Planning Commission Agenda 03-02-2016
AGENDA
REGULARMEETING-MONTICELLOPLANNINGCOMMISSION
Wednesday,March2nd,2016-6:00p.m.
MississippiRoom,MonticelloCommunityCenter
Commissioners: BradFyle,LindaBuchmann,SamMurdoff,JohnFalenschek,
MarcSimpson
CouncilLiaison: CharlotteGabler
Staff: AngelaSchumann,SteveGrittman(NAC),JohnRued
1. GeneralBusiness
A. CalltoOrder
B. Considerationofapprovingminutes
nd
a. RegularMeetingMinutes–February2 ,2016
C. CitizenComments
D. Considerationofaddingitemstotheagenda
2. PublicHearings
A. PublicHearing–ConsiderationofarequestforConditionalUsePermitintheB-4
(RegionalBusiness)ZoningDistrictforwirelesstelecommunicationsequipment
collocationasperChapter4.13,Sections(E-G)TelecommunicationTowersand
AntennasoftheMonticelloZoningOrdinance
Applicant:Kabat,Brent,BuellConsulting,Inc,\VerizonWireless
B. PublicHearing–ConsiderationofarequestforamendmenttotheOfficialZoning
MapforrezoningtoCCDResidentialOverlayDistrict(CCD-R)toaccommodate
multiplefamilyattachedhousing,includingresidentialusesonthegroundflooras
perChapter3.7(J)OverlayZoningDistrictsoftheMonticelloZoningCode
Applicant:MastersFifthAvenue,Inc.
3. RegularAgenda
A. ConsiderationtorecommendacceptanceoftheInterchangeLandUseStudy
B. ConsiderationoftheCommunityDevelopmentDirectorsReport
4. AddedItems
5. Adjournment
MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
nd
Tuesday, February 2 , 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center
Present: Brad Fyle, John Falenschek, Marc Simpson
Absent: Linda Buchmann, Sam Murdoff
Others: Angela Schumann, Steve Grittman (NAC) , John Rued, Charlotte Gabler
1. General Business
A. Call to Order
Brad Fyle called the meeting to order at 6:00 p.m.
B. Approve minutes
TH
MARC SIMPSON MOVED TO APPROVE THE JANUARY 5 , 201 6 SPECIAL
MEETING MINUTES. JOH N FALENSCHEK SECONDE D THE MOTION.
MOTION CARRIED 3 - 0.
TH
JOHN FALENSCHEK MOVE D TO APPROVE THE JAN UARY 5 , 2016
REGULAR MEETING MINU TES. MARC SIMPSON SECONDED THE
MOTION. MOTION CARRI ED 3 - 0.
C . Citizen Comments
None
D. Consideration of adding items to the agenda
None
2 Public Hearings
.
A Continued Public Hearing Consideration of a request for amendment to the
.
Monticello Zoning Ordinance, Chapter 5, Section 1 Use Table, Section 2
Use - Specific Standards, Section 3 Accessory Use Standards and Chapter 8,
Section 4 Definitions for amendments regulating Massage Therapy.
Applicant: City of Monticello
Angela Schumann summarized that the Planning Commission ha d continued the
January public hearing so that staff could to further research and develop a zoning
ordinance amendment specific to massage therapy use. S he pointed out that the City
Council is scheduled to consider a massage therapy use licensing ordinanc e at its
th
M onday, February 8 meeting and proposed that the commission take no action at
this time to allow staff an opportunity to analyze the outcome and impact of th e
decision .
Brad Fyle opened the continued public hearing. As there were no c omments, the
public hearing was closed.
Planning Commission Minutes: 2 /0 2 /16
JOHN FALENSCHEK MO VED TO RECOMMEND NO ACTION ON THIS
ITEM AT THIS TIME. MARC SIMPSON SECONDE D THE MOTION. MOTION
CARRIED 3 - 0.
B. Public Hearing Consideration of a request for amendment to Conditional Use
Permit for commercial lodging building addition in the B - 3 (Highway Business)
Zoning District as per Chapter 3.5(E) and Chapter 5.2(F)(8) of the Monticello
Zoning Ordinance and Co nsideration of a request for sideyard building setback
variance as per Chapter 3.5(E) of the Monticello Zoning Ordinance. Applicant:
Seifert, Joe/Miller Architects & Builders . Planning Case Number: 2016 - 005
Steve Grittman outlined considerations involv ed in the request for a Conditional
Use Permit (CUP) and Variance from s ideyard s etback to accommodate adding 21
rooms to the Best Western hotel located at 89 Chelsea Road.
Grittman pointed out that current zoning regulations require a CUP for commercial
lodging use in the B - 3 (Highway Business) District and for building height
exceed ing two - stor ies . He explained that t he proposed expansion would encroach
into the side yard setback from the public right - of - way (ROW) by a few feet at two
corners of the building on the eastern side of the property. He suggested that a
variance is r easonable due to unique site conditions in which there is a pathway
rather than a street within the ROW and the encroachment is minimal.
Brad Fyle opened the public hea ring. As there were no comments, the public
hearing was closed.
Decision 1. Variance from the side yard setback of 20 feet
MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC - 2016 - 002
APPROVING THE VARIAN CE FOR THE SUBJECT P ROPERTY TO ALLOW
ENCROACHMENT INTO THE 20 - FOOT SIDE YARD SETBA CK, BASED ON
FINDINGS STATED IN S AID RESOLUTION. JOHN FALENSCHEK
SECONDED THE MOTION. MOTION CARRIED 3 - 0.
