ™ The investment in the Bertram Chain of Lakes park facility will dominate the community’s park acquisition and development for the foreseeable future. ™ This investment drives Monticello to look toward the creation of fewer new park facilities during the planning period. ™ The community has expressed a desire to continue parkland development but with a focus on specific aspects of recreation, including; ƒ More emphasis on pathway development, including continuity, increased options and loops, and connections to parks, business areas, and schools. ƒ Increased emphasis on water-oriented access and recreation, both natural and man-made, including Bertram Lakes, the Mississippi River, and other areas. ƒ Expanded opportunities for natural open space experiences. ƒ Support for Monticello Community Center facilities, expanding access, choice, and hours where possible. ™ The new facilities that are to be considered will be concentrated in fewer, larger park locations, especially Bertram Chain of Lakes, and a few new locations that maximize opportunity for natural open space. ™ Occasional smaller facilities may be developed when densities, barriers, or other conditions call for additional park locations to ensure adequate proximity and coverage. ™ Focus on increased athletic field development, particularly youth baseball and soccer. ™ Concentrate athletic fields in a few locations, particularly the opportunities at Bertram Lakes, to facilitate the attraction of tournament play, and to minimize common infrastructure such as maintenance needs, concession buildings, lights, and other similar elements. ") ") ")") ") ") ") ") ") ") ")")") ") ") ") ")")")")")") ") ") ") ") ") ") ") ") ") ")") ")") ") ") ") ")")")")")") ") ")")")")") ")") ") ") ") ") ") ") ") ") ")") ") ")")")")")") ")")")")")")")")")") ") ") ")") ") ") ") ") ") ") ") ")")")")")") ") ") ") ") ") ") ")")")")") ") ") ")")")") ") ") ") ") ") ") ") ")") ") ")")") ") ") ") ")")") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ")")")")")")") ") ") ")")")")")")")")") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ")")")") ") ") ")")") ") ") ") ") ") ") ") ") ") ") ") ")")")")") ")")")")")")")")")")")") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ") ")") ") ") ") ") ") ") ") ") ")")")")")")")")")")")")")")")")")") ") ") ")")")")")")") ")")")") ") ") ") ") ") ") ") ") ") ") ") " " " """ " " """"""" " " " " " " " " " " " " " """""" " " " " " " " " " """"" " """""""""" """"""""""""""""""""""""""""""""""""" """"""""" """" "" """""""""""""""""""" " """""" """""""""""""""""""""""""""""""""""""""""""""""""""""" """" " " " """""" """"""""" """""" """""" """ """"""""""""" ") ") ") ")")")")" """"""""""""" " " " " " " " " " " " " " " " " " " """""" Edmonson Community Park Search Area Pelican Lake Community Park Search Area Ditch 33 Community Park Search Area Bertram Chain of Lakes Regional Park Montissippi County Park Little Mountain, Monticello, and Eastview Schools Water Tower Park Monticello Middle School Pioneer Park (Lions Park) Pinewood East Elementary School River Mill Park Ellison Park Sunset Ponds ParkFreeway Fields Meadow Oaks Park City/Xcel Ballfields Par West Park Hunter's Crossing Groveland Park 4th St Park Featherstone Hillcrest Park West Bridge Park Cardinal Hills Park Balboul Park East Bridge Park Fallon Park Country Club Park Battle Creek Park Parkside Park Rolling Woods Park Front St Park Cardinal Hills Tot Lot Park Otter Creek Park Mississippi Drive (Swan Park) Silver Springs Golf Course Monticello Country Club Pelican Lake Gilchrist Cedar Lake Long LakeBertram Lake North Lake Unnamed Mud Lake Slough Paradise First Lake Staloch Pond Holkers Slough Park and Pathways PlanSystem Plan STATE HIGHWAY 25 NE FENNING AVE NE FALLON AVE CHELSEA RD EDMUNSON AVE SCHOOL BLVD 9 0 T H S T S E C H E L S E A R D W RIVER ST 7 T H ST E Community Center §¨¦94 COUNTY ROAD 18 State Highway 25 County Road 75 C O U N T Y R O A D 3 9 Sources: City of Monticello, Wright County, WSB, Northwest Associated Consultants, Inc. Map Date: July, 2011. County Road 39 NE Mississ ip pi R i v e r SHERBURNE COUNTY WRIGHT COUNTY 0 5,700 11,4002,850 Feet ¯ Potential Trail Routes ")")") ")")Primary Pathway Routes """ """Secondary Pathway Routes Community Park Search Areas Parks Golf Courses School Property City-Owned Property Bike Pathway Sidewalk Lakes CityBoundary Parcels Parksearcharea_buffer Annexation Area Planning Commission Agenda: 11/01/16 1 3A. Community Development Director’s Report. 