Planning Commission Agenda 05-07-2002
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AGENDA
REGULAR MEETING - MONTICI,:LLO PLANNING COMMISSION
Tuesday - May 7, 2002
7:00 P.M.
Members:
Dick Frie, Robbie Smith. Roy Popilck, Richard Carlson, Rod Dragsten
Council Liaison:
Clint Herbst
Staff:
Jeff (YNeill. Fred Patch, John Glomski and Steve Grittman
I. Call to order.
2. Approval of the minutes of the regular Planning Commission meeting held April 2, 2002.
3. Consideration of adding items to the agenda.
4. Citizens comments.
5.
Public I Jcaring ~ Consideration of concept stage planned unit development allowing a single
family residential development in the R-~ zoning district. Applicant: Central Minnesota
Housing Partnership and the City of Monticello
6. Public Ilearing - Consideration of development stage planned unit development and approval
of preliminary plat. Applicant: I lans I lagen Homes
7. Public Ilearing - Consideration of a request for a conditional use pennit allowing a convenience
food store in the Central Community District. Applicant: Dennis An:herlDomino.s Pizza
8. Public I Jcaring - Consideration of a request fix a conditional use permit for concept stag~
planned unit development allowing a residential development. Applicant: l3ruggeman Homes
9. Public llearing - Consideration of a request for a zoning map amendment re-zoning from
Agriculture - Open Space to Residential; Consideration of a request for concept and
development stage planned unit development allowing single family residential hon1es and
Consideration of a preliminary plat fi)r the Fields of l-lillside Hurst.
Applicant: John Arkell/Carriagc Homes
10.
Consideration of a simple subdivision request and Public Hearing on consideration of a request
fl1r a conditional use permit allowing residential uses on the first 1100r of a structure in the
Central Community District. Applicant: Gary Nesseth
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]1.
Public llearing - Consideration of ordinance iunendments clarifying singlel~lmily zoning
standards based on rccent district standard adoption. Applicant: City of Monticello
] 2. Public Hearing - Consideration of a request for an amendment to the zoning map to re-zone
Groveland ]rd Addition 1[om Agriculturc - Open Space to Single Family Residential. Applicant:
Oce11o. LLC
13. Public Hearing - Consideration of amendments to thc comprehensive plan land use guide plan.
Applicant: City of Monticello.
14. Public llearing: Consideration of an amendment to the Subdivision Ordinance pertaining to
reccnt amendments to the Residential Development Standards. Applicant: City of Montice11o.
15. Consideration of applications for vacated Planning Commission mcmber seat.
16. Adjourn
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MINUTES
REClJLAI{ MEETING - MONTICELLO PLANNING COMMISSION
Tuesday - April 2, 2002
7:00 P.M.
Member's Present:
Dick Frie. Robbie Smith, Roy Popilck, Richard Carlson, Rod Dragsten
and Council Liaison Clint Herbst
StaiT Present:
JeffO'NeilJ, Fred Patch, John Glomski and Steve Grittman
1. Call to order.
Chair hie called the meeting to order at 7 PM.
2. ^ -- roval of minutes of the s -- ecial meetin)" held March I L 2002. the minutes of the
re Tular meetin T held March 12 2002 and the minutes of the s eeial meetin J held March
25, 2002.
A MOTION WAS MADE BY ROY POPILEK TO APPROVE THE MINUTES OF THE
SPECIAL PLANNING COMMISSION MEETING HELD MARCH I L 2002. ROD
DRAGSTEN SECONDED THE MOTION. MOTION CARRIJ-':D UNANIMOUSL Y.
A MOTION WAS MADE BY RICHARD CARLSON TO APPROVE TIlE MINUTES
OF TIlE REGULAR PLANNING COMMISSION MEETING IIELD MARCH 12,2002.
ROBBIE SMITH SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSL Y.
A MOTION WAS MADE BY ROY POPILEK TO APPROVE THE MINUTES OF THE
SPECIAL PLANNING COMMISSION MEETING HELD MARCH 25, 2002. ROD
DRAGSTEN SECONDED THE MOTION. MOTION CARRIED UNANIMOUSL Y.
3. Consideration of adding items to the agenda.
Rod Dragsten asked fl.)r an update on the status of the MOAA hoard. This was placed as
Item 10 on the agenda.
Chair Frie asked Fred Patch the procedure fl.)r payment of building permits. Patch
advised that once issued by the Building Departrnent, the applicant is contacted with the
amount of the permit and it is paid 1()f when the applicant picks it up.
4. Citizens comments. There were no citizcn comments.
2.
Public l-learin ) - Consideration of as ecial home occu xition ermit allowinJ a salon in
the R-2 rcsidential district. Applicant: David GassIer.
Planning Commission Minutes - 04/02/02
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John Glomski presented the staff report stating that Mr. Gassier, 6117 Mill Run Road, has
requested a special home occupation permit allowing a homc salon operation in a
residential ncighborhood. The salon will have one stylist and will operate during the day,
approxilnately 20 hours pCI' wcek. Users of the salon will enter the residence via the front
door or the walkout entrance in hack. There will he limited retail of products not
availahle to the general public. Inventory will he stored in a pantry or closet in the salon
room. Walls will be constructed in the unfinished basement to enclose the new salon
room.
The purpose of going through the special home occupation process is to evaluate how the
occupation is conducted, making sure it does not jeopardize the health, safety, and
general welfare of the surrounding neighborhood. This particular neighborhood consists
of attached two flunily dwellings in a R-2 district.
Staff believes the applicant meets all provisions and requirements of the code with the
f()llowing suggestions made as possible conditions of the permit:
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Customer parking: The ordinance states that no home occupation shall be
permitted which results in or generates more traffic than one (I) car for off-street
parking at any given point in time. A method of controlling this is through
appointment only service.
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· Signage: The applicant circled no for signage. Being as this is in a neighborhood
of attached two family dwellings, it might be beneficial to have an identification
sign (identifying the name of the resident) so customers aren't going to the wrong
residence.
· Hours of operation: Staff would like to see a condition limiting the hours of
operation to normal business hours, i.e., Monday - Friday 8 - 5, Weekends 8 - 2.
Glomski added that the resident at 6123 Mill Run Road, which is next door to the
applicant provided a list of concerns, one being that clients should be made to park in the
applicant's driveway rather than on the street in front of other homes or in front of
mailboxes. Glomski agreed that this should be placed as a condition on the permit.
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Chair Frie opened the public hearing. Hearing no response, the puhlic hearing was
closed. Roy Popilek asked if there was a way to control parking and O'Neill stated it is
difficult to ent()fce parking conditions and they must rcly on the operator to follow the
conditions. O'Neill did state however that the Planning Commission could add the
condition that this permit is looked at again in one year and if the conditions are not being
followed, the permit could he revoked. Chair Frie stated he didn't believe that parking
would he an issue since the salon is by appointment only and this is a one chair salon.
Popilck added that generally he did not feel it would be a problem either hut that a
Plann i ng COl1llll i ss ion Minutes - 04/02/02
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neighbor did bring up the concern. Rod Dragsten stated therc could possibly be an
overlap of appointments causing two cars to be parked at the salon at the sallle time, but
that this would bc forjust a short period of time, and doesn't see this as a problem. Chair
Frie asked the applicant ifhe was aware ofthc conditions and he stated that he was. Frie
asked Patch if there were any issues with access through the walkout level or any fire
safety issues. Patch stated that there may be a problem with the State in regard to
handicap accessibility but that this is an allowable occupation in the residential district.
Dragsten also stated that he would like the condition added that this be a one chair only
salon. Frie asked applicant about the hours of operation and the applicant provided a
schedule with four hour intervals, which fell between the times specified in the staff
report. 'The applicant did ask that they be allowed to change the hours in the future if
there was a need. Frie advised that could be done through city statf.
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Robbie Smith questioned stalr on how they would know that this remains a one chair
salon and O'Neill stated that this would be determined by the number of cars parking at
the residence, as well as stating that neighbors would contact city staff if this occurred as
this was a concern to them. O'Neill added that the Planning Commission has the
opportunity to review at any time. Smith asked the applicant about driveway separation
and he stated that there is approximately 5 feet between driveways and they are clearly
marked. Smith was still concerned with the possibility of increased traffic and if the
Planning Commission did not review until one year later that would be too long. It was
stated that the rcview process is in one year but that did not mean that staff couldn't
address at any time any issues that may arise. Smith asked O'Neill how likely it is that a
permit is revoked if applicants are in violation and he stated it could happen but he
doesn't forcsee that occurring. Smith then questioned the applicant what they would do if
their business grew and the applicant stated that there is already a certain clientele from a
previous salon and they have no intent of adding morc hours, etc.
It was questioned what type of signage was allowed and O'Neill stated that any signage
would be name only, not salon signage, and this is required for identification purposes
only. Patch statcd this could be placed ncar the house or to place something minor near
the mailbox. Smith added that since the applicant knows the clients already, thc applicant
could ask them to park in their driveway only.
^ MOTION WAS MADE BY ROY POPILEK TO APPROVE TIlE SPECIAL IIOME
OCCUPAT'ION PERMIT BASED ON 'I'I-IE FINDING THAT THE BUSINESS IS
CONSISTENT WITH THE CHARACTER 01: THE NEIGI IBORHOOD AND THE
BUSINESS WILL NOT RESULT IN DEPRECIA nON OF THE ADJACENT
PROPERTIES, WITH THE FOLLOWING CONDITIONS:
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The business is operated in an appointment only manner to limit the
number of vehicles parkcd at the residence at the same time. Parking to be
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Planning Commission Minutes - 04/02/02
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in resident's driveway only.
T'he applicant provides proper signage (identifying the name of the
resident).
The hours of operation are limited to normal business hour sueh as
weekdays 8 - 5, Weekends 8 - 2.
Annual review by city staff.
This to be a single chair operation only.
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5.
ROD DRAGSTEN SECONDED THE MOTION. THERE WAS FURTHER
DISCUSSION BY RICHARD CARI,SON STATING TI IE ADDITION OF TilE
CONDITION THAT PARKING BE IN THE RESIDENTS DRIVEWA Y ONL y. ROY
POPILEK AMENDED TilE MOTION AS STATED. MOTION CARRIED
UNANIMOlJSI,Y.
6.
Public Hearing: Consideration of a reLluest for a conditional use permit for development
stage planned unit developlnent and preliminary plat approval allowing commercial
condominiums in the I-I A zonin!2: district. Applicant: Allied Properties & Mana!2:ement,
LLC.
Steve Grittman, City Planner, provided the staff report. Allied Properties has forwarded
plans for a three phase of1ice~warehouse project on property along Seventh Street cast of
the FSI building. l'he project would consist of two buildings, with the larger ol'the two
divided into two separate phases. The concept plan was reviewed previously.
Grittman sated that Landscape, Grading/Drainage, and Ruilding plans have been
submitted as required. l'he access points to Seventh Street are aligned with Wright and
Ramsey Streets to the north as requested, as well as an additional access drive in the
northeastcrn corner. The landscape plan was revised to include additional trees and the
site appears to have adequate parking for the proposed buildings. Grittman stated that
trash handling equipment should be stored within buildings and asked that the applicant
identify how this will be handled and where it will be located.
Grittman stated site lighting should be subject to Building Official approval and a
photometric plan should be generated and submitted to the City for this review. Signage
illustrated is in conformance with City requirements. Fred Patch had added that the
overhead doors f~lcing the site perimeter should be in a color and quality that would match
and compliment the predominant color of the extcrior facade.
Chair Frie opened the public hearing and hearing no response, the public hearing was
closed. Grady Kinghorn, Kinghorn Company, stated that trash would be handled in
enclosed areas, hidden from public. Smaller units may have to store trash inside the
buildings, and larger would be inside the condominium truck parking area, nothing
outside of that area. Popilek asked ifthere was enough room fl1r garbage pickup and it
Planning Commission Minutes - 04/02/02
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was noted that there was sufficient area.
A MOTION WAS MADE BY ROD DRAGSTEN "1'0 RECOMMEND APPROVAL OF
'1'1 IE PLANNED UNIT DEVELOPMENT AS SUBMITTED, SUBJECT TO fINAL
REVIEW CONSISTENT WITH COMMENTS Of CITY S"rAFF AND AS DETAILED
IN TillS REPOR'r. ROBBIE SMITI I SECONDED 'rlll~ MOTION. MOTION
CARRIED UNANIMOUSLY.
7. Consideration of a reClllest for a Conditional Use Permit for a Concept Stage Planned Unit
Development and allowil1!..': residential uses on the first floor in the CCD District.
Armlicant: Hans I lagen Homes.
Fred Patch provided the report regarding the 10 unit townhouse project proposed by Hans
Hagen Homes. The Commission previously supported the design concepts, subject to
meeting minimum building height requirements for the CCD District, and subject to
resolution of issues relating to the Front Street reconstruction project. Patch advised that
preliminary plat is for rcview only at this stage. Hans Hagen provided building
elevations.
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Patch advised that although some consideration was given to the change from two~story
to one-story buildings, the project was recognized as being consistent with the Downtown
and Riverfront Revitalization Plan, and will meet the mininlUll1 building height
requirement of 15 feet for all buildings in the District in order to maintain an "urban
look", adding that staff felt this was a very impressive design.
Patch advised the Planning Commission of site-specific concerns such as preliminary plat
and encroachments, maintenance of buildings to be managed by homeowners association,
shoreline density requirements have been met, and the proposed land survey shows the
rclocation of Front Street which meets objectives for leaving enough room for the
riverfront trail. Regarding sidewalk encroachment Patch stated the five foot wide
sidewalk on the south side of Front Street encroaches into Lots 1,2 and 3. The City
I':ngineer suggests that the sidewalk should be at least one foot away from the property
line and entirely within the public right of way.
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Patch stated that the alley behind and to the north of the townhouse building is a one-way
alley (md is intended to relieve Front Street traffic, as the majority of the townhouse
development traffic will have to enter the development from the Locust Street side and
exit to Walnut Street. This arrangement appears to support the park area proposed along
Front Street. Sufficient parking has been provided as proposed. Curb and gutter will
need to be addressed, as well as grading and drainage which Patch advised that the single
catch basin shown may not be sutTicient and will need to be addressed by the City
I.:ngineer. No landscaping plans have been submitted at this time.
Planning Comrnission Minutes - 04/02/02
Ollie KoropchaL Executive Director/lIRA, stated that the Design Advisory 'ream had
reviewed this project earlier at their meeting and were very pleased with the project.
They did make the recommendation that roofing materials be in textures as shown on the
plan which they believe provides quality to the design.
Koropchak also advised that the HRA is anticipating that it will enter into a contract with
Hans Hagen I-Iomes at their April meeting. Hans Hagen llomes has represented that the
entry level price for the homes would be above $200,000.00. Modifications necessary to
satisfy engineering concerns should be incorporated into the Preliminary Plat and into the
Development Stage CUP request to be considered by the Commission in Mayor June.
This area should be considered a prime redevelopment site, given its location and views,
and the City is facilitating the project with a significant financial investment. As a result,
any project should be made to demonstrate its full consistency with the objectives of the
Revitalization Plan, including the Plan's interest in promoting active, urban architecture
and energy for further redevelopment projects in the area.
Patch also stated that a great deal of attention was paid to this project and it should be a
very nice project. He also added that a letter was received from the Dept. of Natural
Resources who stated possible concerns regarding the Wild and Scenic Act, stating they
have the right for review and approval prior to the City's approval. Patch stated there has
been some discussion already and the Planning Commission has made recommendations
to the City Council. O'Neill discussed possibly continuing this matter to the May
meeting, but Grittman stated that this is concept stage and Planning Commission could
act on it. adding that the DNR could review the plan and it would still be addressed at the
Development Stage. Grittman' s understanding is that the DNR typically reviews and
comments, but docs not act. Frie asked Hans Hagen how soon they would be ready to
begin and he stated as soon as they get approval by the City they will move forward.
O'Neill stated they will schedule a meeting with the DNR, and that Hagen can move
forward with the project. Grittman added that he spoke to Ms. Fowler, DNR, earlier in
the day and the issue is mainly in looking at how this project complies with the shoreland
rules, and also that she stated she felt they did not have enough information at this time.
Grittman stated that it is a matter of providing documentation to the DNR and he feels
that will take care of any potential concerns.
Chair Frie opened the public hearing. Koropchak advised that as part of the Private
Redevelopment Contract with Hans Hagen which will be at the HRA meeting on April
Jill, and at the City Council meeting on the 8th, and that part of the approval of the plat. the
developer will dedicate a part of the "Carlson property" for parkland. It was also asked if
the DN R was aware of this. Koropchak advised that the contract states that construction
of the 10 homes would commence on July 1.
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o 'N eill asked about the curb design on the north side of the property as it was stated that
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Planning Commission Minutes - 04/02/02
typically the curb is wrapped around to the driveways. Grittman stated that on
townhomes it is typically required to have curb along the alleyways and not the
driveways, dropping at driveway entrance. Patch added that most likely there will he
gutters on hoth sides. Presently all water is taken to the north side and this should he
resolved by the City Engineer. Hagen stated that they anticipated bringing the water
across to the south side and did not plan on collecting water, stating all drains are to the
west, so the concept was to bring water across quickly to the curb to avoid curh on the
north side due to elevation changes by the garages. Hagen stated that they most certainly
will be looking at this and will take the recommendation of the City Engineer and follow
what is recommend.