Decision 2. Conditional Use Permit for a hotel building in the B - 3 Highway
Business District
JOHN FALENSCHEK MOTION TO ADOPT RESOLUTION NO. PC - 2016 - 2003
RECOMMENDING APPROVA L OF THE CONDITIONAL USE PERMIT FOR
HOTEL BUILDING EXPAN SION, BASED ON FINDI NGS STATED IN THE
RESOLUTION, AND THE CONDITIONS LISTED IN EXHIBIT Z OF THIS
REPORT. MARC SIMPSON SECONDE D THE MOTION. MOT ION CARRIED
3 - 0.
2
Planning Commission Minutes: 2 /0 2 /16
EXHIBIT Z
Variance, Conditional Use Permit,
SILVER FOX Lot - 3 Block - 1 (as platted)
1. The underground phone line be relocated to the utility/drainage
easement on the eastern part of the property.
2. Compliance with the conditions identified by the City Engineer .
C . Public Hearing - Consideration of a request for amendment to Conditional Use
Permit in the R - A (Residential Amenities) Zoning District for wireless telecomm
service antennae as per Chapter 4.13(G) Telecommunication Towers and Anten nas
of the Monticello Zoning Ordinance . Applicant: Richter, Kristine/Black & Veatch
Planning Case Number: 2016 - 006
Steve Grittman reported that the applicant, on behalf of AT&T, proposed to replace
antenna equipment on an existing tower on property located at Outlot A, Spirit Hills,
6111 Wildwood Way with newer technology to increase area capacity. He noted that the
City must accommodate such minor expansions and indicated that a Conditional Use
Permit (CUP) is required to co - locat e of anten na equipment on existing structures.
Grittman recommend ed approval of the C UP based on finding s that the proposal
meets the requirements of the ordinance, and that the proposal replac es existing
equipment with no visual or other impacts on surrounding pr operty.
Brad Fyle opened the public hearing. As there were no comments, the public
hearing was closed.
Decision 1: Resolution recommending approval of a n amended CUP for the
replacement of existing telecommunication antenna equipment
JOHN FALENSCHEK MOVED TO APPROVE RES OLUTION PC - 2016 - 004
RECOMMENDING APPROVA L OF THE CONDITIONAL USE PERMIT
PENDING THE STRUCTUR AND APPROVAL.
MARC SIMPSON SECONDE D THE MOTION. MOTION CARRIED 3 - 0.
3. Regular Agenda
A. Consideration of an update on the Monticello Comprehensive Plan
Angela Schumann explained that the purpose of the update is to ensure that the 2008
Monticello Comp rehensive Plan (Comp Plan) remains a relevant resource for land use
planning which will help guide development within t he community over time.
Schumann presented an analysis of each of the C ore A nnual R eview areas as specified
by the Comp Plan . She summarized d evelopment trends and projects from current year s
( including g rowth p rojections and land use trends ), amendments to the Comp Plan , and
current development issues and implications for the Comp Plan a nd r ecommended the
3
Planning Commission Minutes: 2 /0 2 /16
following actions :
C ontinue d monitor ing of residential housing trends and permitting for any
required action
Planning Commission involvement in the planning effor t resulting from a
proposed review of the downtown plan for possible amendment within 2 - 3 years
Continued monitoring of the solar issue and solar proposals in the Monticello
Orderly Annexation Area (MO AA)
Continued involvement and review of t ransportation initiatives as related to
Comp Plan goals and land use planning
Schumann pointed out that the Planning Commission would review existing lot
inventory within the next few months.
B.
Schumann noted that staff would schedule a joint Planning Commission and City
Council workshop related to permanent and temporary signage in late spring .
4 . Added Items
None
5. Adjourn
MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 7: 01 PM. JOHN
FALENSCHEK SECONDED THE MOTION. MOTION CARRIED 3 - 0.
Recorder: Kerry Burri __
Approved:
Attest: ____________________________________________
Angela Schumann, Community Development Director
4
PlanningCommissionAgenda–3/02/16
2A.PublicHearing-ConsiderationofarequestforaConditionalUsePermitforCo-
locationofaWirelessTelecommunicationServiceAntennaonaCityWatertower.
Applicant:VerizonWireless.
(NAC)
Property:
Legal:PartofLot1Block2,JeffersonCommons,Lying
NorthoftheSouth150.00FeetThereof
Address:NA-SchoolBlvd,Monticello
ThesiteisaCity-ownedlotthatcontainsawatertowerin
st
theJeffersonCommons1 AdditionPlat.
PlanningCaseNumber:
2016-003
A. REFERENCE&BACKGROUND
Request(s):
ConditionalUsePermittoconstructcellular
communicationdevicesonthetopoftheCity-ownedwater
tower.Theprojectwouldalsoincludeleasingofa33foot
by20footspaceforaprefabequipmentbuilding
surroundedbyachainlinkfence.
DeadlineforDecision:
March29th,2016
LandUseDesignation:
PlacestoShop
ZoningDesignation:
B-4RegionalBusinessDistrict
Thepurposeofthe“B-4”regionalbusinessdistrictisto
providefortheestablishmentofcommercialandservice
activitieswhichdrawfromandservecustomersfromthe
entirecommunityorregion
Theproposeduseisaconditionaluseinthedistrict.
CurrentSiteUse:
Thesiteiscurrentlyoccupiedbyawatertowerandchain
linkfence.
SurroundingLandUses:
North: B-4RegionalBusinessDistrict
East: B-4RegionalBusinessDistrict
PlanningCommissionAgenda–3/02/16
South: M-HManufacturedHomeParkDistrict
West: B-4RegionalBusinessDistrict
ProjectDescription:
Theapplicantproposestoconstructwirelessantennason
thetopoftheexistingwatertowerandleasespacefora
prefabequipmentbuildingontheproperty.Theground
equipmentbuildingwillbelocatedonthesouthwest
portionoftheproperty.Therewillbethreeantennaarrays
of4antennaeeachonthetopofthewatertower.
OrdinanceRequirements:
Perordinance,aConditionalUsePermitisrequiredforthe
newantennaequipment.