1.Planning Commission Recommendations The City Council took the following action at its meeting on October 24th as related to items on the October agenda of the Planning Commission: •Consideration of a request for a Conditional Use Permits for cross parking and cross access and Financial Institution with Drive-through, Preliminary and Final Plat and Development Contract for Warnert Retail Second Addition for a Financial Institution in a B-3, Highway Business District. Applicant: Sherburne State Bank. City Council approved the land use applications unanimously. The Council also approved the drainage and utility easement vacation for the underlying parcels being replatted. New easements were established on the new plat. 2.Mills Fleet Farm The City Council also approved a PUD Adjustment for Mills Fleet Farm on October 24th, 2016. The request was made to facilitate balancing of excess soil material from the grading construction process over the existing Mills site. The PUD Adjustment made changes to the landscaping and grading plan to accommodate construction of a berm in the southwest corner of the Mills site. The Planning Commission may view the staff report and exhibits for the request here. PUD Adjustments may be approved by a simple majority of the City Council when in concert with the criteria outlined by the City’s zoning regulations for such requests. 3.EDA/Planning Commission Walking Tour Members of the EDA and Planning Commission attended a walking tour of the area included within the scope of the proposed downtown Small Area Study on October 12th, 2016. A copy of the summary is attached. A copy of the RFP for the study is available here. Proposal are due on November 4th,2016. Planning Commission is included as part of the planning process for the project. A. Attendees present: Jim Davidson, Bill Demeules, Brad Fyle, Charlotte Gabler, Tracy Hinz, Tom Perrault, Jeff O’Neill, Jim Thares, Jacob Thunander and Angela Schumann. B. Purpose and Intended Outcome Develop an understanding of impressions regarding the small area, including baseline information on land use. This will be provided to the consultant. C. General Discussion Summary  Existing Condition Observations o There is ample parking available o Like mix of materials, but would desire better cohesion in mix o Like the differentiation in color of crosswalks o Like the center medians with landscaping o Community Center is a draw along Walnut corridor o Noise not a barrier to uses o Cargill is anchor employer on edge of study area o Block 34 Municipal Wells stay in place; workaround required o River is the northern edge of the area yet river park is not well connected to downtown area;  Opportunities o Highway 25 Coalition traffic and circulation planning will need to be integrated with local planning – small area study will need to stay connected with Highway 25 study to be completed in 2017 o New community entrance sign at SW corner of 25/75 o Evaluate more focused zoning to encourage restaurant, specialty retail, hospitality, entertainment and recreation uses on west side of TH 25 from River to 3rd Street. o Prefer uses generating traffic and activity on ground floor in the above area; residential or office professional above. o Long-term, move surface parking to ramp to allow for additional development and make better use of land o New street light banners, theme to City brand Monticello Economic Development Authority & Planning Commission Walking Tour October 12th, 2016 SUMMARY o More angled parking on Cedar and Walnut o More areas for outdoor seating o More landscaping o Public art encouraged o Encourage rooftop seating and river viewsheds; connections to the river o Create opportunities to explore – less vehicle orientation and more pedestrian and bicycle orientation, inclusion of bicycle parking options o Create better river access and connectivity to City Community Center o Create food truck areas and licensing o Better wayfinding signage for downtown overall o Classic and timeless building design with varied rooflines and base notations o Downtown Hotel possibilities may still exist on Block 34  Trends o Mid-size box on “anchor block” is infeasible given market trends o Embracing Downtown evaluation of out-dated building dimensions and layouts in core is still valid  Constraints/Negatives o Lack of connection in pedestrian facilities throughout downtown o Sea of surface parking lots, o Although TH 25 is busy, was not viewed as a true barrier in terms of noise or ped crossings o Walkways along TH 25 are intimidating for pedestrians  Desired Land Uses o Office/professional uses facing Walnut from 4th south to 7th. o Focus on expanding civic core in Walnut area as opportunities arise – DMV, liquor, fire etc. o Redevelopment (versus revitalization) for Block 34 and 52, balance of Block 53 o Commercial uses on Block 34; mixed use feasible o Mixed use housing on balance of Block 53 PlanningCommissionAgenda:11/01/16 1 3B.Considerationof2017PlanningAreasofInterest.