Patch presented the noor plans provided by lTans IIagen. The proposed finished square
footage will be just over 1700 sq. ft., not including porches. It was stated that the flooring
on the patios would be a decision of the homeowner and could be concrete, pavers, or
patio hlocks. Hagen also stated that the covenants and bylaws will be provided to city
statIo Chair Frie then closed the public hearing.
Richard Carlson asked staff about the trail to the north of Front Street and was it proposed
along the curb. Patch advised where the trail would run and connect to the park stating it
would be set back from the street at least 5 ft. Patch also stated City ordinance prohibits
unnecessarily cutting down trees and therefore the trail may curve at spots. Carlson also
stated that at one time there was a ferry landing near Locust Street and elevations may be
steep at that point. It was noted that plans have not heen reviewed in detail in regard to
the path, and that they had to stay away from the ravine but can get relatively close to the
river. Carlson asked staff if the trail would be lighted and O'Neill stated that would be a
Parks Commission decision,
Rod Dragsten asked Koropchak if the land on the north side of Front Street is going to be
park land and she stated it is to be dedicated in the platting process as parkland and in the
Redevelopment Contract, adding the HRA has agreed to have the existing house out by
8/1/02, and the City will at least seed that property dedicated for parkland. She stated this
is not a private project. Chair Fric asked Hagen ifhe was familiar with the conditions
listed in the stall report, adding that item 5 of the conditions would be included adding
curb and gutter.
A MOTION WAS MADE BY ROBBIE SMITlI TO RECOMMEND TO "['HE CITY
COUNCIL THAT ^ CONDITIONAL USE PERMIT BE ALLOWED FOR A
CONCEPT STAGE PLANNED UNIT DEVELOPMENT ALLOWING RESIDENTIAL
USES ON TIlE FIRST FLOOR IN THE CENTRAL COMMUNrry DISTRICT,
SUBJECT TO THE CONDITIONS LISTED IN EXHIBIT Z, WITH THE ADDITION
OF CONDITION NO, 8 STATING SUBJECT TO REVIEW AND COMMENT BY
MINNESOTA DEPARTMENT OF NATURAL RESOURCES. RICHARD CARLSON
Planning Commission Minutes - 04/02/02
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
8. Consideration of a rc( uest for a variance to lot width in order to allow for a sim k
subdivision creatinu two lots from one arce\. A licant: Church of St. Ilenr
John Glomski addrcssed thc Planning Commission advising that changes had been made
to the staff report since the time the initial report was provided to them. He addressed
those changes in his presentation. The church of St. Henry requested a variance to the
minimum 80' lot width in order to allow an existing parcel to be subdivided into two 66'
wide lots fronting 4th Street. The existing parcel, located west of the church parking lot
on the corner of Minnesota and 4th Street, consists of Lots 4,5,6, and 7 of Block 22. The
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parcel is 37,308 sq. ft, with a frontage of 132' and an existing single family home on the
east corner.
Staff speculates that these four lots were administratively combined into one legal parcel
unbeknownst to the church or prior to the church's purchase for ease of county record
keeping. The church would like to simply split the lot in half along the same lot line used
in the original plat.
Glomski advised of the City Zoning Ordinance's set of criteria from which variance
applications are to be evaluated. In consideration of the request for a variance to lot
width, Glomski advised the reasoning by staff for justification of the variance request.
He also stated that staff feels it pertinent to inform the planning commission, the church,
and the parcels future buyer of the rights of a substandard lot and issues that will need to
be addressed if this variance and subdivision arc approved.
One issue is that this simple subdivision will create two substandard lots of record which
need to abide by the provision ofthe City code. Another issue is that the survey of the
existing parcel revealed that the existing building on the east corner of the parcel does not
meet the sideyard setback requirement of 20 feet for a structure on a corner lot, therefore
it is an existing nonconforming structure. Also. the existing garage encroaches
approximately 3' into the public right-of-way. In order to pass clear title, the garage will
have to be either removed, moved to meet code, or a license must be obtained from City
Council which would allow the structure to be located on City ROW.
Chair Frie opened the public hearing. The resident at 315 Minnesota Street asked if it
was necessary to have this parcel divided, questioning why they could not leave it as it is
and sell it. She also stated there are a lot of people driving by looking at the house which
she believed to be interested buyers.
Tom Sicora, Trustee for St. Henry's, stated that was not the case, but that there was
interest only if the parcel were tobe divided. He also advised that the problem is they
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Planning COlllmission Minutes - 04/02/02
have not been able to dispose of the property and the value is not there as it sits currently.
He stated if the property were split it would be of more value to them and that they do
have an interested buyer if the split occurs. Chair Frie questioned Sicora ifSt. Henry's is
now taking the approach to spl it up the property and it was stated that it is their intent. A
resident at 607 W. 4th St. questioned why the parcel did not meet minimum size
requirements and staff advised.
Herbst asked if St. Henry's looked at the possibility of splitting the lot the other way and
removing the garage, but Sicora stated utilities are located there and this would not work.
He stated they have a buyer and a great amount of interest in the lot if split, no interest if
not split. Morris Greninger, Coldwell Banker Realty, asked staff about the R~2 zoning
and stated he would have interest in building a duplex on that parcel. Staff stated that
although the R-2 district allows for two family dwelling units, since these lots will be
substandard, they are allowed to be used for single-family detached structures only.
Chair Frie closed the public hearing. Roy Popilek questioned if there was anything that
could be done with the existing garage other than removing it and O'Neill stated staff was
uncomfortable with asking the applicant to do this as there are existing garages in the
older part of town that were previously built in the ROW, and stall did not leel they
wanted to make people remove them when selling.
A MOTION WAS MADE BY ROD DRAGSTEN TO APPROVE THE VARIANCE IN
LOT WIDTIf AND SIMPLE SUBDIVISION, BASED ON THE FINDINGS NOTED IN
THIS REPORT, SUBJECT TO THE CONDITION THAT A LICENSE IS OBTAINED
FROM CITY COUNCIL ALLOWING THE GARAGE TO BE LOCATED ON THE
CITY RIGHT-OF-WA Y. ROY POPILEK SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSL Y.
Richard Carlson asked about the possibility of a potential buyer making improvements to
the existing garage versus removing it and staff stated that it is currently non-contemning
and therefore making improvements to it would not be allowed.
Consideration of callin!.!: for a special meeting to interview applicants to fill vacant
planning commission position.
Jeff O'Neill advised that a notice has been placed in the paper and staffs idea is to have
an interview session prior to the end ofPopilek's term. Chair Frie's suggestion is to
follow the procedure of meeting with applicants prior to a City Council meeting. There
was discussion as to how the Council would like the Planning Commission to forward
their choices to them and Herbst stated he would prefer to ha'v~.them rated by the
, Planning Commission from first choice to last, and provide their applications to the
Council. Frie added that if a person has not been designated to fill the position by the
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Planning Commission Minutes - 04/02/02
first meeting in June, Popilek has offered to stay on in the interim. There was discussion
regarding whether to meet prior to a Council meeting or to meet prior to the May
Planning Commission meeting, Robbie Smith stated he preferred to keep the meeting on
the scheduled Tuesday and meet earlier.
A MOTION WAS MADE BY ROBBIE SMITH TO CONDUCT INTERVIEWS FOR
THE PLANNING COMMISSION POSITION PRIOR TO THE MAY 7, 2002
REGULAR MEE'flNG, STARTING AT 5:30 PM. TIME SUBJECT TO CHANGE
BASED ON TIm NUMBER OF APPLICANTS TO BE INTERVIEWED, DICK FRIE
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
Update regardinQ MOAA Board Status
O'Neill stated that based on court action, the City was in agreement that the MOAA
Board does not exist. He stated that they are also operating under a policy by the City
Council regarding annexation, and that they arc showing good faith to the township and
county residents. O'Neill clarified that they arc following annexation by ordinance and
that this matter still needs to be resolved.
Also noted that the Gold Nugget property is still being reviewed, may have to wait for a
court order. O'Neill advised that City Administrator Wolfsteller has asked him to put
together the pros and cons of the MOAA Board annexation agreement. This item may be
discllssed at the next council meeting as well. Herbst stated what is actually happing is a
new law passed on 3/15/02 states that any cities that have agreements with townships
cannot annex by ordinance. He also said that nothing can happen until the judge makes a
ruling. I-Ierbst states his concern is that it is not worth carrying out the agreement and
does not want negative impact on the City. He also stated this affects the building season
as well and this could be prolonged up to 8 months.
Frie asked if the matter is already in District Court and also, if the City and -rownship
representation moved on the matter prior to legal action it would be beneficial in regard
to cost. O'Neill advised that by providing a proposed comp plan at the open house on
April 17 and inviting the township and county residents for their input, it is staff's hope
that there could be an agreement between them and then go forward with annexation
process.
Roy Popilek was excused from the meeting at 9 PM.
There was further discussion on the proposed comp plan and Frie asked Grittman about
the status of Chelsea Road and he stated this was taken out of the comp plan at this time,
but it is still an idea and worth discussing with the Engineer.
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Planning Commission Minutes - 04/02/02
O'Neill also advised that at the next City Councillneeting Al Gagnon will be presenting
a plan for an ice arena, advising several locations they are contemplating. I-Ie stated there
is strong support from individual City Council members as well. He did state it has not
been determined what the City will offer, stating they are not asking for city tax support.
Adiourn
A MOTION WAS MADE BY ROBBlE SMITH TO ADJOURN THE MEETING AT
9:05 PM. ROD DRAGSTEN SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSL Y.
Recording Secretary
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Planning COllllnission Agenda - 5/7/02
5. Public Hearing - Consideration of concept sta2e planned unit development allowing a
sin21e family residential development in the R-3 zoning district. Applicant: Central
Minnesota Housin2 Partnership and the City of Monticello. (.10)
A. REFERENCE AND BACKGROUND:
The Planning Commission is asked to consider approval of a concept stage planned unit
development allowing single family and two family residential development in the R-3 zoning
District. This redevelopment project has been in the planning phase for a number of months
and involves demolition of four substandard homes and replacement with at least ten dwellings
of which at Icast 8 will be detached single family dwellings. The final unit count could be
reduced by one or two units and will be determined later at development stage. The area is
currently zoned R-3 (Multi- Family). Under the development proposal, the Central Minnesota
Housing Partnership is the "developer" of the site responsible for establishing the project
funding program, buying the existing homes/parcels and for preparing the site for home
development and marketing the homes to qualifying buyers. The City is involved through use
of TIF and through relaxation of fees to the extent necessary to allow the program to work
financially and successfully target "workforce" buyers. You may recall that some time ago the
City Council purchase land from Ed Kaufman as part of early efforts to assemble enough
parcels for a redevelopment project. Since this time, the CMI-IP has been successful in gaining
site control over most of the remaining parcels. Sunny Fresh Foods is participating in the
project through donation of $20,000 or more.
The City Planner prepared both the site plan and unit design paying special attention to
developing a compact and liveable neighborhood. The concept site plan shows 10 units
in a side by side pattern with fronts facing Minnesota Street and rear facing a private alley.
Two units are located on the southwest side of the development facing 6th street As you will
see, setbacks between buildings are set at minimal levels and 20' setbacks at the front building
line arc proposed. Full landscaping and attention to architectural detail is proposed to help
soften the density of the development. Please see the attached information frol11 NAC
regarding unit design. Estimated selling price of each unit is $115,000.
Common areas such as the lawn and drive areas will be governed/maintained by an association.
As noted earlier, the present zoning designation is R-3. The proposed use is significantly lower
than what is possible under the R-3 standard.
B. ALTERNATIVE ACTIONS:
I. Motion to approve concept PUD based on the finding that the proposed development is
,
consistent with the comprehensive plan for the city. The development is consistent with the
character of the neighborhood and will not result in a depreciation of adjoining land values.
/
Planning Commission Agenda - 5/7/02
If Planning Commission and Council select this altcrnative, the next step is to prepare a detailed
development stage PUD which will include more dctailed site data.
2. Motion to deny approval of the concept PUD.
C. STAFF RECOMMENDATION:
City Staff recommends alternative 1.
D. SUPPORTING DATA:
Copy of site plan and detailed description of draft home design.
,
I
HEDLUND ENGINEERI,NG
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MEMORANDUM
TO:
FROM:
Steve Grittman
Bob Kirmis I Cynthia Putz-Yang
DATE:
January 21, 2002
RE:
Monticello - Scattered Housing Project
FILE NO:
191.06 - 01.13
Attached please find a site/floor plan and landscape plans related to the "Monticello
Scattered Housing Project".
In review of the plans, please note the following:
Site/Floor Plan
. The concept plan depicts a 1,008 square foot, single family home upon a 4,849
square foot (132' x 36'-8") lot.
. The plan calls for a zero lot line setback on the home's north side. As a result,
south-facing exposure (windows) has been maximized.
. The massing and gabled roof style of the home is intended to evoke a traditional
home appearance and avoid a long narrowed structure.
. Water dependent components of the home (kitchen, bath and laundry) have
been grouped together to minimize plumbing costs.
. A south facing patio has been incorporated to provide private outdoor
dining/leisure space for residents.
. An angled front walk has been provided to prompt home visitors to experience
front yard landscaping.
. An open floor plan for the kitchen, dining and living room areas have been
provided to maximize natural light and to avoid a feeling of confinement.
5
/
· A front porch has been provided to establish a "welcoming" appearance to
passersby and provide residents an outdoor living area.
· A box window has been provided in the living room to maximize natura/light into
the space and add visual interest.
· A brick veneer "half wall" has been provided along the street side of the home to
add visual interest and reinforce the traditional home appearance.
Landscape Plan
Two landscape plans are provided. Both options include a shade tree, shrubs, and
lawn in the front yard, perennials and shrubs in the side yard, a patio in the rear side
yard, and an evergreen tree and evergreen shrubs next to the driveway and alley.
Option B has been enhanced to include a perennial border along the front sidewalk and
along the walk next to the garage. In Option B, the patio is made of concrete pavers
rather than solid concrete. Lawn has been eliminated from the side yard in Option B
and replaced with additional shrubs, perennials, limestone stepping stones, and a
bench. The cost of Option A is approximately $3,300, and the cost of Option B is
approximately $5,900.
A more detailed description of the various components of each landscape plan follows:
. A shade tree is located in the front yard to create a canopy over the front yard
and street and give a feeling of permanence to the property.
. The front sidewalk appears to curve around the shade tree and flowering shrubs
to draw the eye to these local points. In Option B, the front walk is further
enhanced with a variety of colorful perennials.
· Perennials and shrubs are located in the side yard to enhance the views out the
windows, from the patio, and as a person moves along the side of the house. In
Option B, the need for mowing in the side yard has been eliminated because
the side yard has become a linear garden with limestone stepping stones and a
bench tucked into a corner of the house. The mixture of shrubs and perennials
will not require a large amount of maintenance and will provide interest
throughout the year as different plants bloom.
. The patio is tucked into the corner created where the house and garage join, so
it is close to the house's living area while still maintaining privacy. The edge of
the patio is softened with a row of deciduous shrubs. Shading the patio is not a
concern because of its close proximity to the owner's house and the
neighboring house. In Option B a perennial border along the walk next to the
garage provides visual interest from the patio without becoming a barrier to the
rear lawn.
,
S
I
. An evergreen tree next to the driveway and evergreen shrubs along the alley
provide screening and separation between properties.
. Lawn and planting areas are separated with vinyl edger. Shrub and perennial
areas are mulched with bark mulch to maintain soil moisture and reduce weeds
and erosion.
If you have any questions, please advise.
,
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Planning Commission Agenda - 517/()2
6.
Considcration of developm('nt sta1!c planned unit development and approval of
preliminarv olaf. Applicant: Hans Ha2en Homes. (.f0)
A.
REFERENCE AND BACKGROUND
At the previous meeting of the Planning Commission the concept stage pun was approved
subject to review and approval of certain aspects of the site by the City Engineer. There was
also a requirement that the plan be forwarded to the DNR for comment. With regards to the
design of the space between the edge of the park to the north and the edge of the building line.
it appears that we are short about 5' of space necessary for green space, sidewalk, 28' road
and parkway. On the north the al ignment of the ri ver bank, preservation of trees and the future
need for a pathway set a boundary. On the building side, the developer has a fixed plan that
requires a building with a certain size. He does not want to reduce the size of the home. Fixing
these two points creates a deficiency of about 5' at the northeaste corner of the site where
Front Street curves to the west. To remedy this deficiency, staff is suggesting that the green
space between the sidewalk and the curb be eliminated thus placing the curb directly next to the
sidewalk. Although staff is not thrilled with this option, it could solve the problem. The other
idea is to reduce the road width and Inake Front Street a one way street heading west. The
alley in the back is already one way heading east which would result in a counter clockwise
traffic pattern for the development. This option will also reduce the cost of the reconstruction
project. Stafr is somewhat divided on this option with Public Works liking full two way access
in this area and engineering and planning thinking that one way travel along this limited access
to River Park road makes sense - with or without an associated problem with space described
above. This item may be discussed at the meeting.
As a separate issue, the DNR as represented by Patti Fowler believes that DNR
approval is necessary bef<)I'e the project may proceed. She has asked t<)r an analysis of the site
in terms of the PUD standards for development in the Wild and Scenic area. Steve Orittman
has prepared a response which is attached {()r your review. As you can see, according to
Grittman's review, the development plan complies with DNR PUD standards for density. A
separate hearing is scheduled for May 13,2002 at the City Council regarding this specific
subject.
The Design Advisory Team has reviewed the project and found it to be consistent with the
redevelopment plan.