ANALYSIS
Theproposalistoinstallwirelessantennaequipmentonthetopofanexistingwater
tower.Theequipmentwillbeapproximately155feetofftheground.Theprojectalso
callsforaprefabbuildingonthesouthwestcorneroftheproperty.Thebuildingwill
housethewirelessantennaeequipment.Thebuildingwillbesurroundedbyaconcrete
padonthenorthandeastsides.Onthesouthsideofthebuilding,abituminousdriveway
willservicethebuildingandconnecttoanexistingcurb-cuttothesoutheastpartofthe
property.Theprefabbuildingwillbesurroundedbyachainlinkfence.
Theequipmentinsidetheprefabbuildingwillexitthebuildingneartherooflineofthe
buildingandtravelovertheexistingchainlinkfencewhichsurroundsthetower.The
equipmentwillthengoundergroundandenterthewatertowerfrombelowgrade.
Becausetheantennaarrayswillbemountedonanexistinghandrailonthetopofthe
tower,theCitywillrequirethatastructuralengineerverifythestructuralcapacityofthe
handrailasapartofitsbuildingreview.
CommonConditionalUseapplicationmaterialsincludethefollowing:
Parking.
Thereisnospecificparkingrequirement.
Landscaping.
Theapplicantisproposingtoplantfourtreesonthe
westernpropertyline.Thetreeswillmatchexistingtrees
tothesouthoftheprojectsite.Thecurrentplanincludes
twoadditionaltreestocontinuethevegetationbetweenthe
proposedlocationandtheFibernet“head-end”building.
PlanningCommissionAgenda–3/02/16
Theseshouldberemovedfromtheplanastheyarelocated
intheareaofagate.
Lighting
. Noadditionallightingisproposed.
Signage.
Nosignageisproposed.
BuildingDesign.
Theequipmentbuildingthatisproposedismadeoutof
exposedaggregateconcreteandisaprefabdesign.
AccessandCirculation.
Thepropertygetsitsaccessfromaprivatestreetthat
connectstoSchoolBlvd.Anexistingright-of-wayisin
placeforthisaccess.Noadditionaltrafficorimprovements
areanticipatedresultingfromthisapplication.
GradingandDrainage
. Nochangestogradeordrainageareproposed.Thecity
Engineerhasreviewedtheproposedplanandhasno
commentsatthistime.Additionalreviewwilloccurwith
buildingpermit.
Utilities.
Nocityutilitiesareimpactedbythiswork.
ConditionalUsePermitRequirements
ThezoningordinancerequiresaConditionalUsePermitforco-locationofwireless
antennaequipment.Theapplicantshavesubmittedtherequiredinformationandappearto
beincompliancewitheachoftherequiredregulationsofthecode.
ThecodeprovidesforaseriesofsubmissionrequirementstopermittheCitytoverify
compliancewithachievingthelocationobjectives.Theseincludethefollowing:
Signedlease
Projectdescriptionandjustification
ProofofInsurance
Legaldescriptionandsurvey
Radiofrequencycoverageanalysis
Siteplansforlandscapingandgrading
Architecturaldrawings
Decommissioningplan
Developmentagreementandfinancialsecurities
PlanningCommissionAgenda–3/02/16
Someoftheserequirementsareprimarilyrelevanttotheconstructionofanewtower.
However,theapplicanthassubmittedtheinformationapplicabletotheantenna
constructionandbuildingconstruction,includingthearchitecturaldesign,project
description,surveydata,andcoverageanalysisdata.
Asnoted,theimpactsareslight;theapplicantseekstoinstallequipmentonthetopofan
existingwatertowerandconstructanequipmentbuilding.Theproposedarrayswillbe
attachedtoanexistingfenceonthetopofthewatertowerandwillbefivefeetabovethe
topofthewatertower.Theequipmentwillnotprotrudebeyondtheedgeofthewater
tower.
Withregardtoscreening,theadditionalvegetationtoplantedonthewestwillprovide
screeningfromadjoiningproperty.Otherexistingvegetationtothesouthandeast
providescreeninginthosedirections.
Aswithalltelecommunicationsequipmentofthistype,theCityisrequiredtomake
reasonableaccommodationstoallowtheuse,basedontechnologyandserviceneedsof
theoperatorandthepublic.Moreover,theCitymustaccommodateconstructionofthis
typeofequipmentwhentheimpactisnotsubstantial,andthereisnoexpectationof
impactsonpublichealth,safety,andwelfare.Theproposedconstructionappearstobe
consistentwiththeserequirements.
B. ALTERNATIVEACTIONS
Decision1:ResolutionrecommendingapprovalofaCUPfortheconstructionof
telecommunicationantennaequipmentandequipmentbuilding.
1. MotiontoapproveResolutionPC-2016-005recommendingapprovalofthe
ConditionalUsePermitpendingthestructuralengineer’sreviewandapprovaland
onthoseconditionsidentifiedinExhibitZ.
2. MotiontodenyResolutionPC-2016-005recommendingConditionalUsePermit,
basedonfindingstobemadebythePlanningCommission.
Motiontotableactionontherequest,pendingadditionalinformationasidentified
3.
bythePlanningCommissionandstaffreport.
PlanningCommissionAgenda–3/02/16
C. STAFFRECOMMNDATION
StaffrecommendsapprovaloftheConditionalUsePermitpendingthestructural
engineer’sreviewandapproval,basedontheapplicationmaterialsprovided,andwith
findingsthattheproposalmeetstherequirementsoftheordinance,andthattheproposal
isconstructingequipmentwithnovisualorotherimpactsonsurroundingproperty.
Formalfindingsareincludedtheattachedresolutionandconditionsareincludedby
referenceinExhibitZ.