(AS) A.REFERENCEANDBACKGROUND AsthePlanningCommissioniswellaware,itsroleistoserveastheCityofMonticello’s designatedplanningagency.TheCommissionisanadvisoryboardtotheCityCouncilon mostlandusematters,andactsastheBoardofAdjustmentandAppeals.TheCommissionis responsibleforadvisingtheCouncilonmattersrelatingtothezoningordinanceand comprehensiveplan,andprovidesadvisoryrecommendationsrepresentingtheshortandlong termplanninginterestsoftheCity. Overthelastfewyears,thePlanningCommissionhasfocusedmuchofitseffortsonshorter- termplanningneeds,withtheagendafocusedonrespondingtolanduseapplications. Priortothattime,theCommissionwasalsoactiveinprovidingguidanceonthefollowing long-rangeplanningdocuments: 2008UpdateoftheComprehensivePlan 2008NaturalResourceInventory 2011Park&PathwayPlan(appendixtoComprehensivePlan) 2011TransportationPlan(appendixtoComprehensivePlan) 2012EmbracingDowntownPlan(appendixtoComprehensivePlan) Someoftheabovedocumentswillrequireupdatewithinthenext5-10yearsinrecognitionof thelandusechangeswhichhaveoccurredsincetheiradoption.TheCommunity Developmentstaffwillbringrequestsforreviewandrecommendationontheseastheneed fortheirupdatecomestothefore. TheCommunityDevelopmentstaffisseekingdirectionfromtheCommissionregardingits desiretoagaintakeamorepro-activeapproachinaddressingothertrendingissuesinlanduse planning.SomeissuestheCommissionmaywishtoreview,researchandaddressin upcomingagendas: •CapitalImprovementPlan–theCity’sguidetocapitalinvestmentwithinthecommunity. Bystatute,theplanningagencymayreviewthecapitalimprovementsandprepareareport onitsfindingsfortheCouncil.Giventhisopportunity,Citystaffwouldprovideanupdate tothePlanningCommissionforpreparationofanydesiredformalcommentorfindings. •HomeOccupations–ReviewthecurrentpermittingprocessandcategoriesforHome Occupations. •AdultUseOrdinance–Reviewandverificationoflandareaavailable. •Sustainability–Explorationofconceptssuchasdevelopmentofagreeninfrastructure plan,theCity’scurrentpracticeandpolicyforstormwatermanagement,nativeplanting ordinances(previouslydiscussed),etc. •SubdivisionOrdinance–completereviewandupdate. PlanningCommissionAgenda:11/01/16 2 •Othertopics–Researchanddiscussiononsuchareasase-cigarettes/vaporlounges,food trucks,landuseimpactsrelatedtodriverlessvehicles,housingforchanging demographics,completestreets,etc. PastCommissionshaveadoptedworkplanstohelpguidetheiractivity.Asampleofaprior workplanisattachedforreference. Inadditiontotheseconceptualtopics,CommunityDevelopmentwillalsobebringingforward variousdiscussionsandamendmentsrelatedtothezoningordinance.AstheCommissionis aware,thezoningordinanceactsasthecity’sprincipaltoolfortheregulationoflandusein accordancewiththeComprehensivePlan.ThePlanningCommissionworksextensivelywith thezoningordinanceandprovidedsignificantdirectiononthe2010re-codificationofthe zoningordinance. Intheday-to-dayapplicationoftheordinanceinlandusereviews,CommunityDevelopment staffhavefoundthattherearesectionsofcodewhichrequireormayrequireamendment.In somecases,thereisadistinctconflictamongsections,oralackofnecessarydefinitiontoa termorrequirement.Inthesecases,planningstaffmayinitiateanordinanceamendment directlyforhearingbytheCommission.Inothercases,theexistinglanguagerepresentsan areawhichmayneedreviewanddiscussionbytheCommission.Inthosecases,staffwill seekdirectiononthecurrentlanguageandtheCommissionshoulddirectstaffonwhetherto callforahearing.ItisfurtherrecognizedthatiftheFederalEmergencyManagementAgency adoptsthepreliminaryfloodhazarddeterminations,theCitywillalsoberequiredtoupdates itsFloodplainordinances. B.ALTERNATIVEACTIONS Atthistime,staffispresentingtheabovefordiscussionpurposes.Staffwelcomesdirection fromtheCommissionontopicsofinterestforupcomingagendasandthelargerplanning issuestheCommissionmaywishtoaddress. Asnoted,staffwillalsobebringingforwardordinanceprovisionsforconsiderationof amendmentonfutureagenda. 