B. ALTERNATIVI~ ACTIONS:
I. Motion to approve the development stage planned unit development and approve the
Planning Commission Agenda - 5/7/02
.
associated preliminary plat. Motion based on the findings that the PUD is consistent with the
character of the area and consistent with the redevelopment plan.
Motion to approve could be made subject to boulevard cross section and traft~e direction as
desired by the Planning Commission.
7 Motion to deny approval of the development stage planned unit development and deny
approval of the preliminary plat.
Planning Commission may wish to select this alternative if the plans presented shift the road to
the north a distance in excess of what is suitable to the Planning Commission. As noted earlier,
staff has urged the developer to minimize the road shift which will preserve trees and the ability
to extend a pathway between the curb and wooded/sloped area north of the site.
c. STAFF RECOMM ENDA TION:
Stalr recon1mends approval under alternative 1.
O. SlJPPORTING OAT A:
.
.
Copy of latest site plan
Report to DNR regarding PUD requirclncnts in the Wild and Scenic ^rca.
.
.
2
.
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Tel: 952.595.9636 Fax 952.595.9837 email: sgrittman @nacplanning.com
TRANSMITTAL
DATE: April 24, 2002
TO:
Patty Fowler
NUMBER OF
PAGES
INCLUDING
COVER:
16
FROM: Steve Grittman
QUANTITY:
MA TERIAUDESCRIPTION:
DATED:
.
VIA:
Fax
Mail
Pick Up
Delivery
REMARKS:
Attached is some information on the Monticello ItRiverwalk" Townhome project.
Please call if you would like to discuss. Thanks.
-sg
. CITY/PROJECT NAME: Monticello - Riverwalk
JOB NUMBER:
191.07 - 02.08
lo
.
"O.'''WIS' ASSOC.AlID CO"S""'."l$" '''C~
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO:
Patty Fowler
FROM:
Stephen Grittman
DATE:
April 25, 2002
RE:
Monticello - Riverwalk Townhomes
FILE NO:
191.07 - 02.08
.
I have run through the PUD evaluation sheets you sent for the Riverwalk project
in Monticello - at least in a preliminary way. Because the City is acquiring the
riparian edge, the "open space" portion of the project area will be approximately
57% - most of this under public ownership, and some under protection of a
covenant regulated by a homeowner's association. For purposes of project area,
I used the City's aerial photographs to estimate the edge. Using this area, I
came up with a unit density of 16.5 units. It may be that the actual project area
could be slightly smaller, but there appears to be a lot of room to wiggle given
that the proposed project is non-riparian, and is only ten units.
I do not have the details of the association documents or covenants yet.
Typically, these documents are prepared in preparation for final PUD approval in
Monticello's staged PUD process - once preliminary approval has been given.
Hopefully, you will find this information adequate to review and comment. The
engineers are working with the applicants to develop an erosion and stormwater
control plan, and the project should be proceeding in the City's May agenda
cycle. Please call to let me know if you have any questions or comments I can
respond to prior to the City's Planning Commission meeting on May 7. Thank
you.
Pc: Jeff O'Neill
.
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4-11-02; 7:34AM;MN DNR SaUk ~apids
;32Q 2S5 3999
# 2/ 19
.
CLUSTER/PUn EVALUATION SHEET
Part 1. DNR In-house Information:
DNR Region and Area Number
Checklist Preparer
Region _ Area _
(Name)
Date Prepared
DNR PUD Approval Required?*
Date of Field Inspection
(DNR field inspection required when
the PUD is subject to DNR approval)
Yes
No
*In shoreland areas, DNR approval is required when the local unit of
government has not yet adopted planned unit development (PUD)
standards compliant with 1989 Minnesota Rules, Parts 6120.2500-
6120.3900 for shoreland areas. DNR approval is required for all wild
& scenic rivers planned cluster developments (peD). This form does ,
not apply to the Lower St. Croix Wild and Scenic Riverway Designation.
Part 2. General Project Information:
.--
Project Name
?:t VBVwJP(;{fc..
Is this a Shoreland District PUD?
Is this a Wild & Scenic River District PCD?
-X Yes
Yes
No
No
Lake/Stream Involved
(Include shoreland or wild &
scenic rivers classifica tion.)
J~I~'~'~-p' ~"W
(Classification)
tit Oy'\..{; ~ (0
(City, if applIcable)
vJ(l~M- ' '
(County umberfName)
City & County
The Project Proposal is for:
New Development
Resort Conversion
Redevelopment of existing site
r-..
.
B-3.1
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4-' '-02; 7;34AM;MN DNR sauk RaPidS
;320 255 399g
.
Is the project one of the following:
~Yes _No
A "residential" PUD? Residential planned unit
development means a use where the nature of
residency is nontransient and the major or
primary focus of the development is not service.
oriented. For example, residential apartments,
manufactured home parks, townhouses, cooperatives,
and full fee ownership residences would be
; ,'considered as residential planned unit
developments.
Yes ~o
A "commercial" PUD? Commercial planned unit
"developments are typically uses that provide
transient, short-term lodging spaces, rooms, or
parcels and their operations are essentially
service-oriented. For example, hotel/motel
accommodations, resorts, recreational vehicle
and camping parks, and other primarily service.
oriented activities are commercial planned unit
developments.
NOTE: An expansion to an existing commercial PUD
involving 6 or less new dwelling units or sites
since the date the community adopted land use
regulations compliant with the revised shareland
PUD standards 10 Part 6120.3800 is pennissible as
a permitted use (under DNR's shoreland rules),
provided the total project density does not exceed
the density calculated in the project density
evaluation calculations which follows in Part 5.
.
Yes ~o
A combined "residential and commercial" PUD?
For the purposes of this checklist, this is a
development with a mixture of uses and a
combination of residential/commercial dwelling
units or sites. The total project acreage must be
divided between the respective tables on page 6
for residential density analysis and pa~e 8 for
commercial density analysis. If a pomon of the
project area is set aside for a strictly
commercial activity not involving dwelling units
or dwelling sites (e.g., a {'roposed/existing
marina, restaurants, etc.), then a portion of the
lot must be excluded from the density evaluation
noted in the preceding sentence - this would be
an area equal to creating a hypothetical lot for
these facilities such that all dimensional, sewage
treatment and water supply, and performance
standards could be satisfIed assuming this
development was standing on its own.
.
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.
Yes ~No
Conversion of a resort or other land use to a
residential PUD? Resorts and other land uses may
be converted to a residential PUD provided:
1) the proposed conversion has been initially
evaluated in accordance with the criteria in Parts
5 and 6 which follow; and 2) remedial measures
have been taken to correct project deficiencies
as determined by the evaluation in Parts 5 and
6, all in accordance with Part 6120.3800,
Subpart 5. (D) (See Attachment A, Part A).
Yes
No
If this is a resort/other land
conversion, have items 1 and 2
in the preceding paragraph been
satisfied?
This checklist is designed so that an affirmative answer to the following questions will indicate that the
PUD proposal meets applicable DNR shoreland/wild and scenic rivers rules. If a question is not
applicable to a given PUD proposal, then an "N/A" should be entered into the "Ves" column (with an
explanation, if necessary).
Part 3. Land Use District Compatibility:
:;i Yes No Is the proposed land use permissible in the
applicable zoning district?
:i Y es
No
If this is a residential PUD in a Shoreland
District, does the development have at least
5 dwelling units or sites? If not, the proposal
does not qualify as a residential PUD.
If this is a shoreland PUD, is the community
requiring a Conditional Use application?
.;
XYes
No
Part 4. Project Development Information:
Have the following project development documents been provided:
~Yes _ No Documents that explain how the PUD will be
designed and will function, as approved by the
DNR/local unit af government (specify which of
the follav.:ing have been provided):
y.... A master plan/drawinl! describing the project
and the floor plan for all commercial
structures to be occupied.
.
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.
A property owners association agreement (for
residential PUD's) with mandatory membership,
and aU in accordance with the requirements
of Part 6120.3800, subpart 5. (C) (See
Attachment A, Part B); and
N;r Yes
Deed restrictions. covenants. Dermanent ease-
ments or other instruments that: 1) properly
address future vegetative and topographic
alterations, construction of additional
buildings, (uncontrolled) beaching of water-
craft, and construction of commercial
buildings in residential POO's; and 2) ensure
the long-term preservation and maintenance of
open space (in accordance with the criteria
and analysis specified in Part 6. A of this
checklist).
A site plan and/or plat for the project showing
locations of property boundaries, surface water
features, existing and proposed structures and
other facilities, land alterations, sewage .
treatment and water supply systems (where public
systems will not be provided), and topographic
contours at ten-foot intervals or less. When a
PUD is a combined commercial and residential
development, the site plan and/or plat must
indicate a~d distinguish which buildings and
portions of the project are residential,
commercial or a combination of the two (see
discussion on combined residential and commercial
PUD's on page 2).
The PUD applicant has satisfied all the necessary
environmental assessment worksheet (EA W) or
environmental impact statement (EIS) requirements.
The DNR/local unit of government approval cannot
occur until the environmental review process is
complete. If an EA W lEIS is required, do not
answer this question "Yes" unless the required
environmental review process is complete.
In accordance with A.-C. below, attach a map or drawing which shows:
~Yes
No
.
No
1. how the proj,ect has been divided into tiers; and
2. those areas 'unsuitable" for inclusion in the density calculation.
A. In a shoreland district, divide the parcel into tiers by locating one or more lines approximately
parallel to a line that identifies the ordinary high water level at the following intervals, proceeding
landward:
.
B-3.4
6
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;320 255 3889
.
SHORELAND TIER DIMENSIONS
General development lakes-first tier
General development lakes-second and
additional tiers
Recreational development lakes
Natural environment lakes
All river classes.
Unsewered
(feet) .
200
267
267
400
300
'If- 6/ 19
Sewered
(feet)
200
200
267
320
300
*8. In a wild and scenic river district, determine the tier depth dimensions for all tiers by dividing the
minimum lot size by the minimum lot width requirement (NOTE: Certain urban reaches of wild
and scenic rivers are managed by use of shoreland provisions which win require identifying tier
depths as specified in A. above).
C. Calculate the "suitab]e area" for development within each tier, excluding all unsuitable areas such
as wetlands, bluffs, land below the ordinary high water level of public waters, controlled access lot
type areas**,and the area set aside for commercial facilities not involving dwelling units or sites.
This suitable area is then subjected to either the residential (subpart D below) or commercial
(subpart E below) PUD density evaluation steps to arrive at an allowable number of dwelling
units or sites. Include this suitable area figure in column 2 of. the Residential PUD Table in
subpart D or col;;mp....i of the Commercial PUD Table in subpart E, as appropriate. The total site
acreage equals~. Specify the total square feet/acreage of the site which is unsuitable due
to: wetlands ; bluffs ; land below the ordinary high water level ;
controlled access lot area , or the area set aside for strictly commerical facilities
.
USee the discussion in Part 6. C. (4) ofthis checklist if it is desired to provide oVer-water mooring
spaces for nonriparian residential lot owners. To do this, additional riparian open space area will
have to be proVIded consistent with the controlled access lot sizing calculations in the shoreland
rules and as explained in Attachment A, Part C.
D. For residential PUD's, determine the allowable density by tier in accordance with Steps 1-3
below:
1. In a Shoreland District, divide the suitable area within each tier by the single residential lot
size standard for lakes or, for rivers, the single residential Jot width standard times the tier
depth (unless the local unit of government has specified an alternative minimum lot size for
rivers which shall then be used) to yield a base density of dwelling units or sites for each tier.
Complete columns 2 and 3 in the Residential PUD Table on the following page;
2. In a wild and scenic river district, divide the suitable area within each tier by the single
residential lot size. Complete columns 2 and 3 in the Residential PUD Table in subitem 3
which follows; and
3. Complete the remainder of the table on the following page to the degree necessary to
determine final allowable project density.
.
B-3.5
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# 7/ , 9
RESIDENTIAL PUD ANALYSIS
I 2 3 4 S 6 7 8 9
TOIIIl
Allowable Allowable
Suitable Required Base Density: Density Densily Total Cllmlllali"e Cumulati"e
areal lot size! diY/de Column Increase wltll Denslly Densily Density
Tiel" ~n.. sq. n. J Into Column 2 Multiplier"'" Mul1lpller Proposed Allowed-.. Proposed""
I 6S,Ct>o I 1.., OOU 7 r..s 10.S Ji 10.S' ~
2 ;1lDo '1-;800 "3 :z.o (p 10 1".5' 10
J .300
4 J.O
5 3.0
Column
Totals
.~ not Include Illl sultahle....ea Ilnywellands, hlulT.', land below Ihe ordinary high walerlnoel, IIny land dalgnllled as
Contmlled .a:ess lot Una per I'ort 6, Subp. C of this checklist, or any land set aside for strictly commen:11I1 facilities.
The lotal slle ~ge equals t." . and /live the lotal 'quare feetJacruge oIlhe site whkh is un5ulhlble due to:
wetlands ~ blul1's _; land below the ordinary highwQler levl'l_iconlrolled DCCl'SS 101 Drell_; or land
for strictly o:omm~al fodlilles _'
."The density InCftllse multiplier In Ihls rolumn CliO IInly be IIppliell tn Ihe preceding column if the provisions of Subpart F.
which foil..... art sallsfied.
)
......,....,.
...Use this roIumn only if ollownhle densily is heinlllrnn..ferred from 0 given riel" In another lier fOMher bllck fmm lhe
walerbody. Please nole Iho. density may 1101 he tram,rerred fmm a lier farther back 10 1I1ier closer tn Ihe wa.erbndy.
4. )( Yes _No
The proposed froject density is consistent with
the Residentia PUD Analysis Table..
E. For commercial PUD's, determine the allowable density of dw~lling units or sites by completing
the Commercial PUD Analysis Table in item 2 on the next e. Complete the Commercial PUD
Table, if necessary concurrently with the more detaile lanation in item 1 below:
1. Density/base dwelling unit or dwelling site
culation:
a)
Determine the average inside Ii . g area size (i.e., average
unit floor area) of dwelling ts or sites within each tier,
including both existing a proposed units and sites.
Computation of inside ving area sizes need not include decks,
patios, stoops, step' , garages, or porches and basements,
unless they are itable space. Fill in column 2 of the table
on the next p e.
b) Select t appropriate floor area ratio from the table included
as A chInent B to this checklist and complete column 3 of the
t e below.
B-3.6
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.
F.
Yes
No
Density Increases
;320 255 3999
'" g/ 19
)
Maximum density increases consistent with the
density multiplier in the table,s in subparts D
and E above are permissible: 'only when all
of the design standards iryPart 6 of this
checklist are fully satisfied and one of the
following provisions ts/satisfied.
//
Yes _No /
;/
No
.
The actual proposed structure
setback(s) identified in Part 6.
B. 5. c. of this checklist are
equivalent to 150 percent of the
mmimum required structure
structure setback; or
The actual proposed structure
setback(s) identified in Part 6.
B. 5. c.- of this checklist are
125 percent of the required
structure 'setback and the impact
of reducing the structure setback
from a 150 percent increase to a
125 percent increase is mitigated
or reduced an equivalent amount
through vegetative management,
topography, or other methods
acceptable to the local unit of
government.
Part 6. Design and performance standards.
AJl PUD's must meet the following design and performance standards prior to final approval by the
DNR/responsible local unit of government:
A. ~ Yes _ No Open Space Preservation and Management
1. At least 50 percent of the total project area
is preserved as open space and the following
additional standards are met:
a) Dwelling units or sites, road rights-of~way,
or land covered by road surfaces, parking /
areas, or structures, except water-oriented ../
accessory structures or facilities, are
developed areas and are not included in the
computation of minimum open space.
b) Open space does not include commercial
facilities or uses (but open space may /
contain: 1) water-oriented accessory
structures or facilities consistent with
Part 6120.3300, Subpart 3, (H) (See
Attachment A, Part D.); or 2) outdoor
.
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...woL,~ I
recreational facilities far use by owners
or occupants of the dwelling units or sites,
or the public).
c ) Open space includes areas with physical
characteristics unsuitable for development /
in their natural state, and areas containing
significant historic sites or unplatted
cemeteries. .
d) The appearance of open space areas,
including topography, vegetation, and" /'
all . . ed by use of .,/
estrictive d errnanent
easer;nen 10 and acceptance,
or other equa y and permanent
means.
e) All required open space areas are clearly /"
identified or described in all final project v
drawings/plats and related project
documents.
# 10/ 19
NOTE: Open space may include subsurface
sewage treatment systems if the use of the
space is restricted to avoid adverse impacts
on the syste~ns.
2. The shore Impact zone (8IZ), based an normal
structure setbacks, is included as open space
subject to the following:
a) Determine SIZ depth by multiplying the
normal minimum building setback of 50
feet by ane.half to give a shore impact
zone depth back from the ordinary high
water level of 1:.2. feet; and
b) Preserve the SIZ as open space as follows: ~
.For new residential PUD's. at least 70 FV
percent of this SIZ area is preserved in its .
natural state. .
.For new commercial PUD's. at least 50
percent of this SIZ area is preserved in its
exis ting or natural state.
-For existing developments/conversions, at
least 50 percent of this SIZ area is
preserved in its natural or existing state.
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.
B. ...xYes
No
Centralization of Utilities and Structures
1. The PUD is connnected to a publicly-owned sewer /
or water supply system, if available.
2. If publicly-owned utility systems are not
available, the on-site water supply and sewage
treatmeJ?-t systems ~re centrahzed and will meet tJ..;r-
the applicable requIrements of the State .