D. SUPPORTINGDATA
A. ResolutionPC-2016-005
B. ApplicantNarrative
C. ApplicationPlanPacket,including:
TitlePage
SitePlan
GradingPlan
EnlargedSitePlan
Detail
ElevationsandMountingDetail
BuildingElevationandFoundationPlan
Detail
Specifications
GroundingPlan
BuildingElevations
UtilityPlan
AntennaLayout
SpecificationsandDetails
SiteSurvey
Z. ConditionsofApproval
PlanningCommissionAgenda–3/02/16
ExhibitZ
ConditionsofApproval–ConditionalUsePermit
VerizonWireless–JeffersonCommonsWaterTower
1. StructuralengineerreviewofthesupportstructuresbytheCity.
2. ContinuedcoordinationwithFiberNetMonticellowithregardtoFiberNetuseand
equipmentontheWaterTower.
3. Removalfromtheplanofthe2proposedtreesalongthesouthfencelineinfrontof
theexistinggate.
4. ExecutionofaleasewiththeCityforthesiteasapprovedbytheCityCouncil.
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-005
ARESOLUTIONOFTHEPLANNINGCOMMISSIONOF
THECITYOFMONTICELLORECOMMENDINGAPPROVALOF
ACONDITIONALUSEPERMITAMENDMENTRELATINGTO
ALLOWTHEPLACEMENTOFTELECOMMUNICATIONSANTENNA
EQUIPMENTONANEXISTINGCITYWATERTOWER
WHEREAS,
theapplicanthasanexistingwirelessservicesantennaarrayonan
existingwatertowerinJeffersonCommons,legallydescribedasthatpartofLot1,Block2,
lyingnorthofthesouth150feetthereof;and
WHEREAS,
thesubjectpropertyiszonedB-4,RegionalBusiness,inwhichco-
locationofwirelesscommunicationsantennaeareallowedbyConditionalUsePermit;and
WHEREAS
,theproposedequipmentwillnotinterferewiththeCity’suseofthe
towerforFibernetantennaeorotheruses;and
WHEREAS,
theheightoftheequipmentabovegradewillminimizeanypotential
visualimpactofthereplacementequipment;and
WHEREAS,
nootherchangesareproposedtothesitethatwouldimpactlandusesin
thearea;and
WHEREAS,
theproposeddevelopmentamendmentisconsistentwiththegeneral
intentofthecommunicationsrequirementsofthezoningordinance;and
WHEREAS,
thePlanningCommissionheldapublichearingtoconsiderthematterat
nd
itsregularmeetingonMarch2 ,2016andtheapplicantandmembersofthepublicwere
providedtheopportunitytopresentinformationtothePlanningCommission;and
WHEREAS,
thePlanningCommissionhasconsideredallofthecommentsandthe
staffreport,whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,
thePlanningCommissionoftheCityofMonticellomakesthefollowing
FindingsofFactinrelationtotherecommendationofapproval:
1. TheproposedamendmentisconsistentwiththeintentoftheMonticello
ComprehensivePlan.
2. TheproposedamendmentwillmeettherequirementsoftheMonticelloZoning
Ordinance.
1
CITYOFMONTICELLO
WRIGHTCOUNTY,MINNNESOTA
PLANNINGCOMMISSION
RESOLUTIONNO.PC-2016-005
3. Theproposedamendmentwillnotcreateundueburdensonpublicsystems,including
streetsandutilities.
4. Theproposedamendmentwillnotcreatesubstantialimpacts,visualorotherwise,on
neighboringlanduses.
NOW,THEREFORE,BEITRESOLVED,
bythePlanningCommissionoftheCityof
Monticello,MinnesotathattheproposedConditionalUsePermitamendmentishereby
recommendedforapproval.
ADOPTED
this2nddayofMarch,2016,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
BradFyle,Chair
ATTEST:
______________________________
AngelaSchumann,CommunityDevelopmentDirector
2
January 27, 2016
VIA FEDERAL EXPRESS
City of Monticello
505 Walnut Street
Monticello, MN 55362
Re : Verizon Wireless – Application for Conditional Use Permit (Site Ref: MIN Hayward)
Proposed Wireless Telecommunications Equipment Collocation on City of Mont icello
Water Tower, 3692 School Boulevard, Monticello, MN 55362 (PID # R155 - 176 - 002010 )
To the Planning Commission and City Council of the City of Monticello:
Please accept the attached Zoning Narrative together with the enclosed Land Use Application, Condi tional Use
Permit Checklist, and telecommunications facility construction drawings and related, supplemental information
and documentation as the formal application for a Conditional Use Permit for a proposed Verizon wireless
communications facility in the City of Monticello, MN . The facility is to consist of wireless
telecommunications antennas affixed to the handrail on top of the above mentioned water tower, associated base
station com munications equipment on ground level, and other associated cabling a nd site improvements.
As required pursuant to the Conditional Use Permit requirements as detailed within the Zoning Ordinance of the
City of Monticello , th e following narrative serves to identify appropriate information pertaining to this
application, an d a lso addresses how the proposed telecommunications facility is consistent with the Code.
I , or another agent from Buell Consulting , will be in attendance on behalf of Verizon Wireless at the Planning
Commission meeting and subsequent City Council meeti ng during which this application will be considered. If
any reader of this application has questions, please do not hesitate to call me at (651) 361 - 8110. I look forward
to working with the City of Monticello to help improve Verizon Wireless service in t his area.