1 | P a g e The Monticello Planning Commission is established to advise the Mayor, Council and Community Development Department in matters concerning planning and land use matters; to review and make recommendations regarding the Monticello Comprehensive Plan, subdivision and zoning ordinances and other planning rules and regulations; to establish planning rules and regulations; and to conduct public hearings. 2012 Statement: The pace of review related to development proposals and applications has slowed, providing the Planning Commission with the opportunity to focus on long-term land use planning for the community. This opportunity has resulted in the adoption of an update to the Monticello Comprehensive Plan and the adoption of a comprehensive amendment to the Monticello Zoning Ordinance. For 2012, the Planning Commission will continue work on projects and recommendations which support accomplishment of the 2008 Comprehensive Plan's vision. Land Use Planning Comprehensive Plan  Review Chapter 2, Community Context to incorporate findings of the 2010 Census and American Community Survey results.  Direct the organization of a task force for discussion and recommendations on the Comp Plan Growth Projection.  Define a process for study and recommendations related to the “Interchange Planning Area”. (See also Transportation Planning below) Zoning Ordinance  Interim Ordinances o Monitor the impacts of the adopted Interim Ordinance for Temporary Signage and complete year-end analysis for the purpose of provide final Sign Ordinance amendment recommendations. In progress – review in February o Complete a joint Planning Commission and City Council workshop aimed at developing a full understanding of the practical application of the new PUD Ordinance, focusing on the collaborative components of the new code. – COMPLETE. Ordinance amendments to be presented in February as discussed. Monticello Planning Commission 2012 Goals & Objectives Workplan ________________________________________ 2 | P a g e o Complete a Planning Commission workshop aimed at understanding the practical application of the new Performance Zone Overlay on a hypothetical development scenario.  Complete DNR Overlay Amendments o Adopt an amendment to the Mississippi Wild & Scenic Overlay District that provides consistency with State regulations.  Status Update: DNR comments have been incorporated and have been sent back to the DNR for final approval.  Hearing set for February, 2012 o Adopt an amendment to the Shoreland Overlay District that provides consistency with State regulations and provides the Commission with ordinances for future lakeshore development.  Status Update: DNR comments have been incorporated and have been sent back to the DNR for final approval.  Hearing set for February, 2012 o Adopt an amendment to the Floodplain Overlay District that provides consistency with State regulations and provides the Commission with ordinances for future lakeshore development.  Status Update: FEMA Community meeting held in December, 2011 to review preliminary FIRM maps. Key staff attending National Incident Management training. Ordinance amendment to be drafted in late 2012.  Code Tracking o Continue to monitor issues resulting from the adoption of the comprehensive amendment of the Zoning Ordinance and propose amendments as necessary.  Subdivision Ordinance o As directed in the 2008 Comprehensive Plan, complete a review and amendment of the ordinance in partnership with Engineering Department. o Complete a review and updating of City Plans & Specifications for consistency with amended Subdivision Ordinance.  Adult Use Ordinance  Complete an annual review of the Adult Use Overlay District and ordinances. Embracing Downtown  Define a process for the amendment of the CCD and CCD-R Overlay provisions of Zoning Code consistent with Embracing Downtown Plan. o Status: Convene a workshop/task force 2nd PC meeting in February, 2012 to review Design Guidelines and set course for update. 3 | P a g e Parks & Trails Planning Park & Pathway Plan  Review park dedication ordinance for currency in dedication and fee-in-lieu requirements. Natural Resource Inventory  Determine needed action steps resulting from the NRI/A outside the scope of zoning ordinance amendments. o Examples: Conservation easements, restoration and management strategies (Mississippi riverbank) Transportation Planning  Define a process for study and recommendations related to the “Interchange Planning Area”.