Department of Health or the Minnesota Pollution
Control Agency, respectively.
3. The PUD applicant has either: I} received any
required State Minnesota Pollution Control
Agency (MPCA) permit for the sewage treatment tJlr.
system; or 2) the applicant has received a
written statement from the MPCA indicating that
it is likely that there will be no anticipated
problems in issuing a.permit.
4. Sufficient lawn area free of limiting factors
has been set aside for a replacement. soil rJ r-
treatment system for each sewage treatment
system that is constructed.
5. For residential PUD's, all dwelling units or /
sites are clustered into one or more groups v
on suitable sites and are designed and
located to meet or exceed the following
standards for the relevant shoreland or wild
and scenic river district classification:
.
(1) (2) (3)
Percentage of
Requirement that required
of local Actual by local
ordinance Proposal ordinance
a) Minimum structure elevation 3' IS/'t"" N/A
above OHW*
b) Maximum structure height ZS' lip , N/A
c) Minimum structure setback SO' 100'.!:. %U
from the OHW
d) Minimum structure setback /JA- %**
from top of bluff, if
applicable
*Either state in number of feet or specify an elevation using a national geodetic vertical datum or assumerl
datum. .
. uDivide column 2 by column 1 and multiply by 100.
B-3.10
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4-11-02; 7:34AM;MN DNR SauK RaDIOS
.
C. ~Yes
.-
.
No
.,....I~~I.' I . .
;320 255 3999
Placement of Shore Recreation Facilities
1. All swimming areas, docks and watercraft
mooring areas and launching ramps are
centralized in suitable locations.
2. The number of spaces provided for continuous
over-water mooring, beaching or docking of
watercraft does not exceed one for each first
tier residential or commercial dwelling unit
or site allowable in the applicable table in
Part 5. D. or E. Commercial PUD's can also
include mooring sites authorized under a DNR
protected water's permit for a commercial
marina. Indicate the number of over.water
spaces in this proposed development , and of
this the number authorized under DNtrPermit for
a cornrnercialmarina,_ (specify DNR Permit
~ ).
3) Access to the lake or fiver for non.first tier
property owners or for occupants of non-first
tier commercial dwelling umts or sites is
provided only by a launching tamp. The
launching ramp may include a small dock for the
loading and unloading of equipment.
4) As an alternative to item 3 immediately above
and for residential PUD's only. nonriparian
owners have been provided over-water mooring,
beaching, or docking spaces in addition to
those allowed for riparian first tier owners in
item 2 immediately above. This is accomplished
by providing additional "open space" in an
amount (area) equal to the "controlled access
lot" sizing requirements in the shoreland rules
in Part 6120.3300, Subp. 2. E. (1) for the
number of additional spaces proposed (complete
the calculations in Attachment A, Part C). The
additional open space also meets the fan owing:
a) A separate [controlled access] '10t of
record" has not been createdfsubdivided,
but: 1) the riparian area used for the
controlled access lot sizing calculation
has been clearly shown on the PUD drawings;
and 2) the allowable project densities
determined in Part 5. D. and E. have been
redetermined to reflect the reduced
riparian tier area now available for
dwelling unit or dwelling site density
calculations;
8-3.11
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# 12/ 19
lo
4-11-02; 7:34AM;MN DN~ SauK pap IdS
;320 2'55 3999
.
.
D.i Yes
E. 1. Yes
.
No
No
,ldItllh I .
b) This additional open space is treated
consistent with the provisions of Part 6.
A.1. a - e of this checklist; and .
c) If nonriparian dwelling units or sites are
being provided with over~water mooring
spaces, then indicate the total number of
mooring spaces , and of this total the
number for: 1) residential/commercial first
tier dwelling units or sites ; 2) the
number authorized under'l::5Nlt permit for a
commercial marina ; and 3) the number
of spaces for non first tier/nonriparian
residential dwelling units or sites
calculated on Attachment A, Part C of this
checklist.
5) All launching ramps and on-water mooring
structures/facilities for residential uses,
within the meaning of Minnesota Rules, Parts
6115.0170, Subp. 20; 6115.0210; and 6115.0211,
shall be exempt from a D NR permit if:
1) approved as part of a PUD consistent with
Parts 6120.2500-6120.3900; and 2) designed and
constructed in accordance with the criteria of
the applicable DNR agency rule cited in this
subpart.
Visibility. Structures, parking areas and other
facilities will be treated to reduce visibility
as viewed from the public water and adjacent
shoreland. A s ecific Ian lannin statement has
been submitte by the applicant showing how this
is to be accomplished by use of vegetation,
topography, increased setbacks, color, or other
means acceptable to the local unit af government/
DNR, assuming summer, leaf-on conditions.
Erosion Control and Stormwater Manaeement. To
prevent erosion:
1) If necessary, time restrictions have been
specified that limit the length of time bare
ground can be exposed.
2) Temporary ground covers, sediment entrapment
facilities, vegetated buffer strips or other
appropriate techniques will be used to minimize
erosion potential to surface waters.
3) If necessary because of special site
conditions, an erosion control plan approved
by the soil and water conservation district was
required.
6-3.12
.~
# 1.,j/ 1 ~
..."..,
(p
. .
.
.
.
4~1,-l)Z; r:.:j4AM;MN t)NH ~aUK l-laPlOS
;320 255 3~"''''
F.rJer Yes
No
,iBllliL'i I
4) The project has been designed to effectively
manage the quantity and quality of runoff. The
project will not result in increased erosion,
sedimentation or flood discharges or stages for
runoff events up to and including the 100-year
frequency event.
5) Impervious surface within any tier does not
exceed 25 percent of the tier area (except that
35 percent impervious surface coverage may be
allowed in the first tier of general
development lakes with approvedstonn water
management and vegetatIve control plans).
Accessorv Structures:
1) All accessory structures and facilities, except
those that are water-oriented, meet or exceed
the normal structure setback standards.
2) Water-oriented accessory structures allowed
within the normal building setback area are
centralized and meet the standards in Parts
6120.3300, Subpart 3. B. (3) and 6120.3300,
Subpart 3. (H) (See Attachment A, Part D).
8-3.13
ro
..~
Planning Commission Agenda - 05/7/02
7. Public Hearinq: Consideration of a Conditional Use Permit for a convenience
food restaurant in the Central Community District. Applicant: Dennis
Archer/Domino's Pizza. (NAC)
A Reference and Background.
Dennis Archer is seeking a Conditional Use Permit to relocate the Domino's Pizza
restaurant to a new space on the same block along Broadway as the current location. The
change will allow the applicant to obtain a rear building entrance from the alley and public
parking area that the current restaurant does not have. One of the major impacts of this
change would be to allow for delivery trucks and drivers to utilize the back entrance,
avoiding the need to unload from Broadway during the day, and queue delivery drivers
along Broadway during the evening.
The CCD requires convenience style restaurants to obtain a CUP due to the pedestrian-
oriented nature of the downtown development pattern. Although Domino's is primarily a
delivery restaurant, rather than a sit-down facility, the proposed change would enhance the
traffic patterns in a way that would be consistent with the intent of the district overall. The
change would also facilitate pick-up orders, and minimize traffic conflicts with delivery
drivers.
B. Alternative Actions.
1. Motion to recommend approval of the CUP, based on a finding that the changes to
traffic and delivery patterns area consistent with the intent of the Downtown
Revitalization Plan and the ceo zoning district.
2. Motion to recommend denial of the CUP, based on a finding that the nature of the
convenience restaurant is not consistent with the intent of the CCD or Revitalization
Plan.
C. Staff Recommendation.
Staff recommends approval of the CUP. While it is true that the Domino's Pizza facility is
not typical of most downtown restaurant concepts, the new location helps resolve traffic and
loading issues that have raised the greatest number of conflicts with other downtown uses.
D. Supportinq Data.
1. FloC)( Plan
I
Bradley V. Larson
Steven J, Muth
James B, Fleming*
James G. Metcalf, of Counsel
(/975-/995)
Metcalf, Larson, Muth, & Fleming, p.e.
ATTORNE.YS AT LAW
313 West Broadway
Po. Box 446
Monticello, MN 55362-0446
April 30, 2002
Sally B, Nelson - Paralegal
Ray o.Vrolson - Paralegal
Telephone: (763) 295-3232
Fax: (763) 295-3132
Email: LawOffice@MLMF.com
City of Monticello
Attn: Jeff O'Neill, Deputy City Administrator
505 Walnut Street
Monticello, MN 55362
Re: Public hearing for consideration of a request for a conditional use permit
for Domino's Pizza/Karen Schneider and Dennis Archer
Dear Jeff:
I received the Notice of Public Hearing for consideration for a conditional use
permit for Domino's Pizza/Karen Schneider and Dennis Archer. Unfortunately, on May
7, 2002, at the time of the hearing I do have a conflict and so I am unable to attend.
However, I would like this letter to be read in the record in furtherance of my position
regrading this conditional use pennit. In the past Domino's Pizza has shown utter
disregard with regard to parking of employees doing deliveries and food service deliveries
by semi trucks and transports stopping on Broadway in front of its present location as
well as in front of the Travel Store, which building I own and lease out. I have no
objection to the relocation of Domino's next door but would request that the conditional
use pennit contain a prohibition of deliveries and employee parking on Broadway to the
detriment of all other businesses and their customers and business invitees. Ample
parking is available for their employees in the public parking lot behind the Broadway
block for which all of us, including the Schneiders, have paid parking assessments. That
is the intended use of that parking. Others of us in the block provide parking to our own
employees on site or direct them to the public parking lot to the rear mid-block as
opposed to using the parking spaces on Broadway intended for customers. Further, the
alley way at the rear of the building should be the appropriate delivery site for inventory
and not Broadway.
Thank you for your considerations.
--1
* Admitted to practice in Minnesota and Nebraska.
Jeff O'Neill
April 30, 2002
Page Two
Respectfully,
METCALF, LARSON, MUTH & FLEMING, P.c.
By:
BVL/hrb
cc: The County Travel Store, Attn: Grace Pederson
Karen's Custom Draperies, Attn: Karen Schneider
'"
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1----\
Planning Commission Agenda - 05/7/02
8.
A. Reference and Backqround.
Bruggeman Homes has applied for a Concept Stage review of a Planned Unit
Development on a 94 acre site south of the Sandberg East and Tyler East rural
subdivisions. The property is bordered on the north by 95th Street NE and on the east by
Haug Avenue NE. Interstate 94 adjoins the southwest side of the project area.
The applicants are proposing a mixed residential project consisting of approximately 47
single family homes, 50 single level twin or townhomes, and 184 two-level townhomes, a
total of 281 units. This would be an overall density of three units per gross acre. The
applicants indicate that the project would also meet the City's low density residential
definition of four units per net acre (exclusive of wetland, park land, and street right-of-way).
At this density, the plan would comply with the general direction for low density residential
development shown for this area in the draft land use guide plan.
The project includes a six acre public park and a preservation area of 25 acres of open
space, currently occupied by wetland or wooded area. The zoning on the property would
need to be designated as a combination of R-1 and R-2. The PUD is used by Conditional
Use Permit as an overlay flexibility tool. Planned Unit Development is intended to permit
design flexibility where the applicant can show that the flexibility results in a tangible
increase in the quality of the project. The Planning Commission should review the proposal
with this objective in mind.
Following is a summary of issues that the Planning Commission should take into account
when considering this proposal. The Comprehensive Plan (later on the agenda, includes
this area within its urban growth boundary. Because the Comprehensive Plan is not yet
adopted, this project proposal presents the Planning Commission with the opportunity to
consider the location of the eastern boundary line.
1. Growth Area Boundary. As noted, the inclusion of this area for consideration of
annexation and development requires an amendment to the Comprehensive Plan.
The City's planning has been focused on extending growth area to the west and
south, rather than to the east. The exception has been to permit the full use of
existing utility capacity in the eastern areas. This would be a potential application of
existing capacity, subject to verification by the City Engineer.
The City Council has authorized the City Engineer to conduct a study analyzing he
feasibility of extending sewer and water services to this area. This study to be
funded by developers.
;I
Planning Commission Agenda - 05/7/02
The primary concern with development in this area is that the exposure to the
interstate highway degrades the residential environment, such that values of new
housing in this area are likely to be lower than similar housing in other parts of the
community without freeway exposure. A complicating aspect of the freeway in this
area is that MnDOT expects to work toward a redesign of the freeway in this area
that will likely require land acquisition from this parcel. That issue is explored further
in a following note.
2. Land Use. The plan designation for this area would be low density residential.
Attached housing is a possible development style under a PUD arrangement,
subject to the considerations for density mentioned in the introductory paragraphs.
The applicant states that they would comply with the density requirements, even
though only about 15% of the housing would be in single family homes. This is
primarily due to the preservation of a large area of open space that is encumbered
by wetlands other natural land cover. As a result, this area would be atypical of most
other low density areas that commonly would have more than 70% of the units in
single family detached housing.
A second issue relates to the organization of housing styles on the site. The freeway
frontage includes both attached and detached housing. While the freeway impacts
the quality of both neighborhoods, single family housing is particularly affected due to
more exterior wall exposure to noise, and a general aspect of such neighborhoods
to have more children and more outdoor activities. Staff would encourage the
developer to consider a design that places detached housing units in locations that
permit greater separation and/or buffering from the freeway.
3. Buffering. To mitigate noise and exposure issues related to Interstate 94, staff would
recommend significant buffering measures be applied along the freeway side of the
project. A combination of large berm, fencing, and thickly planted landscaping
should be incorporated to screen the development visually and audibly from the
freeway. As noted above, the freeway degrades and devalues the residential
environment. While attached housing reduces building openings that transmit noise,
outdoor activities are still affected, diminishing the desirability of the neighborhood.
4. Interstate 94 Redesign. This issue is problematic for this project. MnDOT has
indicated that they intend to resolve the "s" curve overpass design in the next few
years. This project would involve straightening the freeway and increasing the
sweep of the curve prior to the railroad bridge. This is a part of the state's intention
to significantly increase freeway capacity between Monticello and Maple Grove by
adding new lanes. The MnDOT project is still in its infancy, however, it appears clear
that the highway proje.ct will require an acquisition of land from this property to
accommodate the freeway construction.
The City's problem is that the development proposal is being proposed ahead of
MnDOT's schedule, but the freeway project is well-enough known to make it
imprudent to ignore. If this development proceeds and MnDOT comes in later to
!
Planning Commission Agenda - 05/7/02
acquire land, it will be both more expensive, and especially disruptive to a then-
existing neighborhood. There appear to be two alternatives to this issue: 1) defer
the annexation of this land into the City until the MnDOT project is further along in its
design process to permit acquisition of reasonable right-of-way, and project design
that accounts for the highway project, or 2) require that the development project
incorporates the future highway limits into its design and phasing at this time.
5. Other issues.
a. The site plan has been developed with a series of shared, internal private
driveways and back-to-back housing styles that can increase pavement
coverage and raise separation issues. These design elements will need to
be addressed prior to and development stage PUD consideration.
b. The trail shown on the plan will need to be evaluated as to its connection to
other locations both inside and outside of the project area. The Parks
Commission stated that public trails between units area typically less
desirable based on experience with residents with similar situations unless
ample room is provided between units.
c. A portion of the single level townhouses do not connect to the internal street
system. This issue will need to be discussed more thoroughly.
d. Buffer areas from the interstate that rely on native materials will need to be
supported by an inventory of the trees in that area.
e. The Parks Commission is unsure that the proposed park dedication or
portions of the trail area would be in areas that are suitable for park or trail
use. They will want to consider soils, water conditions, and restrictions
resulting from the gas and power line easements when looking at appropriate
locations and dedication credit for parks.
B. Alternative Actions.
1. Motion to recommend approval of the Concept Plan for the Bruggeman Homes
PUD, with comments to be noted, based on a finding that the project is consistent
with the City's future land use plan, and is considered to be ready for development at
this time.
2. Motion to recommend denial of the Concept Plan, based on a finding that the project
is premature for development at this time. This finding would be related to
consideration of the pending Comprehensive Plan amendment and the uncertain
status of the MnDOT 1-94 project which has been discussed.
;!
Planning Commission Agenda - 05/7/02
C. Staff Recommendation.
The concept plan review is the Planning Commission and City Council's opportunity to
provide feedback to the developer regarding a wide variety of issues prior to the
preparation of a detailed development proposal. Issues may include more detailed design
concerns that the City may believe are critical to further consideration of the project, or may
also be related to more general land use and development planning, including the staging or
direction of future City growth. As with any PUD, the City should be able to identify the
tangible advantages that PUD zoning flexibility offers. Staff does not offer a specific
recommendation at concept stage, except to raise issues that may impact the City's
consideration of a project, or conditions that the developer should expect to see if the project
proceeds further.
D. Suppportinq Data.
1. Applicant's "Comprehensive Plan Amendment" proposal
,
I
Planning Commission Agenda - 05/7/02
9. Public Hearing: Consideration of a request for a rezoninq from A-O.
A~riculture-Open Space to R-1. Sinqle Family Residential. Preliminary Plat, and
Development Staqe PUD for an 80 lot subdivision known as The Fields of
Hillside Hurst. Applicant: John Arkell/Carriage Homes. (NAC)
A. Reference and Backqround.
The developer is seeking a number of approvals subject to approval of the annexation of a
40 acre parcel directly west of the Rolling Woods development. The project area is south of
the 40 acres that contain the Monti Club Restaurant and the "Maplewood Development"
parcel, currently unplatted. Staff had reviewed a concept plan in early winter that had raised
a number of issues. The applicants have revised the plat slightly, addressing some of those
concerns, and are now seeking zoning, plat, and PUD approval. Following is a summary of
those comments, and how the redesigned plat has responded to those items.