Sincerely,
Brent Kabat
Site Development Agent
Buell Consulting, Inc.
bkabat@buellconsulting.com
Enclosures
ZONING NARRATIVE
In general, the proposed Verizon W ireless telecommunications facility adheres to and is consistent with the City
of M onticello, Minnesota , Zoning Ordinance (referred to hereinafter as the “Ordinance”) . Specifically,
p ursuant to Chapter 4: Finishing Standards, S ection 4.13 “Telecommunication Towers and Antennas , ” the
proposed telecommunications tower facility satisfies a pplicable standards of the ordinance as follows:
Chapter 4, Section 4.13 – Telecommunication Towers and Antennas
Section (E) – Wireless Telecommunications Service Antennae and Antenna Support Structures :
(1) Wireless Telecommunications Service Antennae: The co ntemplated antenna collocation is proposed
to be installed on the existing water tower, which qualifies as an antenna support structure in
conformance with the Ordinance. The proposed collocation is an allowable conditional use.
(2) Wireless Telecommunicati ons Service Antennae Support Structures
(a) The proposed installation does not require the construction of a new freestanding antenna
support structure; sub - item (a) and its subdivisions therefore do not apply to this application.
(b) The proposed installation doe s not require the construction of a new freestanding antenna
support structure; sub - item (b) and its subdivisions therefore do not apply to this application.
Section (F) – General provisions for wireless telecommunications service antennae and antenna supp ort
structures
(1) The proposed installation does not require the construction of a new freestanding antenna support
structure; item (1) therefore does not apply to this application.
(2) The proposed installation does not require the construction of a new freestan ding antenna support
structure; item (2) therefore does not apply to this application.
(3) The proposed installation does not require the construction of a new freestanding antenna support
structure; item (3) and its sub - items therefore do not apply to this ap plication.
(4) Siting Provisions.
(a) The antennae proposed as a component of the contemplated wireless telecommunications
facility are planned for collocation on an existing structure (the water tower) in accordance
with this sub - item.
(b) No part of any proposed a ntenna, the existing water tower (the antenna support structure), or
any appurtenances that are accessory to the proposed facility will extend over a public right
of way or property line, and will not be sited within a public utility or drainage easement.
(c) The proposed installation does not include the construction of a new antenna support
structure, sub - item (c) therefore does not apply to this application.
(5) Setbacks
(a) The applicable rear - yard and side - yard setbacks in the underlying B - 4 Business District ar e
zero (0) feet and zero (0) feet, respectively. The proposed base station equipment shelter is
the component of the facility to which these setbacks would apply, and the base station
equipment shelter has been sited to greatly exceed the minimum setbacks required.
(b) The proposed installation does not include the construction of a new antenna support
structure, sub - item (b) therefore does not apply.
(c) The proposed installation does not include the construction of a new antenna support
structure, sub - item (c) therefore does not apply.
(6) Design and Construction
(a) Except for signage that is or may be required by any manufacturer or federal, state, or local
governmental or regulatory agency or authority for the purpose of identifying , warning or
informing of pertinent site information , no other advertising signage or other similar display
will be placed on the facility.
(b) The proposed facility will be constructed in such a way that adheres to the applicable City
and State Building Codes. All permits required for constr uction of the facility will be applied
for and obtained, as applicable, prior to construction of the facility.
(c) As applicable and required by the Ordinance, structure design, mounting and installation of
the antennae will comply with manufacturers’ specific ations and will be reviewed, approved,
and certified by a licensed professional engineer as necessary.
(d) The proposed facility will be grounded for protection against lightning strikes in accordance
with applicable provisions of State codes.
(e) Base station com munications equipment , as possible, will be housed within an enclosed,
prefabricated equi pment shelter that is shown in the enclosed “Rev B” construction drawings.
i. The accessory building, or equipment shelter, is a prefabricated concrete structure
with a n exposed aggregate exterior that blends in with the immediate surroundings.
Landscaping has been proposed for planting along the west side of the proposed
equipment shelter to increase the level of screening from property located to the west
of the facil ity, and additional arborvitae have been planned for planting to fill in a gap
identified by City Planning Staff in the existing row of arborvitae that parallels the
southernmost lot li ne of the water tower property.
ii. The proposed installation does not incl ude equipment that would require an enclosure
on the top of the water tower or a rooftop, sub - item (ii) therefore does not apply.
iii. Applicable transmitting, receiving, and switching equipment on ground level will be
housed within the proposed equipment shelt er, and landscaping will be included for
additional screening as described in item (6)(e)(i) above.
iv. N/A – Sub - item (iv) was approved by City of Monticello City Council to be removed
from the Ordinance as a consent - agenda approval at the regularly scheduled City
Council meeting on November 23, 2015.
(7) Lights and Attachments
(a) No lighting in addition to any lighting that may already be present on top of the existing
water tower will be added or rearranged to illuminate or indicate the presence of the antennas
un less required by a Federal or State regulatory authority.
(b) A LED light will be present on both the front and the rear of the equipment shelter. The
light s are used for security purposes, and the fixtures are designed to direct light downwards
to minimize a ny unnecessary light pollution or spillage. The lights are switched on an off
automatically by a photovoltaic sensor such that they are only lit during the nighttime hours.
(8) Site Landscaping
(a) The area within the secure fenced enclosure surrounding Verizon ’s equipment shelter will be
maintained by Verizon personnel to control dust, weeds, and drainage. The access driveway
is proposed to be constructed of asphalt or bituminous paving and will help to further control
dust and weeds.
(9) Non - Interference
(a) The plan ned antennas transmit signals that are in accordance with Verizon Wireless’s Federal
Communications Commission licensure. Because the operating frequencies are unique to
what Verizon’s licensure allows , the signals that are transmitted do not , under norma l
operating conditions, interfere with other elect ronic or communications devices .
Section (G) – Application process and submittal requirements for wireless telecommunications service
antenna support structures
(1) Submittal Requirements.
(a) Verizon Wireless, as the proposed Tenant , and the City of Monticello, as the proposed
Landlord , continue to work together as of the time of the preparation of this application to
finalize and approve the terms of the contemplated Water Tower Lease .
