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
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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
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(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
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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.
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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.
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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.
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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
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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.
Pathways must connect to desired destinations.
Pathways must provide alternative routing options.
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;
More emphasis on pathway development, including continuity, increased options
and loops, and connections to parks, business areas, and schools.
Increased emphasis on water-oriented access and recreation, both natural and
man-made, including Bertram Lakes, the Mississippi River, and other areas.
Expanded opportunities for natural open space experiences.
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.
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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
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r
SHERBURNE COUNTY
WRIGHT COUNTY 0 5,700 11,4002,850
Feet
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Potential Trail Routes
")")")
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"""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”.