1. Connection to 85th Street at the southwest corner of the oroject. The site plan
shows an access street north of 85th Street which appears to be a problem because
it does not line up with 85th Street at this location. Originally we asked the developer
to shift the access street to the south to line up with 85th Street. We now have shifted
our thinking and agree with the landowner to move the access street to the north
because the sight lines are better at this location and he also owns land on the other
side of Fenning which will enable a future shift of 85th Street to the north. Simply put,
the new access point will be the future intersection of 85th Street when the property
on the west side of Fenning is developed.
2. The oond. No homes can be constructed in the area of the pond because the
elevation of the land is too low relative to the sanitary sewer line being extended from
the north. Due to this site constraint, this area is reserved for the pond. As noted in
previous discussions regarding pond placement, we are trying to locate ponds in
places where they can be a significant amenity for the development. Even at this
location, if designed and maintained well, the pond can be an amenity for the
development. To make the pond an amenity, planning staff would encourage a
design that is more natural in shape, and has exposure to the interior of the
neighborhood. It is understood that the elevations of the site and the gas line
easement impact the layout.
3. Connection to the north through Maolewood Develooment. The developer now
shows a connection to the north along the west tier of lots parallel to Fenning
Avenue. This connection is to be coordinated with Maplewood Development if they
continue to have an interest in that parcel. The two developer have met regarding
plat design and appear to be coordinating efforts.
Planning Commission Agenda - 05/7/02
4. Park Dedication. The Parks Commission has reviewed the plan and suggest that a
single neighborhood park be considered in the central portion of this plat,
specifically noting Lots 3 and 4, Block 7 as a suitable location. Important
considerations included frontage on two streets, and the avoidance of a scattering of
small outlots as proposed by the developer. The applicant also shows trail
connections along the gas line easement and in the northeast corner of the plat. The
gas line easement would connect to the Water Tower park, and the northeast corner
would connect Rolling Woods with Wildwood Ridge, both through the future
Maplewood Development plat.
Other Plat Review Issues.
a. Lots 1-3, Block 10 in the northern portion of the plat show steeply graded slopes
rising from the rear yards. The new plat review standards considered as a part of
the zoning district revisions include a requirement that there is at least 30 feet of
usable rear yard. No slope over 6:1 should be located closer than 30 feet to any
building pad.
b. The plat is designed as a standard R-1 plat, with 80 foot minimum lot widths, 30 foot
front yard setbacks, and 12,000 square feet minimum lot areas. No averaging, now
allowed in the R-1 District, is proposed in this plat.
c. The ordinance revisions relating to new plats require landscaping to establish
naturalized woodlands in open areas and/or at the edges of the project. No
landscaping plan is included with the submission at this time. There would appear to
be a number of opportunities to incorporate this concept, including along the eastern
edge near Rolling Woods, in the open space area along Fenning (adjacent to the
street entrance), in the center of plat along the cross street (Street "B"), and at the
north side of the plat, currently labeled "Outlot B". In addition to these, staff would
note the discussion above relating to the pond area, as well as lots that back on to
major streets, in this case, Fenning Avenue (Lots 4-11, Block 9).
d. Planning Staff is unsure why the PUD request has been made for this plat, since it
appears to be a standard subdivision design. PUD is a process intended to provide
for flexibility in strict zoning regulations in exchange for creative design that results in
some tangible increase in the neighborhood's quality or open space.
e. The rezoning to R-1 is consistent with the proposed land use plan. This site was not
designated for R-1A since it has neither the expansive top-of-the-hill views, nor any
natural tree cover. As a new plat, itwill be subject to the revised R-1 building sizes
recently adopted by the City. '
I
Planning Commission Agenda - 05/7/02
f. Fenning Avenue - There is potential for road widening and development of a
pathway along Fenning Avenue. The space needed for these improvements needs
to be incorporated into the plat. The City Engineer will be reviewing the plat to
determine if additional right of way width is needed.
B. Alternative Actions.
Decision 1:
1. Motion to recommend approval of the Rezoning to R-1, subject to final annexation
approval, based on a finding that it is consistent with the City's long term land use
plan.
2. Motion to recommend denial of the rezoning as premature.
Decision 2:
1. Motion to recommend approval of the Preliminary Plat, subject to conditions listed in
Exhibit Z, based on a finding that with appropriate conditions, the plat would meet
the City's intent for single family subdivisions in this area.
2. Motion to recommend denial of the plat, based on a finding that the plat layout is
inconsistent with the Comprehensive Plan and zoning recommendations for single
family subdivisions.
Decision 3:
1. Motion to recommend approval of the Concept and Development Stage PUD for the
Fields of Hillside Hurst.
2. Motion to recommend denial of the PUD for the Fields of Hillside Hurst.
C. Staff Recommendation.
Staff recommends approval of the Rezoning, to be adopted at the time of the approval of the
final plat. This area is designated for R-1 subdivision in the proposed plan. As noted in the
discussion, the site is probably not consistent with the requirements for and R-1A
designation.
With regard to the plat, staff would recommend approval only with the conditions stated in
E~ibit Z. The City's recent discussions surrounding single family housing quality have
generated proposals on a number of topics, including building design and size, lot design,
and neighborhood design. The plat stage is the City's opportunity to integrate the
!
Planning Commission Agenda ~ 05/7/02
neighborhood design element into the process, rather than leaving the layout to a mere
engineering exercise. While sewer availability, stormwater, and street requirements dictate
certain design elements, the City has stated that more than this needs to be incorporated
into the process. As a result, staff has set out a series of proposed conditions for
incorporation into a development on this site.
The PUD does not appear to be necessary for this project, and staff recommends denial of
the PUD proposal.
D. Supportinq Data.
1. Site Location Map
2. General Development Plan (dated 4/17/02)
3. Preliminary Plat
4. Preliminary Grading Plan
5. Preliminary Utility Plan
6. Survey and Natural Features
,
I
Planning Commission Agenda - 05/7/02
The Fields of Hillside Hurst
Exhibit Z, Conditions of Plat Approval
1. Redesign the pond to have a more natural shape, and the avoidance of the long,
straight slope at the perimeter of the site.
2. Require a roadway easement on the west side of Fenning Avenue to enable future
shift of 85th Street intersection.
3. Revise the park dedication to meet the recommendations of the Parks Commission,
including a centralized neighborhood park location, and trail connections that utilize
the gas line easement. Eliminate the series of small outlots for park dedication, with
the exception of Outlot D to be used for trail connection to Wildwood Ridge.
4. Provide for a minimum of 30 feet of depth in all rear yards of usable space, at slopes
of no greater than 6: 1
5. Prepare a landscape plan that incorporates naturalizing materials around the pond,
as well as naturalized woodlands in open spaces and at the edges of the plat area,
as noted in this report.
6. Provide road width/easement necessary to support potential widening of Fenning
Avenue sufficient to accommodate road and pathway. Easement area needed to be
determined by the City Engineer.
9
Ken & Jim Schultz
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10.
Public Hearine: Consideration of a simple subdivision creatine two lots from
one parcel and for a Conditional Use Permit allowine residential use on the eround
floor in the CCD District. Applicant: Garv Nesseth (JG)
A. REFERENCEANDBACKGROUND
Mr. Gary Nesseth is requesting a simple subdivision of a parcel, consisting oflots 9 and 10
of Block 20, situated at the south east comer of the Fourth Street West / Maple Street
intersection. The parcel, zoned CCD, fronts Fourth Street West and has an existing
residence, shed and proposed garage located on the northern portion of the parcel. The
proposed simple subdivision will reorient the lots to an east/west configuration fronting
Maple Street.
The applicants parcel is located in the Transition area (an overlay district described in our
Downtown Revitalization Plan) of the CCD District. The Transition area is intended to
allow for uses that lessen the negative affects such as increased traffic, noise, and lights
that can degrade from a residential environment hence providing for a smooth transition
between uses.
Simple Subdivision:
Lot Size:
There are no regulations concerning minimum lot area or minimum lot width in the CCD
district. The lots, after the simple subdivision, would each be over 11,000 sq. ft. with
frontages over 80', which exceeds the general requirements ofa lot of record in the
original plat.
Setbacks:
Setbacks for buildings in the CCD District are reflected in the recommendations given in
the Downtown Revitalization Plan according to use and location. The Downtown
Revitalization Plan states that setback requirements for the transitional area should be the
average of adjacent structures, but no less than 20 feet. Setbacks for the existing
structures as well as the proposed garage meet these requirements. Setbacks for the
future structure of the south lot to be developed after the split is evaluated with the
Conditional Use Permit.
Conditional Use Permit:
Use:
The applicants intention upon splitting the parcel is to construct a single family home on
the newly created lot. A residential dwelling is allowed on the ground floor in the CCD
district with a conditional use permit, subject to the following conditions:
1.) Consistent with the goals and objectives of the Downtown Revitalization
._u
"
Plan.
2.) The proposed site does not intenupt the flow of commercial pedestrian
traffic in the "eCD" district.
3.) Density for ground floor residential units shall not exceed one unit per
9,000 sq. ft. oflot area.
Staff feels that the parcel created upon acceptance of the subdivision split and the use
planned for it meet all three conditions listed above.
Setbacks:
There are no designated setbacks in the CCD district, therefore setbacks have been
determined via the recommendations in the Downtown Revitalization Plan for a transition
area as well as the standards of our residential districts. Staff supports the following
setback conditions for the creation of the development window in the acceptance of the
CUP.
· Front yard setback = no less than 20'
· Sideyard setbacks = 6'
· Rearyard setback = 30'
.
The use to the south of this parcel (Little Mountain Feed) is considered a retail use.
According to the ordinance a buffer yard with the following conditions should be shared
between the two uses to help negate the negative impacts of the incompatible uses.
· minimum building setback of 40' (20' on each side of the property line)
· minimum landscaped yard of30' (15' on each side of the property line)
· minimum number of plant units required are 120 per 100' of lot line, equaling 156
planting units (78 on each side of the property line)
Planting unit values listed in the zoning ordinance are as follows:
Veeetation
Evergreen Trees
Deciduous Trees
Evergreen/Coniferous Shrubs
Shrubs/Bushes
Plan Unit Value
15
10
5
1
The location of an opaque fence or earth berm of at least 5 feet in height within a
required landscaped yard shall be considered credit toward the plant unit requirement.
The number of required plant units shall be reduced by fifty %.
· Mr. Bums (Little Mountain Feed) has provided a fence within the
bufferyard, therefore the plant unit requirement is lessened by half or 39
plant units. (Each side of property line)
Existing trees or vegetation within the required minimum landscape yard preservation
may substitute for required plants. The number of plant units required shall be
proportionately reduced according to the number of trees or vegetation preserved
· Mr. Nesseth should provide staff with an inventory of existing and/or
planned landscaping within the landscape bufferyard that meet the 39
.
planting unit requirement.
B.
ALTERNA TIVE ACTIONS:
1. Motion to approve the simple subdivision and conditional use permit with
the following conditions:
A. Front yard setback of no less than 20'
B. Side yard setback of 6'
C. Rear yard setback of30'
D. Minimum building setback for buffer yard of 20'
E. Minimum landscaped yard in buffer yard of 15'
F. Applicant must provide verification of meeting the minimum
landscape unit requirement of39 units.
2. Motion to deny the request for approval of a simple subdivision and
conditional use permit.
C. STAFF RECOMMENDATIONS:
Staff is recommending that the Planning Commission approve alternative one with the
noted conditions.
.
D.
SUPPORTING DATA:
Exhibit A :
Exhibit B :
Location Map
Survey
.
Planning Commission Agenda ~ 05/7/02
. 11. Public Hearinq: Consideration of Zoninq Ordinance amendments clarifyin~
sinqle family zoning standards as recently revised. Applicant: City of
Monticello. (NAC)
A. Reference and Backqround.
This item is a housekeeping matter, consisting of a number of revisions to the Zoning
Ordinance which will correct inconsistencies created by the recent adoption of the new
single family zoning standards. Because certain standards are listed, or referred to, in
various parts of the City's code, the adoption of the new district regulations has
necessitated revisions throughout ordinance, primarily in Chapter 3. The City Clerk has
provided an updated version of the text incorporating the changes staff believes are
needed to reach consistency.
B. Alternative Actions.
.
Decision 1:
1. Motion to recommend approval of the Ordinance revisions, based on a finding that
they support the City's adoption of new residential zoning standards.
2. Motion to recommend denial of the revisions, subject to additional information.
C. Staff Recommendation.
Staff recommends approval of the amendments. The discussion that led to the adoption of
the new regulations dealt with the substantive issues, and these changes merely bring the
remainder of the ordinance into compliance with those new regulations.
D. Supportinq Data.
1. Revised Ordinance Text, Highlighted
.
~
.......
SECTION:
3- I:
3-2:
3-3:
3-4:
3-5:
3-6:
3-6A:
3-7:
3-8:
3~9:
3-10:
3-11 :
3-11A:
3-12:
.
3-1:
.
CII^PTER 3
GENERAl" PROVISIONS
Non-Conforming Buildings, Structures and Uses
General Buildings and Performance Requirements
Yard Requirements
Area and Building Size Regulations
Off-Street Parking Requirements
Off-Street Loading
Grading
Land Reclamation
Mining
Signs
Adult Uses
Ilome Occupations
Outdoors Sales and Display
Communication Antennas
NON-CONFORMING BUILDINGS, STRUCTURES, AND USES:
[A I PURPOSE: It is the purpose of this section to provide for the regulation of non-
conforming buildings, structures, and uses and to specify those requirements,
circumstances, and conditions under which non-conforming buildings, structures, and
uses will be operated and maintained. The zoning ordinance establishes separate
districts, each of which is an appropriate area for the location of uses which are
permitted in that district. It is necessary and consistent with the establ ishment of these
districts that non-conforming buildings, structures, and uses not be permitted to
continue without restriction. Furthermore, it is the intent of this section that all non-
conforming uses shall be eventually brought into conformity.
[B I Any structure or use lawfully existing upon the effective date of this ordinance shall not
be enlarged but may be continued at the size and in the manner of operation existing
upon such date except as hereinafter specified or subsequently amended.
rCJ Nothing in this ordinance shall prevent the placing of a structure in safe condition when
said structure is declared unsafe by the Building Inspector, providing the necessary
repairs shall not constitute more than tiny (50) percent of estimated market value of
such structure. Said value shall be determined by the City or County Assessor.
lDl
.
No non-conf()l"ming building, structure, or use shall be rnoved to another lot or to any
other part of the parcel of land upon which the same was constructed or was
conducted at the time of this ordinance adoption unless such movement shall bring the
non-conformance into cornpliance with the requirements of this ordinance.
I E] When any lawful non-cont~ml1ing use of any structure or land in any district has been
changed to a conforming use, it shall not thereafter be changed to any non-conforming
use.
[F J A lawful non-conforming use of a structure or parcel ofland may be changed to
lessen the non-conformity of use. Once a non-conforming structure or parcel of land
has been changed, it shall not thereafter be so altered to increase the non-confonnity.
[0] If at any time a non-conforming building, structure, or use shall be destroyed to the
extent of more than fifty (50) percent of its estimated market value, said value to be
determined by the City or County Assessor, then without further action by the
Council, the building and the land on which such building was located or maintained
shall. from and after the date of said destruction, be subject to all the regulations
specified by these zoning regulations for the district in which such land and buildings
are located. Any building which is damaged to an extent of less than fifty (50) percent
of its value may be restored to its former extent. Estimate of the extent of damage or
destruction shall be made by the Building Inspector.
.
rHJ
.
Whenever a lawful non-conforming use of a structure or land is discontinued for a
period of six (6) months, any future use of said structure or land shall be made to
conform with the provisions of this ordinance.
III Normal maintenance of a building or other structure containing or related to a lawful
non-conforming use is permitted, including necessary non-structural repairs and
incidental alterations which do not physically extend or intensify the non-conforming
use.
Normal maintenance, necessary non~structural repairs, and incidental alteration of a
lawful non-conforming sign includes repair or maintenance of existing lettering done
without changing the subject, form, or design of the lawful non-conforming sign.
[JI
Alterations may be made to a building containing or related to a lawful non-
conforming residential unit when said alteration will improve the livability thereof
provided the alteration will not increase the number of dwelling units. In the B-4 zone,
alterations or expansion may be made to a building containing or related to a lawful
non-conforming residential unit when said alteration or expansion will improve the
livability thereof, provided the alteration or expansion will not increase the number of
dwelling units and provided that sllch alteration or expansion shall not constitute more
than 50 percent of estimated market value.
2
.
.
.
Said value shall be determined by City or County Assessor. All adjoining property
owners and the Monticello HRA shall be provided noticc of plans to expand non-
confl.1rming residential structure. Expansion may occur only after completion of a 30-
day notice period.
Expansion of non-confortning residential structures is limited to one expansion after
the date of June 12, 1989.
A II sctbacks associated wi th residential structure expansion must meet R-l yard
requirements. (11176,6/12/89)
[K] Any proposed structure which will, under this ordinance and subsequent amendments,
become non-conforming but f()r which a building permit has been lawfully granted
prior to the effective date of this ordinance, may be completed in accordance with the
approved plans, provided construction is staticd within sixty (60) days of the effective
date of this ordinancc and subscqucnt amendments, is not abandoned for a period of
more than one hundrcd twenty (120) days, and continues to completion within two
(2) years. Such structure and use shall thereafter be a legally non-conforming
structure and usc.