(b) The proposed project, as des cribed above and within the enclosed “Rev B” construction
drawings, includes the collocation of Verizon Wireless telecommunications antennas on top
of the City of Monticello’s School Boulevard water tower, base station equipment within an
enclosed equipmen t shelter on ground level near the south side of the water tower property,
and other associated cabling and related equipment. The need for a new wireless
telecommunications facility (or “Cell Site”) at this location is driven primarily by the need
provide additional capacity to the existing wireless network.
Much in the same way that a municipal water service system works, the greater the number
of users and the more demand those users place on the municipal water service system, the
lower the water pres sure becomes for each user, driving the need to add new water tower to
bring the water pressure back up to acceptable levels. This proposed cell site at the School
Boulevard water tower will add to the capacity and performance of the wireless network just
as a new water tower would add to the capacity and performance of the municipal water
service – without this proposed installation, the capacity of the network is strained, and as the
demand continues to grow, the more the individual user’s experience wil l deteriorate .
For more information on this subject, and to additional justify the need for this proposed cell
site, please see the enclosed “RF Coverage Study,” as well as the informative “Introduction
to Cellular Technology” document.
(c) Please see the en closed Certificate of Liability Insurance as proof of insurance.
(d) The legal description of the property on which the improvements are to be located is included
as the “Property Description” on the site survey that can be found within the enclosed “Rev
B” co nstruction drawings, and reads as follows:
That part of Lot 1, Block 2, Jefferson Commons First Addition, Wright County,
Minnesota, lying northerly of the southerly 150.00 feet thereof. Together with a permanent
easement for drainage and utility purposes over the northerly 6.00 feet of the southerly
150.00 feet of said Lot 1.
(e) Please see the site survey that can be found within the enclosed “Rev B” construction
drawings.
(f) Please see the enclosed “RF Coverage Study” for more information pertaining to this sub -
item. In this RF Coverage Study, two existing structures that were identified as possible
alternative antenna collocation options (a three story bank building approximately 0.35 miles
northeast of the water tower, and an existing monopole communicatio ns tower approximately
1.25 miles northeast of the water tower) are compared to the RF coverage attainable with the
proposed antenna installation on the City of Monticello’s School Boulevard water tower.
(g) A landscaping plan has been prepared and can be fo und within the enclosed “Rev B”
construction drawings that illustrates the proposed planting of arborvitae to provide screening
to the equipment shelter on ground level where necessary.
(h) Please refer to the site plans that can be found within the enclosed “ Rev B” construction
drawings that include topographic and elevational information pertaining to the proposed
site. The proposed installation will not require significant alteration of the existing grading
and drainage conditions of the water tower site an d , therefore, will have little to no impact on
the existing grading and drainage patterns of the site.
(i) Please see the enclosed “Rev B” construction drawings for architectural drawings of the
appurtenant structures planned for the site.
(j) As is currently def ined within Paragraph A of Section Two, “Use and Description of
Equipment” of the proposed Water Tower Lease between the City of Monticello and Verizon
Wireless, and u nl ess the language that is applicable to the Tenant’s (Verizon) removal of its
Tenant Fac ilities (“Tenant Facilities” are defined within the said section of the lease as
follows : “…communications facilities and uses incidental thereto, including, without
limitation, utility lines, transmission lines, electronic equipment, radio transmitting an d
receiving antennas, supporting equipment and structures thereto…” ) , Section Seven,
“Termination,” paragraph C will read as follows:
“Within sixty (60) days after termination or earlier expiration of this Agreement, Tenant
shall remove the Tenant Facilit ies at Tenant’s cost and Expense.”
In accordance with paragraph C of Section Seven of the Lease as it is defined above , Verizon
would be responsible to remove the Tenant Facilities accordingly (or to “decommission the
site”) and the estimated cost to do so is fifty thousand dollars ($50,000.00). The items
contemplated to arrive at this cost estimate to decommission Verizon’s proposed facility are
as follows: remove antennas; remove feedline, hangers (including those that are welded),
mounts, and touch up p aint; remove equipment shelter; remove power and fiber; restore
ground [to condition similar to what existed prior to the construction of Verizon’s proposed
facility] , and to cover the cost, if required, to involve an engineering firm that would or may
be required to review the removal said decommissioning.
(k) A s required by the Ordinance , a security in an amount that is equivalent to the estimated cost
to remove the Tenant Facilities from the Landlord’s water tower and property will be
established after the C onditional Use Permit for the proposed wireless telecommunications
facility has been approved.
(l) Terms and items of the development agreement referenced in this sub - item of the Ordinance
are addressed within the proposed draft of the Water Tower Lease to whi ch the City of
Monticello and Verizon Wireless will be party to. This lease agreement, its accompanying
exhibits, and the Rev B construction drawings that were provided with Conditional Use
Permit application describe and illustrate the improvements, remo val requirements in
general, and the responsibilities of each party to the proposed Water Tower Lease, financial
or otherwise. In addition to the required execution of this proposed Lease by both the City of
Monticello and Verizon Wireless, and as establi shed by the Ordinance, this facility shall not
be constructed until after the Conditional Use Permit being sought for the project has bee n
approved and its reasonable terms or conditions have been defined and established.
(m) In accordance with the Ordinance, s hould the Community Development Director and/or City
Council specify, determine, or require that any information in addition to what has been
provided in accompaniment to this Conditional Use Permit application, said additional
information shall be provid ed.
PlanningCommissionAgenda–3/02/16
2B.
PublicHearing–ConsiderationofarequestforamendmenttotheOfficialZoningMapfor
rezoningtoCCDResidentialOverlayDistrict(CCD-R)toaccommodatemultiplefamily
attachedhousing,includingresidentialusesonthegroundfloorasperChapter3.7(J)Overlay
(NAC)
ZoningDistrictsoftheMonticelloZoningCode.Applicant:MastersFifthAvenue,Inc.