3-2:
GENERAL BUILDING AND PERFORMANCE REQUIREMENTS:
[AI
PURPOSE: The purpose of this section of the zoning ordinance is to establish general
development performance standards. These standards are intended and designed to
assure compatibility of usc and to enhance the health, safety, and general well~lre of
the residents of the community.
[B] DWELLING UNIT RESTRICTION:
1. No cellar, basement, garage, tent, or accessory building shall at any time be
used as an independent residence or dwelling unit temporarily or
permanently.
2. Tents, play houses, or similar structures may be used fl.1!' play or recreational
purposes.
3. The fiJllowing architectural controls shall apply in R=t, R-2, R-3, and PZ-R
Districts:
(a) A1ininnmz huilding "width of24feet.
(b)
Minimum 3:12 roof pitch with minimum six (6) inch soffit in the R-2,
R-3 and PZ-R Districts.
Roof pitch for R-l and R-2A District: No portion of any roof of
~
.,
.
.
.
any structure in the R-] and R-2A District shall hc less thllU
5/12, that is 5 inches of vcr tical rise for each 12 inches of
horizontal length.
Roof pitch for R-] A District: No portion of any roof of any
structure in the R-I A District shall be Icss in pitch than 6/] 2,
that is 6 inches of vertical rise for cach ] 2 inches of horizonhll
length.
(c)
Building must be anchored to a permanent concrete or treated wood
foundation.
(d)
No metal siding shall be permitted wider than 12 inches or without a
one~half (IS) inch or more overlap and relief
(c)
Except for the R-l, R-IA and R-2A Districts, minimum floor
area shall he /.000 square feel.
R-] District: No single family home constructed in the R-l
District shall hc built that does not consist of at least] ,050
square feet of finished floor space at thc time of initial
occupancy, and 2,000 square feet in finishable interior floor
area, exclusiV(. of mechanical, garage, or unfinished storage
spacc. All such finished space shall be at or above the finishcd
exterior grade, or in the case of lowcr levels, no less than
42 inches below such grade.
No rambler style home (whether full basement below grade or
slab-on-grade) in the R-l District shall have finished floor
space of less than] ,400 s()uare feet at the time of initi111
occupancy, exclusive of garage space.
Basements that are neither "walk-out" or "look-out" levels
may he finished, but shall not be included in thc finished squarc
footage calculation. To qualify as "finished," space must havc
heat, flooring such as earpct, vinyl, tile, wood or other similar
floor covering, and ceiling and walls covered with gypsum
board, plaster, or wood, 1md be stained, painted or covered with
other residential wall covcring prior to occupancy
R-IA District: No single family home constructed in the R-IA
District shall be built that docs not consist of at least 2,000
square fect in intcrior finished floor area, exclusive of
mechanical, garage, or unfinished storage space. All such
4
.
.
.
finished space shall be at or above the finished exterior grade,
or in the case of lower levels, no less than 42 inches below
such grade.
In addition to the finished square footage requirements, no
building in the R-l A District shall have a foundation size of less
than 1,400 square feet, exclusive of garage space.
Basements that are neither "walk-out" or "look-out" levels
may be finished, but shall not be included in the finished sqmue
footage calculation. To qualify as "finished," space must have
heat, flooring such as carpet, vinyl, tile, wood or other similar
floor covering, and ceiling and walls covered with gypsum
board, plaster, or wood, and be stained, painted or covered with
other residential wall covering prior to occupancy.
R-2A District: No single family home constructed in the R-2A
District shall be built that does not consist of at least 1,200
square feet in finished floor area, exclusive of mechanical,
garage, or unfinished storage space. All such iinished space
shall be at or above the finished exterior grade, or in the case
of lower levels, no less than 42 inches bclow such grade.
Basements that arc neither "walk-out" or "look-out" levels
may be finished, but shall not be included in the finished square
footage calculation. To qualify as "finished," space must have
heat, flooring such as carpet, vinyl, tile, wood or other similar
floor covering, and ceiling and walls covered with gypsum
board, plaster, or wood, and be stained, painted or covered with
other residential wall covering prior to occupancy.
(f)
All dwellings shall meet all regulations of the Minnesota Uniform
Building Code.
4.
In all districts, all buildings shall be finished on all sides with consistent
architectural quality, materials, and design
R-l District: Building Materials. No less than 1511.) of the front
building facade of any structure in the R-l Oistrict shall be covered
with brick or stone. Any accessory building that can be seen from the
street shall meet this same standard. Structures with front facades
covered by at least 70% stucco or real wood may reduce the brick or
stone coverage to 50/.). The Zoning Administrator may approve
optional facade treatments when additional architectural detailing so
5
.
.
.
warrants. Such detailing may include usa hie front porches,
extraordinal')' roof pitch or other features.
R-I A and R-2A Districts: Building Materials. No less than 20'Y., of
the front building facade of any structure in the R-I A District shall be
covered with brick or stone. Any accessory building that can be seen
from the street shall meet this same standanl. Structures with front
facades covered by at least 70% stucco or real wood may reduce the
brick or stone coverage to] 0%.
5.
In all residential zoning districts. all single and t"vo~f(llniZY dwelling units
(1)11.\/, uded cdfr;;1 .IL'!} 22, /1)91. must include development o{an
allached or detached garage, Minimum size requirementfhr garage
floor is 450 sq fi with (l rninimum garage door opening o{ J6fi,
(#212, 7/22/91)
(#213,1 0/1 5/91 )
R-I District: An attached garage of at least 480 square feet shall be
constructed as a part of any single family home.
R-] A District: An attached garage of at least 700 square feet shall be
constructed as a part of any single family home.
Garage frontage: From side building line to sidc building line of any
single family structure, no more than 40% of such building width shall
consist of garage doors that face the street. Side or real' loaded
garages are not subject to this regulation. An exception shall be made
for garage doors that face the street, but are set back at least ten feet
in back of the font building line of the principal use.
No portion of any garage space may be more than five feet closer to
the street than the front building line of the principal single family use.
R-2A District: A garage of at least 450 square feet, attached or
detached, shall be constructed as a part of any single family home.
Ganlge frontage: From side building line to side building line of any
single family structure, no more than 50'Yo of such building width shall
consist of garage doors that face the street. Side or rear loaded
garages, or detached garages in the rear yard, are not subject to this
regulation. An exception shall be made for garage doors that face the
street, but are set back at least ten feet in back of the
front building line of the principal use.
No portion of any garage space may be more than the front building
6
line of the principal single family use.
IC I PLATTED AND UNPLATTED PROPERTY:
I. Any person desiring to improve property shall submit to the Huilding
Inspector a survey of said premises and information on the location and
dimensions of existing and proposed building, location of easements crossing
the property, encroachments, and other infl1l"mation which may be necessary
to insure contlxmance to City ordinance.
2. All buildings shall be so placed so that they will not obstruct future streets
which may be constructed by the City in confi:)J'mity with existing streets and
according to the system and standards employed by the City.
3. A lot of record existing upon the effective date of this ordinance in a
residential district which does not meet the requirements of this ordinance as
to area or width may be utilized for single family detached dwelling purposes
provided the measurements of such area or width are within seventy-five (75)
percent of the requirements of this ordinance.
4.
Except in the case of planned unit development as provided for in Chapter 20
or this ordinance, not more than one (I) principal building shall be located on
a lot. The words "principal building" shall be given their common. ordinary
meaning; in case of doubt or on any question or interpretation, the decision of
the Huilding Inspector shall be final, subject to the right of appeal to the
Planning Commission and City Council.
-
5. On a through lot (a lot fronting on two (2) parallel streets), both street lines
shall be front lot I ines of applying the yard and parking regulations of this
ordinance.
[D) ACCESSORY BUILDINGS, USES, AND EQUIPMENT:
I. An accessory building shall be considered an integral part of the principal
building if it is connected to the principal building either directly or by an
enclosed passageway.
2. No accessory building shall be erected or located within any required yard
other than the rear yard.
')
.J.
Delached accessory buildings shall nol exceedfilieen (/5)feel in height
((nd sha/I be len (10) feel or morefi'om al! side /01 lines oj'adjoining loIS,
five (5) feel or moreli-om Ihe rear 101 line, shall be len (10) feel or rnore
...-..
...,
7
ji'om (111)' other Inti/ding or structure on the saIne lot. and shall not he
located withill a utility easelnen!.
.
4.
Except by Conditional Use Permit issued pursuant to Section 3-2fD]5 f()J'
single fatnily residential uses, no detached accessory building shall exceed tcn
percent (1 (Y%) of the rear yard of the parcel on which it is located, nor shall
any combination of attachcd garage and detached accessory building exceed
the following maximum area, whichever is less:
(a) 1,200 square feet; or
(b) The gross square footage of the huilding footprint of the principal use.
(#360, 3/12/0 I)
5. The size limitations for detached and attached accessory building area listed in Se,
3-2rD14 may be increased, up to a maximum square footage of 1,500 square feet,
the issuance of a Conditional Use permit when the following conditions arc found
exist:
(a) Accessory huilding space is to be utilized solely for the storage of resident
personal property of the occupant of the principal dwelling, and no aeeess(
building space is to be utilized for commercial purposes.
.
(h)
The parcel on which the accessory building is to be located is of sufficient
such that the building will not crowd the open space on the lot.
(c) The accessory building will not be so large as to have an adverse effect on
architectural character or reasonable residential use of the surrounding
property.
(d) The accessory buildings shall be constructed to be similar to the principal
building in architectural style and building materials.
(#360, 3/12/0 I)
6. Each applicant for a building permit to construct any dwelling shall he required to
provide off-street parking space for at least one (1) automobile per family to be
housed, in addition to any garage space to be used. Subject to the following
exceptions, no permit shall he issued for the construction of more than one ( 1 ) pri'
detached accessory structure for each dwelling, except:
(a) By conditional use permit, or
(b)
For confi:mning single family dwellings, one (I) detached accessory structl
of not more than 120 square feet shall be permitted as a second accessory
structure without a conditional use permit, subject to all other applicable
.
8
codes and standards.
-
(#211, 7/22/91)
(#281,6/10/96)
(#283, 8/26/96)
7.
No accessory uses or equipment such as air conditioning cooling structures or
condensers which generate noise lnay be located in a side yard except for side yan
abutting streets where equipment is fully screened from view.
(#283,8/26/96)
[E] DRAINAGE PLANS: In the case of all apartment, business, and industrial developmen
minimum of 3 sets of drainage plans shall be submitted to the City Engineer for review,
the final drainage plans shall be subject to written approval.
Except as otherwise approved by the City Engineer and/or Building Onicial and upon
demonstration of positive drainage, all dwellings and commercial and industrial buildin;
be constructed such that the ground elevation at the building site will be a minimum oft
(12) inches above finished street elevation at the building access point. The exact eleva
will be determined by the Building Official.
-
All garages and parking facilities shall be situated such that there will be direct and posi
drainage to the street access at finished grade elevation. All elevations shall be establisl
prior to issuance of a building permit.
-
Occupancy shall not be granted until the builder certifies conformance with the grading
f(Jr the lot.
The developer shall have a registered land surveyor or engineer certify that the developr
has been rough graded to within tolerance limits according to the grading plan.
(#279,6/1 0/96)
[GI REQUIRED FENCING, SCREENING, AND LANDSCAPING: The fencing and
screening required by this subsection shall be subject to Subsection [F] above and shall
consist of either a fence or a landscaped planting plan.
1. PURPOSE AND OBJECTIVE: The purpose of this policy is to establish minimu
requirements and standards relative to landscaping, buffering, and screening to be
implemented concurrently with site plans approved by the City; the standards and
criteria shall be used by City stall, Planning Commission. and City Council in the
review and evaluation of such plans and development proposals.
The objectives of these requirements are to establish and maintain forestation of tl
9
.
city: to provide appropriate ground cover vegetation for controlled soil
erosion; to enhance when necessary the natural environment particularly in instan(
where the natural environtnent is disturbed during the course of development; and
establish standards for utilization of natural materials to achieve desired screening
butTering.
This policy sets forth minimum requirements of landscaping, reforestation. and
technical limitations to assure that the result is consistent with reasonable mainten
requirements on a long-term basis and to assure that the results provide an aesthet
urban environment.
2. DETAILED LANDSCAPE PLANS: Detailed landscape plans shall be required in all
cases where site plan approval is specified by the zoning ordinance and subdivision
ordinance. The landscape plan should be based upon the site plan designs submitted t(H
approval and, to assure clarity, it is required the plan be produced on a separate sheet 1'1'(
that containing grading, drainage, and utility plans.
Detailed landscape plans shall include the following information:
(a) Gl~NERAL:
1. Name and address of developer!
owner.
.
II.
Name and address of architect/
designer.
111. Date of plan preparation.
IV. Dates and description of all revisions.
v. Name of project or development.
VI. Scale of plan (engineering scale only, at 1 inch equals 50 feet or less).
Vll. North point indication.
(b) THE SITE ANAL,YSIS:
I. Boundary lines of property with dimensions based upon certified survey.
11. Name and alignment of proposed and existing adjacent on-site streets.
.
111.
Location of existing and proposed utility rights-of.-way, easements, and lin
(water, gas, electric).
10
IV.
V.
. VI.
Location of existing and proposed bui Iding.
Topographic contours of the minimum interval 01'2 feet, extending at leasl
feet beyond the site boundaries.
Location of existing and proposed parking facilities, including curbing del
and traffic island delineators.
VII. Location of existing and proposed water bodies.
VIII. Location of existing and proposed sidewalks, trail corridors, and lire lanes
IX. Other existing or proposed conditions which would be expected to affect
landscaping.
X. Percentage of gross site area not covered by structures and pavement.
(c) LANDSCAPE DATA:
I. Planting schedule (table) containing symbols, quantities, common names,
botanical names, sizes of plant material, root specification (b.r., 8 & B,
potted, etc.) and special planting instructions.
II.
Existing trees and shrubbery, locations, common nmnes, and approximate
size.
.
Ill. Planting detail (show all species to scale at normal mature crown diameter
spread tl:Jr local hardiness zone).
IV. Typical sections in details of fences, tic walls, planter boxes, totlots, picnic
areas, berms, and the like.
v. Typical sections of landscape islands and planter beds with identi fication (
materials used.
VI. Details of planting beds and foundation plantings.
VII. Note indicating how disturbed soil areas will be restored through the use 0
sodding, seeding, or other techniques.
VIII. Delineation of both sodded and seeded areas with respective areas in sqw.tl
feet.
IX. Coverage plan le)r underground irrigation system, if any.
x. Exterior lighting plan.
II
(d)
SPECl^L CONDITIONS: Where landscape or man-made materials are
used to provide ordinance or policy-required screening hom adjacent and
neighhoring properties, a cross-through section shall he provided showing
perspective of the site from the neighboring property at the property linc
elevation.
.
(e) COPIES: The following copies shall be provided in the following format:
I. Blue prints at full scale and size as the site plan.
II. One 8-1/2" by 11" photopositive reduction or one 8-1/2" x 11"
reproducihle drawing which will provide legihle copies clearly
representing all details and design on the plan. Otherwise, to aSSl
legihility, 30 copies of the proposed landscape plan, folded to
approximately 9" x 12", shall be submitted; petitioners may subm
both reduced and larger size legible copies to assure such plans al
available to Planning Commissioners and Council members.
3. ELEMENTS OF LANDSCAPE DESIGN AND MINIMUM NUMBER OF
TREI,:S:
(a) Elements of landscape design may include:
.
I.
Existing topographical and vegetative features;
II. Benning;
Ill. Planting, including the required minimum number of overstory trl
understory trees, shruhs, f1owers, and ground cover materials.
(b) The minimum number of major or ovcrstory trees on any given site shall b
indicated below. These are the minimum substantial planting, in addition
other understory trees, shruhs, flowers, and ground cover deemed
appropriate for a complete qual ity landscape treatment of the site.
I.
Commercial, industrial, institutional sites shall contain at a 111inin
the greater of one (1) tree per LOOO square feet of gross building
floor area, or one (1) tree per 50 lineal feet of site perimeter. Whl
total property area far exceeds building or developed area, and
when excess property area is intended for use in conj unction with
future expansion of the developnlent
area, site perimeter shall he defined as that area
.
which extends 30 feet heyond side and rear yard setback of parkil
12
areas and/or 30 feet beyond side and rear yard setback of primary
or accessory structure.
11.
Multi-residential sites shall contain at a minimum one (I) tree pel
dwelling unit.
.
(#174,4/10/89)
(c) An equivalent of up to fifty percent (50%) of the required nUlllber of
overstory trees may be created through the use of overstory trees in
combination with other landscape design clements as listed in 3 (a) above.
In no case shall the number of overstory trees be less than fifty percent (50
of the appropriate formula. The burden shall be upon the developer to
demonstrate by narrative and by graphics how the equivalent effect is
provided. The equivalent effect shall be subject to approval by the City
Council.
4. MINIMUM SIZE OF PLANTINGS:
(a) Required trees shall be of the following minimum planting size:
1. Deciduous trees--2.5 inches diameter as measured six inches above the
ground.
.
n.
Coniferous trees--6 feet in height.
(b) A minimum of EHeen percent (15%) of the required minimum number of
for multi-residential developments shall be long-lived hardwood deciduou
trees, 3.5 inches in diameter as measured six inches otfthe ground.
(c) Evergreen shrubs used for screening purposes, including those used in
conjunction with berming, shall be a minimum of 24 inches in height.
5. SPECIES:
(a) All trees used in site developments shall be indigenous to the appropriate
hardiness zone and physical characteristics of the site.
(b) All deciduous trees proposed to satisfy the minimum requirements of this
policy shall be long-lived hardwood species.
(c) The cOll1plement of trees fulfilling the requirements of this policy shall be
less than 25 percent (25<%) deciduous and not less than 25 percent (250;{))
coniferous.
.
13
6. SODDING AND GROUND COVER: All areas not otherwise improved in
accordance with approved site plans shall be sodded. Exceptions to this criterion
may be recommended by the Planning Commission and approved by the ('ity Cou
as follows:
.
(a)
Seeding or future expansion areas as shown on approved plans.
(b) Undisturbed areas containing existing viable natural vegetation which can
maintained free of foreign and noxious plant materials.
(c) Areas designated as open space or future expansion areas properly planted
and maintained with prairie grass.
(d) Use of mulch materials such as bark, rock mulch over 4 mil poly, and woo
chips in support of shrubs and foundation plantings.
7. SLOPES AND BERM:
(a) Final slope grades steeper than the ratio of 3.5: 1 will not be permitted witl-
special approval treatment such as terracing or retaining walls.
(b) Berming used to provide required effective screening of parking lots and 0
open areas shall have a slope ratio of 3: 1.
.
8.
WOODLAND AND PRESERV ATION POLICY AND CREDIT:
(a) It is the policy of the City of Monticello to preserve the natural forest and
woodland areas throughout the city; and with respect to specific site
development, to retain, as far as practicable, substantial tree stands which
should be incorporated into the site.
(b) Credit for the retention of existing trees which are of acceptable species, si
and location may be given to satisfy the minimum number requirements se
forth in this policy and in the City ordinances.
(c) Where conventional multi-residential projects clearly demonstrate affirma1
design efforts toward the preservation and enhancement of desirable natUrl
site characteristics, up to 500 square feet per dwelling unit may be subtract
from the minimum area requirements so as to allow up to not more than 01
dwelling unit per acre.
(d)
Where commercial, industrial, and institutional uses clearly demonstrate
affirmative design efrorts toward the preservation and enhancement of
desirable natural site characteristics, ordinance- required paved parking
spaces may be reduced and installation deferred until such time as the nee(
f()r the full complement or parking. The need shall be determined in
.
14
conformance with the "proof of parking" plan so approved by the C:ity.
9. USE OF LANDSCAPING FOR SCRE[.:NING: Where natural materials such as
trees or hedges arc approved in lieu of required screening by means of wall or fenl
the density and species of such plantings shall be such to achieve 90 percent opaci
year-round.
10. USE OF LANDSCAPING FOR SCREENINGulNTERST ATE HIGIIW ^ Y
EXPOSURE:
(a) The City of Monticello recognizes the value of interstate highway expo sur
commercial and industrial developers. The City also wishes to avoid the
undesirable monotony of fully exposed building sides and rears and wi she:
provide natural visual variety to the travelers on the interstate. Natural vis
variety will alleviate the boredom for travelers and will project a clean and
pleasant image of the city of Monticello. Commercial and industrial
developers of lots/parcels having substantial exposure to the interstate shal
required to landscape/screen to provide 601X) opacity year-round, at least
80% of such screening to be of natural materials.
(b) Residential development on lots/parcels having substantial exposure to the
interstate shall be required to landscape/screen to provide 901Yo opacity yea
round, at least 75% of said screening to be of natural materials.
.
(c)
All landscape/screening plans for lots and parcels having substantial expm
to the interstate highway must give design consideration to the differences
elevation between the interstate and the parcel subject to development
understanding that parcels lower than the interstate necessarily require talll
screening to he effective in providing visual variety and the required
percentage of opacity.
II. PARKING LOT LANDSCAPING: To avoid the undesirable monotony, heat, am
wind associated with large parking lots, such lots shall have a minimum of one in1
landscaped area/island delineator in addition to any required traffic safety island II
each additional 5,000 square feet of off-street parking space alter the first 5,000
square feet; such island shall be equal in size to a single parking space and shall hi
bounded by concrete curbing. Trees may be installed in approved traffic safety
islands used to delineate parking spaces from driving aisles and in other areas. Tt
internal landscaped island(s) required above may be deleted if the aggregate area"
trees of individual traffic islands meets or exceeds the above requirements.
12. AGREEMENT AND BOND:
(a)
An agreement will be signed between the City and the owner which states
in exchange f()r issuance of a building permit, the owner will construct im
.
15
(b)
and maintain all items shown on the approved plan and that he wi II replac(
and/or correct any deficiencies or defaults that occur in the plan for a perio
of one complete year or two complete growing seasons subsequent to the
installation of the landscaping plan. A landscaping performance bond will
submitted along with the agrcement at this time. For developnlcnts in I-I ,
1-2 zones, upon petition by developer, the City Council may allow phasing
of installation or required landscaping over a period of three years in order
reduce initial development costs. Terms or the phased installation of
landscaping to be incorporated into the agreement.
(# 174,4/] O/R9)
Ifatter one complete year or two growing seasons all the commitments are
met, then steps may be taken to release both the bond and contract
agreement.
.
According to ordinance, the developer/owner is responsible fix maintainin
the landscaping in a neat and proper il1shion.
furthcr, the screening is expected to remain efrective continually, so any p
material which dies or ceases to function as a screen shall be replaced or
reinforced immcdiately to con1'l..1rm to City ordinancc.
.
13. A requircd screening fcnce shall be constructcd of masonry, brick, wood, or steel.
Such fence shall provide a solid screening effect and not exceed eight (R) feet in h
or be less than six (6) feet in height. The design and materials used in constructin
required screening fence shall be subject to the approval of the Planning Commis~
based upon a recommendation by the City Engineer and Building Inspector.
[HI GLARE: Any lighting used to illuminate oiT-strect parking area, sign, or other structure
bc arranged as to deflect light away from any adjoining residential zone or from the pub
streets. Direct or sky-reflected glare, where fromlloodlights or from high tcmperature
processes such as combustion or welding, shall not be directed into any adjoining prope
The source of lights shall be hooded or controlled in some manner so as not to cast light
adjacent property. Bare incandescent light bulbs shall not be permitted in view of adjac,
property or public right-or-way. Any light or combination oflights which cast light on ,
public street shall not exceed one (] ) f()ot candle (meter reading) as measured from the
center line of said street. Any light or combination of lights which cast light on resident
property shall not exceed 0.4 foot candles (meter reading) as measured from said proper
PI SMOKE: The emission of smoke by any use shall be in compliance with and regulated
the State of Minnesota Pollution Control Standards, Minnesota Regulation APC 1-] 5.
[.II DUST AND OTHER PARTICULA TED MA TrER: The emission or dust, lly ash. or 0
particulatcd matter by any use shall be in compliance with and regulated by the State of
Minnesota Pollution Control Standards, Minnesota Regulation APC 1-15.
.
16
IKJ NOISF:
1.
All noise shall be ll1ufl1ed so as not to be objectionable due to intermittence. beat
frequency. or shrillness and as measured at any property line, shall not exceed the
rollowing intensity in relation to sound liTquency:
R- L R-2,
~
"WI'
OCTAVE BAND,
HERTZ
R-J. R-4,
PZR, PZM, B-1
B-2, B-3,
8-4, 1- L I-I A, 1-2
37.5 to 75
75 to 150
150 to 300
JOO to 600
600 to 1200
1200 to 2400
2400 to 4800
over 4800
63
59
55
51
45
38
78
74
69
66
60
53
31
25
46
40
(#298, 10/1 J/97)
2. The standards as established in this section shall be superseded upon enactment 01
noise control standards by the State of Minnesota.
3. Fxceptions to the standards established in paragraph 1 above.
.
(a)
Noises not directly under the control or the property owner.
(b) Noises emanating from construction and maintenance activities between 7
a.m. and 9:00 p.m.
(c) The noise of safety signals, warning devices, and emergency pressure relic
valves.
(d) Transient noises of moving sources such as automobiles, trucks, airplanes.
(e) The levels specified in paragraph 1 above may be exceeded by ten (10)
decibels for a single period no longer than fifteen (15) Ininutes in length in
one day.
lMl REFUSE: Passenger automobiles, station wagons, and trucks not currently licensed by
state or which are, because or mechanical deficiency, incapable of movement under thei
own power. parked or stored outside in violation of the City ordinances are considered
refuse or junk and shall be disposed of.
lNI
EXTERIOR STORAGE: All materials and equipment except as provided for in Chapte
through 19 of this ordinance shall be stored within a building or fully screened so as not
be visible hom adjoining properties except for the following:
.
17
.
rOJ
.
.
]. Clothes line pole and wire.
2. Recreational equipment and vehicles.
'"l
-) .
Construction and landscaping material currently being used on the premises.
4. Off-street parking of passenger vehicles and trucks not exceeding a gross capacity
nine thousand (9,000) pounds in residential areas.
5. Propane tanks. fuel oil tanks, and other similar residential heating fuel storage t::1l1!
which do not exceed 1,000 gallons in capacity and shall not be located within five
ICct of any property linc.
6. Wood piles in which wood is stored for fuel provided that not more than 10 cords
shall be stored on any property. A cord shall be 4'x4'x8'.
All wood piles shall be five (5) feet or more from the rear and side yard property I
and shall be stored behind the appropriate setback line in front yards.
7. Solar heating systems.
BUILDING MATERIALS: In the "B-1 ", "B-2", "B-3", and "13-4" Zoning Districts the
following building materials standards shall apply. The purpose of
This regulation is to enhance the quality and longevity of buildings in the business distri
the City. and to protect the investlnent in property value of those businesses already l11ac
by ensuring complementary building style, construction, and appearance.
I. No galvanized or unfinished steel, galvalum, or unfinished aluminum buildings, e
those speeificaIIy designed to have a corrosive designed finish such as "corten" stt
shall be permitted in the districts listed herein.
2. Buildings in these zoning districts shall maintain a high standard of architectural c
aesthetic compatibility with cont(mning surrounding properties to ensure that the)
not adversely impact the property values of the abutting properties and shall have
positives impact on the public health. safety, and general welfare, insofar as
practicable.
3. Exterior building finishes in the districts subject to this Section shall consist of m,
compatible in grade and quality to the foIIowing:
(a)
(b)
(c)
(d)
(e)
Brick
Natural Stone
Decorative concrete block.
Cast-in-place concrete or pre-cast concrete panels.
Wood, provided that the sur1~lces are finished l()r exterior use and wood 0/
proven exterior durability is used, such as cedar, redwood, or cypress.
18
(I) (Ilass
(g) Exterior Insulated Finish systems. where said system is manubctured to
replicate the look of one of the approved building materials in this section.
(h) Stucco
.
4.
Metal exterior linishes shal1 be permitted only where coordinated into the overal1
architectural design or the structure, such as in window and door frames, mansard
roofs or parapets, and other similar features. and in no case shal1 constitute more t
15% orthe total exterior finish of the building. (#359,
3/12/01)
-. -'.
-, -.' .
YARD REQUIREMENTS:
I AJ PtJRPOSE: This section identifies minimum yard spaces and areas to be provided for il
each zoning district.
[B1 No lot, yard, or other open space shal1 be reduced in area or dimension so as to make SUi
lot, yard, or open space less than the minimum required by this ordinance; and if the exi
yard or other open space as existing is Jess than the minimum required, it shal1 not be eu
reduced. No required open space provided around any building or structure shal1 be
included as a part of any open space required for another structure.
leI All setback distances as listed in the table below shall be measured from the appropriate
line and shal1 be required minimum distances.
.
Front Yard Side Yard Rear Yard
A-O 50 30 50
R-l * 30 * 3()*
R-IA* 35 * 30*
R-2* 30 10* 30
R-2A * 15 6* 20*
R-3 30 20 30
R-4 30 30 30
PZR See Chapter 10 for specific regulations.
P7M See Chapter 10 for specific regulations.
B-1 30 15 20
8-2 30 10 20
8-3 30 10 30
BA 0 0 0
1-1 40 30 40
1-2 50 30 50
I-IA 50 30 40
P-S See Chapter 19B for specific regulations.
* See Section 3-3 [C J 3. below for special side yard setbacks in the R-l ,R-l A,R-2 and R-2A Districts.
(#298, 10/13/97) (#259, 10/1 0/94) (#352, 8/14/00)
.
19
1.
In R-I, R-2, B-1, and B-2 district,\' "where adjacent structures, excluding
uccessor}' huildings ,I'ithin ,wine block, have/i'ont yard set hacks diff'erentji'o/l1
those re(luired. thefi'ont ,\'ord /ninirnum scthack shull he the uveroge of'the
adjacent structures f/there is only one (I) adjucent structure. theji'ont }'urd
/l1inimul1l set hack shall he the average of'the required set hock und the sethuck
of the adjacent structure. In no case shall the /ninil1lu/l1ji'ont yurd set hock
exceed thirty (30) feet, except as provided in suhsection IF! helow
.
2, In R-I, R-2, B-1, and B-2 districts, if'lot is a corner lot. the side yurtl sethock
shall he not less thantH.enty (20) feet ji"o/11 the lot line ulntlling the street right-
ol~woy /inc.
), Side yard setbacks for single family homes on lots of record with a lot width 66 fc
or less in the Original Plat of Monticello and Lower Monticello which are zoned I
or R-2 shall be six (6) feet, subject to the corner lot provisions of Section 3-3IC\2
Above. (#352, 8/14/00)
4. R-l Oistrict: Sctbacks: Front yard, 30 feet average*"'. For any subdivision in
an R-l District, no house may be placed closer than 25 feet to any street right
of way, and no fewer than 40(% of all individual houses shall have front
setbacks of 30 feet or more.
Side yards, interior: 6 feet minimum on the attached garage side, total
minimum sethack widths for the two side yards of 21 feet.
.
Side yards, corner lots; 20 feet on the street side, and no less than 6 feet on
the interior side.
Rear yards, 30 feet minimum usable. The rear yard shall include a space of ~
least 30 feet in depth across the entire width of the lot that is exclusive of
wetlands, ponds, or slopes greater than 12 percent.
** A vera~in~ of lot area, lot width, or setback dimensions shall be considered to he the
IIrithmetic mellll, not the mellillll. For example, lilt widths in a five lot suhdivision
could be 70 feet, 70 feet, 75 feet, 80 feet, and 105 feet: (70+70+75+80+105 =' 400 feet, divided by 5 ='
80 feet average lot, with 40'Y<, of the lots (2 of5) SO feet or more in width)
R-1A District: Front yard, 35 feet averagc*. For any suhdivision in an R-la
District, no house may be placed closer than 25 feet to any street right of way
and no fewer than 40'% of all individual houses shall have front setbacks of 3
feet or more.
Side yards, interior: 6 feet minimum on the attached garage side, total
setback widths for the two side yards of 20 feet.
.
Side yards, corner lots: 20 feet on the street side, and no less than 6 feet on
the interior side.
20
Rear yards, 3() feet minimum usa hie. The rear yard shall include a space of ~
least 30 feet in depth across the entire width of the lot that is exclusive of
wetlands, ponds, or slopes greater than 12 percent.
.
"'*Avenlging of lot area. lot width, or setback dimensions shall be considered to be the
I/ritllml'1;c 1111'1/11. not the medillll. For e:ulIllple. lot widths in 1I five lot subdivision could be 811 feet,
80 feet. 8S feet, 911 feet, and 115 feet: (80+811+8S+90+ 115'" 450 feet, divided by 5 '" 911 feet average
lot, with 40%. of the Iflls (2 of 5) 90 feet or more in width)
R-2A District: Front yard, 15 feet.
Side yards, interior: 6 feet minimum.
Side yards, corner lots: 20 feet on the street side, and no less than 6 feet on
the interior side.
Rear yards, 20 feet minimum usable. The rear yard shall include a space of ~
least 20 feet in depth across the entire width of the lot that is exclusive of
wetlands, ponds or slopes greater than 12 percent.
[0 I The following shall not be considered as encroachments on yard setback requirements:
1.
Chimneys, flues. helt courses, \caders, sill, pilaster, lintels, ornamental features,
cornices, eaves, gutters, and the like, provided they do not project more than two (
feet into a yard.
.
2. Terraces, steps. or similar features. provided they do not extend ahove the height (
the ground floor level of the principal structure or to a distance less than two (2) ft
from any lot line.
3. In rear yards: recreational and laundry drying equipment arbors and trellises,
balconies, breezeways, open porches, detached outdoor living rooms, garages, anc
air conditioning or heating equipment.
4. Solar systems.
rEJ Suhdivision or non-single family hase lots in R~2 and R-3 Districts.
I. Lots or non-single t~Hnily structures may be divided for the purpose or condominil
ownership provided that the principal structure containing the housing units shall
the setback distances of the applicahle zoning district. In addition. each condomir
unit shall have the minimum lot area for the type of housing unit and usable open
as specified in the area and huilding size regulations of this ordinance. Such lot aJ
may be controlled hy an individual or joint ownership.
.
2.
Lots containing twin homes or townhouses may he subdivided along the COml110n
21
in a "zero lot line" arrangement provided eaeh resulting lot contains the required
amount of lot area per unit as prescribed elsewhere in this Ordinance, and all othe
setback and performance standards of the Zoning District are met
(#320, 3/8/99)
.
rF]
On unplatted lots in residential districts lvhere the adjacent structures exceed the
,ninimUII/ sethacks estahlished in suhsection rej ahove. the /ninimutn set hack shall he
thirt)' (30) feet plus tH!o-thirds (2/3) ofthe difference hctweenthirty (30)/eet and the
sethack or average set hack oj'adjacent structures lvithin the same hlock.