Property:
PlanningCaseNumber:
2016-008
A. REFERENCE&BACKGROUND
Request(s):
ConsiderationofarezoningaddingtheCCDResidential
OverlayDistrictthatwouldaccommodatethedevelopment
ofa23-unitmultiplefamilyresidentialbuildinginthe
CCD,includingground-floorresidentialunits.
DeadlineforDecision:
April1,2016
LandUseDesignation:
PlacestoWork(ComprehensivePlan)
Shopping(EmbracingDowntownMonticelloPlan)
ZoningDesignation:
CCD–CentralCommunityDistrict,F-1-West25
ShoppingSub-District
Thepurposeofthe“CCD”,CentralCommunityDistrict,is
toprovideforawidevarietyoflanduses,transportation
options,andpublicactivitiesinthedowntownMonticello
area,andparticularlytoimplementthegoals,objectives,
andspecificdirectivesoftheComprehensivePlan,andin
particular,theEmbracingDowntownMonticelloreportand
itsDesignGuidelinesuses.
CurrentSiteUse:
Vacant
SurroundingLandUses:
North: MixedUse–Commercial,upperfloorresidential
East: CommercialOffice
South: Parking,CommercialRetail
West: Residential,Low-MidDensity
1
PlanningCommissionAgenda–3/02/16
Analysis
ProjectDescription.
Theapplicantinitiallyrequestedarezoningonthesubjectparcelto
addtheCCDResidentialOverlayDistricttoallowthepotentialforaresidential-only
project,includingground-floorresidentialunits.However,becausetheproposeddensity
exceedstheallowancesunderboththeCCDResidentialOverlayandbaseCCDzoning,
theapplicantisproceedingwithaPUDreviewtoensurethattheCitywillsupportthe
proposeddensitypriortoundertakingfurtherplandevelopment.Analysisofthat
applicationisdescribedinthecompanionreporttothisitem.
Theapplicant’sproposalisintendedtoaccommodatetheconstructionofamultiple
rd
familyresidentialprojectonvacantpropertyatthenortheastcornerof3 Streetand
LocustStreet.ThepropertyisintheCCD,andisshownontheCity’splanning
documentsasguidedforcommercialuses.
InmuchoftheCCD,residentialusesareallowedonupperfloors,withtheexpectation
thatmostofthegroundfloorareawillbereservedforcommercial(primarilyretailsales
orservice).Onthesiteundercurrentzoning,groundfloorresidentialisnotallowed,with
theexpectationintheEmbracingMonticelloplanbeingthatthe2-blockareabetween
LocustandHighway25wouldredevelopwithanchorretailshoppingdevelopment.
Thislanduseprojectiondoesnotappeartobetakingplace,andamoretraditionalmixed-
usepatternhascontinued.Acknowledgingthatsomeareasofthedowntownwouldbe
appropriateforresidentialonthegroundfloor,theCityadoptedanoverlayzoningdistrict
thatcouldbeappliedtospecificlocationsonacase-by-casebasis.
TheapplicantsoughttheCCDResidentialOverlayzoningtoaccommodatetheground-
floorresidentialuse.Inreviewingtherezoningrequest,itbecameapparentthattheCCD,
includingtheresidentialoverlay,wouldrestrictdensitytoalimitthatmadetheproposed
projectinfeasible.IftheparallelPUDrequestispursuedandeventuallyapproved,the
sitewouldberezonedtoPUD,andtheoverlaydistrictrequestwouldbeabandoned.
Forcomparisonpurposes,thevariousmultiplefamilyregulationsaccommodatethe
followingunitcountsanddensityonthethree-quarteracresiteinquestion:
ZoningDistrict Density UnitCount
CCDBaseZoning 14–18unitsperacre 11–14units
CCDResidentialOverlayCCDBase,plusoneunitper9,000 17units,max
squarefeetoflotareaforgroundfloor
R-4(HighDensity) 19units
25unitsperacre
Multi-FamilyResidence
2
PlanningCommissionAgenda–3/02/16
Asnoted,theapplicantisseekingabuildingof23unitsonapproximately.76acres.
Thesitemeetsmostofthezoningstandardsthatwouldapplytothedevelopment,with
theprimaryexceptionofthedensity.
Staffhasnotedbelowsomeofthesiteplanningandarchitecturalitemsthatwould
typicallybeencouragedasapartofthisproject.Becausetheinitialrezoningapplication
doesnotentailasiteplanreview,theitemsnotedbelowareforthepurposesof
examiningthesuitabilityoftheproposedbuildingonthissite.Amoreextensiveplan
reviewwouldbeundertakenwiththesubmissionofmorecompletedocuments.
Apartfromtheunitcount,thereareahandfulofpreliminarysiteplanningcommentsthat
staffwouldmake.Fortherecord,thoseare:
rd
1. IncludetheCity’spatternedpavementdesigninthesidewalksalongboth3
StreetandLocust,similartotheon-streetparkingareasalongWalnut.
2. ExtendpedestrianaccesssidewalktoWalnuttoconnecttheresidentialtothe
commercialcore.
rd
3. Extendtheon-streetangledparkingon3 Streetfarthereast(2-3morespaces?)
4. AddstreetlightingtocoordinatewithWalnutStreettheme.
5. ConsideradjustinggaragebuildingsalongDanOlsen’spropertytotheeastback
fromtheexistingcurbby2feetorso.
6. Ensurethatgaragebuildingsareattractiveamenitiestothesite–variedrooflines
andenhancedmaterials–thecoderequirementforresidentialintheCCDsaysall
wallsupto12feetaretobebrick,stone,orglass.Garagewallsshouldnotbe
designedasablankflatwall.
7. EnsurethatsiteisseparatedfromLandmarkIbycurbandlandscapedarea.
8. Potentiallyotherelementsbasedonfinaldesign.
Thedensityissueisasfollows:Thebasedensityinthecodeis14unitsperacre.This
canbeextendedto18unitsperacrebasedonsiteandbuildingplanconsiderations.The
groundfloorallowancepermitsoneunitper9,000squarefeet.Addingtheunitcounts
togetherwouldaccommodateup17-18unitsonthisthree-quarteracrelot.
Iftheprojectisredesignedtothisunitcount,theCCDResidentialOverlayzoningwould
beappropriate,andaConditionalUsePermitwouldbeprocessedwiththeCCD
ResidentialOverlayrezoning.ThePlanningCommissionandCityCouncilwouldreview
asubsequentConditionalUsePermitapplication,whichincludesallofthebuilding,site,
andcivilengineeringdetail.
3
PlanningCommissionAgenda–3/02/16
B. ALTERNATIVEACTIONS
Decision1.RezoningtoaddtheCCDResidentialOverlayDistricttothesubject
property.
1. MotiontorecommendtotheCityCounciladoptionofanordinancerezoningthe
subjectpropertybyaddingtheCCDResidentialOverlayDistrict.
2. MotiontorecommendtotheCityCouncilthedenialofanordinancerezoningthe
subjectpropertybyaddingtheCCDResidentialOverlayDistrict.
3. MotiontotableactionontheRezoning,pendingadditionalinformation.
C. STAFFRECOMMNDATION
Staffrecommendstablingactionontherezoningatthistime.Asnoted,theapplicantis
pursuingthePUDprocesstoallowagreaterdensitythanthebasezoningwould
accommodate.IfthePUDrequestproceeds,itisunlikelythattheoverlaydistrictwould
bepursuedfurther.
D. SUPPORTINGDATA
A. AerialParcelImage
B. ApplicantNarrative
C. ApplicantConceptProposalPlans
4
PlanningCommissionAgenda:03/02/16
3A.ConsiderationtoreviewthedraftNorthwestMonticelloInterchangeLandUseStudy.
(NAC/AS)
A. REFERENCE&BACKGROUND
ThePlanningCommissionisaskedtoreviewprovidecommentonthedraftlandusestudyfor
theareacurrentlydesignated“interchangeplanningarea”withintheCity’sadopted
ComprehensivePlan.
AsPlanningCommissionmayrecall,thelanduseanalysisofthe“interchangeplanningarea”
isdrivenbytheCityCouncil’sdirectiontocompleteanoverallanalysisofinterchange
potentialintheNorthwestMonticelloarea.TheCity’sengineeringfirm,WSB&Associates,
receivedCouncilapprovaltocompleteaninterchangestudy,whichwillultimatelyyield
informationonwhereawesterninterchange(orinterchanges)willbelocated.Aconceptual
understandingoflanduseintheareaisrequiredtocompletetheinterchangesitinganalysis
andtoMnDOTandFederalHighwayAdministration’sreviewoftheinterchangelocations.
Inshort,landuseconceptsareneededtosupportdevelopingtheprimealternativefor
interchangelocation.
NAChasthereforepreparedananalysisofconceptuallanduseforthe“interchangeplanning
area”inNorthwestMonticello.Theanalysisincludesfouralternativeinterchangescenarios.
Atthistime,anamendmenttotheComprehensivePlanisnotpartofthescopeofthis
analysis.Rather,thestudyillustrateslandusealternativesforthepurposeofanalyzing
interchangelocations.Atthetimeaninterchangelocationisidentified,thestudyand
conceptswouldserveasthebasisforfuturecomprehensiveplanamendmentstoboththe
LandUseandTransportationsectionsoftheplanwhennecessary.
B. ALTERNATIVEACTIONS
1. MotiontodirectincorporationofadditionalPlanningCommissioncommentsasstated.
C. STAFFRECOMMNDATION
SubjecttoanycommentsoftheCommission,thenextstepwillbeacceptanceofthestudyfor
incorporationintothelargerinterchangereport.Thelandusestudyprovidesaconceptual
understandingoflandusepatternsresultingfromeachinterchangescenario.Commentsof
theIEDCwillalsoberequestedforpresentationtotheCommissionandCouncil.
D. SUPPORTINGDATA
A.DraftNorthwestMonticelloInterchangeLandUseStudy
1
PlanningCommissionAgenda:03/02/16
3B.CommunityDevelopmentDirector’sReport
PlanningCommissionRecommendations
nd
TheCityCounciltookthefollowingactiononFebruary22 asrelatedtoitemsonthe
FebruaryagendaofthePlanningCommission:
ConsiderationofarequestforamendmenttotheMonticelloZoningOrdinance,Chapter5,
Section1–UseTable,Section2–Use-SpecificStandards,Section3–AccessoryUse
StandardsandChapter8,Section4–DefinitionsforamendmentsregulatingMassage
Therapy
Applicant:CityofMonticello
Councilaction:CounciladoptedaCityCodeestablishingTherapeuticMassage
EnterpriseandMassageTherapistLicenses.
ConsiderationofarequestforamendmenttoConditionalUsePermitforcommercial
lodgingbuildingadditionintheB-3(HighwayBusiness)ZoningDistrictasperChapter
3.5(E)andChapter5.2(F)(8)oftheMonticelloZoningOrdinanceandConsiderationofa
requestforsideyardbuildingsetbackvarianceasperChapter3.5(E)oftheMonticello
ZoningOrdinance
Applicant: Seifert,Joe/MillerArchitects&Builders
ConsiderationofarequestforamendmenttoConditionalUsePermitintheR-A
(ResidentialAmenities)ZoningDistrictforwirelesstelecommserviceantennaeasper
Chapter4.13(G)TelecommunicationTowersandAntennasoftheMonticelloZoning
Ordinance
Applicant:Richter,Kristine/Black&Veatch
Councilaction:Approvedunanimouslyonconsentagenda.
1