[Ol Required Huffer Yards
1. PURPOSE: Buffer yards are required as to reduce the negative impacts that resul1
when incOtnpatiblc uses abut one another.
2. The following table lists the minimum buffer yard requirements dependent upon 1
intensity of the cont1ict of the abutting uses:
Intensity Minimum Minimum No. Plant Units
of Building Landscape Required-l00 Feet
Contlict ~ Setback Yard of Property Line
Minimal ^ 30 feet 1 0 feet 40
Moderate B 30 feet 20 feet 80
. Significant C 40 feet 30 feet 120
Severe D 50 feet 40 feet 160
(a) Minimum building setback measured from the abutting property line.
(b) Minimum landscaped yard measured as extending perpendicular frOtn the
abutting property line and extending along length of property line. Half of
required distance on each side of the property line and extending tbe lengtl
the property line.
(c) Plant units are a quantitative measure of the required plantings for the
minimum landscaped yard.
i) Plant unit value shall be assigned as follows:
Vej2etation
Evergreen Trees
Deciduous 'frees
Evergreen/Coniferous Shrubs
Shrubs/Bushes
Plant Unit Value
15
10
5
1
.
i i)
'fhe number of plantings required shall equal or exceed the numb
of required plant units based upon the values assigned in Section
22
.
3[GI2(c) of this ordinance.
i i i)
The property owners on both sides or the abutting property line f(
which the buffer yard overlays shall each be responsible for fifty I
percent of the required planting required fl.)]' the length orthe
abutting property line.
3. MINIMUM REQUIRED BUFFER YARD: The 1()lIowing table represent
the type as specified by Section 3-3lF12 of bulTer yard required for abuttin
incompatible uses:
Use
Low Density
Residential
Iligh Density
Residential
Institutional
Commercial
.
Industrial
MINIMlJM REQUIRED BlJFFER YARD
Low High
Density Density Insti-
Resid. Resid. tutional Comm'l Ind'l
None A B C 0
A
None
A
B
D
B
A
None
^
c
c
B
A
None
B
D
D
c
B
None
4. The size and type of required plantings shall be according to Section 3-2[(
and Section 3-2[G J5 of this ordinance.
5. Existing trees or vegetation within a required minimum landscape yard
preservation may substitute for required plants. The number of plant units
required shall be proportionately reduced according to the number of trees
vegetation preserved.
6. The location of an opaque fence or earth berm or at least 5 feet in
height within a required landscaped yard shall be considered credit
toward the plant unit requirement. The number of required plant units sha
reduced by fifty (50) percent.
i) All fences shall be subject to the requirements of Section 3-2l G1 '
this ordinance.
i i) All berms shall be subject to the requirements of Section 3-2l G1 (
this ordinance.
.
7.
i)
DEVELOPMENT' OF VACANT PROPl.JZTY: The owner ofa
vacant property which would require a buffer yard under the term
T'
~~
ii)
of this ordinance shall be required to install one-half of the width
intensity of the required buffer yard along the entire length oCthe
abutting property line in all cases except for the following:
When a vacant property abuts property that has already developec
more than 50!)';) of the length o1'the abutting vacant property line I
footage, the owner/developer of the vacant parcel wi\1 be requirec
to insta\1 the entire width and intensity of buffer yard as determinl
this ordinance.
.
x. EXISTING DEVELOPMENT: Any existing development adjacent to
property developed in accordance with Section 3-3[eJ)7i) shall be consider
exempt from the provisions of said ordinance unti I such time as the proper
or development is substantially altered, remodeled, or expanded. At such
time, the existing development shall provide the remaining one-half of the
buffer yard improvement.
9. The criteria for the submission requirements and approval of a buffer yard
landscape plan shall he according to Section 3-2[GJ of this ordinance.
(#266,2/27/95)
3-4:
AREA AND BUILDING SIZE REGULATIONS:
[Al PURPOSE: This section identifies minimum area and building size requirements to be
provided in each zoning district as listed in the table below.
DISTRICT IDT AREA IDT WIDTIl BIJlLDlNO HEIGHT
. A-O 2 acres 200 N/A
R-1* 12,000 SO 2-1/2
R-1A '" 16,000 90 '!
R-2 12,000 80 2 - 1 /2
R-2A 7,500 45 '?
R-3 10,000 80 2
R-4 48,000 200 1
PZR 12,000 gO 2-1/2
PZM 12,000 gO 2
B-1 8.000 SO 2
B-2 N/A 100 2
B-3 N/A 100 2
B-4 N/A N/A 2
I-I 20,000 100 2
1-2 30.000 100 2
I-I A 30.000 100 2
P-S N/A 150 50 feet
(#298, 10/13/97) (#259,10/10/94)
.
"'R-1 District: Lot Area: 12,000 square feet, average"','" For any suhdivision in an R-1
District no lot may he less than 10,000 square feet in area, and no fewer than 40'% of all
24
individual lots in the subdivision shall be equal to or greater than 12,000 square feet in are~
Lot width: SO feet average.* * For any subdivision in an H.-I Jlistriet, no lot may be less
than 70 feet in width and no fewer than 40'% of ~lll individual lots in the subdivision shalllJ
80 feet or more in width, as measured according to this ordinancc.
.
;;" A wnlging of lot area, lot width, or setbacl, dimensions shall he considered to be the arithmetic melll/, not the
II/edilll/. For example, lot widths in a five lot suhdivision could be 70 feet, 70 feet, 75 feet, SO feet, and 105 feet:
(70+70+75+S0+1ll5 0= 40() feet, divided by 50= SO feet ;Iverage lot, with 40'Y., of the lots (2 01'5) SO feet or more in
width)
R-I A District: Lot Area: 16,000 square fect avcrage*. * For any subdivision in an H.-I A
District, no lot may be less than 12,000 square feet in area, and no fewer than 40'10 of all
individual lots in the subdivision shall be equal to or greater than 15,000 square feet in are~
Lot width: 90 feet, average.** For any subdivision in an R-IA District, no lot may be less
than 80 feet in width, and now fewer than 40% of all individual lots in the subdivision shall
90 feet or more in width, as measured according to this ordinance.
H Averaging of lot area, lot width, or sethack dimensions shall he considered to be the i/rithmetic meall, not the
medial/. For example, lot widths in a five lot suhdivision could he SO feet, SO feet, S5 feet, 90 feet, and 115 feet:
(SO+SO+S5+90+ 1150= 450 feet, divided by 5'" 90 feet lIverage lot, with 40% of the lots (2 of 5) 90 feet or more in
width)
1.
The building height limitation in an R-3, PZM, B-1, B-2, B-3,
B-4, 1-1, and 1-2 zoning districts shall he two (2) stories.
.
2. In zoning districts R-3, PZM, B-1, B-2, B-3, B-4. I-I, and 1-2, a three (3) story
huilding may be allowed as a conditional use contingent upon strict application of
requirement that fire extinguishing systems be installed throughout the building,
(Requires a conditional use permit based upon procedures set forth in and regulatE
hy Chapter 22 of this ordinance ,)
[13] LOT ARI'.'A PFR UNIT: Unless other)'l'ise ,specUied within the individual
zoning districts. thefi)llowing ruble represents the maxi/l1um density of'any
residenlial development:
Unil [voe
S'ingle Fa/nily
1\1'0- J."a/nily
TOH'nhouse
Mohile Home
;\;fulliple I"a/nily
Elderly f101./,'iing
Lol Area Per Unil
12, {)OO S(!l,Wre feel
6,000 square feet
5. {)OO sq lwre fee I
4.000 square feet
10.000 square feet fiJrjirstunil +
2.000 sq .Ii fin' each addil ional one bedroom unil. +
3.000 ,wflt/i)/' each addil ional two hedroom unil,
1.000 square feel
.
(The lot area per unit requirement for townhouses, condominiums. and planned unit
25
developrnents shall be calculated on the basis of the total area in the project and as
controlled by an individual and joint ownership.) (#350, 8/14/(0)
UTILITY TRANSITION AREAS: All areas in which sewer is not currently available s;
be designated as utility transition areas. The minimum lot area of any platted lot in sucl-
areas shall be two and one-hal r (2-1 /2) acres. Any lot platted according to the provision
this subdivision may be replatted provided that public sanitary sewer will be made avail
and all conditions and provisions of this ordinance are met.
l CJ
.
I"IJ] USABLE OPEN SPACE: Except for mixed use projects in the cel) District, each mult
[m1ily dwelling site or townhouse site shall contain at least five hundred (500) square fc
usable open space as defined in Chapter 2 of this ordinance for each dwelling unit conta
thereon, or a minimum of 30% green space,
whichever is greater. For the purposes of this ordinance, green space shall include lawn
shrubs, trees, or other planted open space usable for gardens, shade, or recreation and sh
not include planted areas between parking areas or sidewalks and parking areas which a
less then ten feet in width, nor shall it include any part orthe public right-of-way, dcline
wetland, or required storm water ponding areas below the 10 year nood elevation.
(#350, 8/14/00)
p.::] EXCEPTIONS: The building height limits established herein for districts shall not appl
the following:
Belfries
Chimneys or flues
Church spires
Cooling towers
Cupolas and domes which do not contain usable space
Elevator penthouses
Flag poles
Monuments
Parapet walls extending not more than three (3) feet above the limiting height of t'
building.
Water towers
Poles, towers, and other structures for essential service
Necessary mechanical and electrical appurtenances
Television and radio antennas not exceeding twenty (20) feet above roof
Wind electrical generators
1.
2.
. 3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
[F J No excluded roof equipment or structural element extending beyond the lirnited height (
building may occupy more than twenty-five (25) percent of the area of such roof not to
exceed ten (10) feet unless otherwise noted.
[{JJ MINUvlUM FLOOR AREA PER f)WELUNCi UNiT:
.
I.
ONF AND/OR rWO-i.AlvIiLY DWfLLlNGI.,' AND TOWNHOUSfS:
'1\1 .. 1" 1 " i1 f".' I . 1 1 11 1 .i' '1
J fit. ,,{llIll/fUIIIIIHJO,T jlUt)f tlf Cu. (Jf \.ullu!."S l(Jf/ll'.SlyIC.S .Sfnlll Ik ll.S p)II(JILS.
26
Except where a different standard is imposed in an individual zoning district
the minimum livable floor area shall be as follows:
(0)
One-stOl:V, ,split enl/}', split level. hi-level, 3 or -Ileve/ ,splitni)(j() square
feel,
.
(h) 1 1/-1 s/(n)', I 1/2 sto/y, / 3/-1 stO/}'n/, 060 squarefeel.
(c) TW(h)'IOI}' Dwellingn750 square.li.~('/ per sIO/}'. NOTE: All square
.limtages are hosed onfinish area ahove grade.
(d) EXCEPTION: the mini!11Wn squarefi)()/Uge ola one-stolY may he reduced
to 86-1 square.l(~et fla garage is added with at least -100 square feel. /nno case,
h()"wewr, shall the minimum di!1wnsion oflhat garage he less Ihan / 6f(~et.
(7/22/91, #210) (5/23/94, #251)
2. MULTIPLE DWELLING UNITS: Except f()r elderly housing, living units classified as
multiple dwellings shall have the following minimum floor areas per unit:
(a) Efficiency Units
(b) One Bedroom Units
(c) Two Bedroom Units
(d) More than Two
Bedroom Units
500 square feet
600 sq uare feet
720 square feet
An additional 100 square feet
for each additional bedroom
.
..,
-) .
ELDERLY (SENIOR CITIZEN) 1 lOUSING:
Living units classified as elderly (senior citizen) housing units shall have the f()[lowing
minimum floor areas per unit:
(a) E1Ticiency Units
440 sq uare feet
(b) One Bedroom
520 square feet
II q EFFICIENCY APARTMENTS: Except for elderly (senior citizen) housing, the numbel
efficiency apartments in a 111ultiple dwelling shall not exceed five (5) percent of the tot a
number of apal1ments. In the case of elderly (senior citizen) housing, efficiency apartml
shall not exceed twenty (20) percent of the total nllm bel' of apartments.
.
27
CHAPTER 6
.
"R-l" SINGLE FAMILY RESIDENTIAL DISTRICT
SECTION 1:
6-1 : Purpose
6-2: Permitted Uses
6-3: Permitted Accessory Uses
6-4: Conditional Uses
6-1: PURPOSE: The purpose of the "R-l" single family district is to provide for low density,
single family, detached residential dwelling units and directly related complementary
uses.
6-2: PERMITTED USES: The following are permitted uses in an "R_l" district:
[A] Single family detached dwellings.
[B]
BOARDING (HOUSE) HOME--FOSTER CHILDREN: Restricted to children
out of their own home, age sixteen (16) years or under, or in the case of mental
retardation age twenty-one (21) or under, cared for twenty-four (24) hours a day
for a period of thirty (30) days. The number to be cared for in one (1) foster
child boarding (house) home shall not exceed six (6), including the foster
family's own children.
.
[C] DA Y CARE HOME: Restricted to a family dwelling in which foster care,
supervision, and training for children of school or preschool age out of their
home is provided during part of a day (less than twenty-four (24) hours) with no
overnight acconmlOdation or facilities, and children are delivered and removed
daily. The number to be cared for in one (1) day care home shall not exceed
twelve (12) including the family's own children. The regulation and conditions
of the Minnesota Department of Public Welfare, Public Welfare Manual 11 3130
as adopted, amended, and/or changed shall be satisfactorily met and a written
indication of preliminary, pending, or final license approval from the regulatory
welfare agency shall be supplied to the City.
[D] Public parks and playgrounds.
[E] Essential services.
(#325, 5/10/99)
6-3:
PERMITTED ACCESSORY USES: The following are permitted accessory uses in an
"R_} II district:
.....
-
[A] Private garages, parking spaces, and carports for licensed and operable passenger
cars and trucks not to exceed a gross capacity of nine thousand (9,000) pounds
MONTICELLO ZONING ORDINANCE
6/1
.
.
.
[B]
[C]
[D]
[E]
[F]
[G]
[H]
[I]
as regulated by Chapter 3, Section 5, of this ordinance. Private garages are
intended for use to share the private passenger vehicles of the family or families
resident upon the premises and in which no business, service, or industry is
carried on. Such space can be rented to non-residents of the property for private
passenger vehicles and/or non-commercial vehicles, trailers, or equipment if
sufficient off-street parking in full compliance with this ordinance is provided
elsewhere on the property. Such garage shall not be used for the storage of more
than one (1) commercial vehicle owned or operated by a resident per dwelling
unit.
Recreational vehicles and equipment.
Home occupations.
Non-commercial greenhouses and conservatories.
Swimming pool, tennis courts, and other recreational facilities which are
operated for the enjoyment and convenience of the residents of the principal use
and their guests.
Tool houses, sheds, and similar buildings for storage of domestic supplies and
non-commercial recreational equipment.
Boarding or renting of rooms to not more than one (1) person.
Limited Rummage/GaraQ:e Sales. Allowing sales on a limited basis of items
accessory to private residential use of land including, but not limited to,
household goods and supplies, appliances, clothing, and lawn and garden tools,
non-motorized equipment and supplies. Accessory use of property for
rummage/garage sales shall conform to the following requirements:
1. Rummage/garage sales shall not be conducted on more than three separate
occasions per calendar year. Each rummage/garage sale shall be limited to
four consecutive days. All such sales shall be conducted between the
hours of 8:00 a.m. and 9:00 p.m.
2. Sale items shall not be placed on or in any public right-of-way.
3. Two signs not exceeding two square feet each in area advertising the
rummage/garage sales are allowed on the sale premises without a permit.
All such signs shall be removed immediately upon conclusion of the sale.
If a rummage/garage sale sign remains on the premises, the sale shall be
deemed to be open.
Limited Open Sales. Allowing sales on a limited basis of motor vehicles, boats,
motorized equipment, and recreational vehicles. Accessory use of property for
limited open sales shall conform to the following requirements:
MONTICELLO ZONING ORDINANCE
6/2
.
.
.
1. No more than a total of three items per site may be advertised for sale per
year.
2.
No more than two items can be displayed for sale at anyone time on any
property.
3. Individual items may not be displayed in excess of 30 days in the
aggregate for all items displayed.
4. Items sold are limited to articles owned by individuals that make their
primary residence at the limited open sales site.
5. Sale items may not be placed on a public right-of-way.
6. One sign not exceeding two square feet in area advertising the sale item is
allowed without a permit. Such sign must be placed within or attached to
the sale item and shall not be freestanding.
(#208,05/13/91 )
6-4:
CONDITIONAL USES: The following are conditional uses in an "R-1" district.
(Requires conditional use permit based upon procedures set forth in and regulated by
Chapter 22 of this ordinance.)
[A]
Public or semi-public recreational buildings and neighborhood or community
center; public and private educational institutions limited to elementary, junior
high and senior high schools; and religious institutions such as churches,
chapels, temples and synagogues provided that:
1. Side yards shall be double that required for the district, but no greater than
thirty (30) feet.
2. Adequate screening from abutting residential uses and landscaping is
provided in compliance with Chapter 3, Section 2, of this ordinance.
3. Adequate off-street parking and access is provided ,on the site or on lots
directly abutting directly across a public street or alley to the principal use
in compliance with Chapter 3, Section 5, of this ordinance and that such
parking is adequately screened and landscaped from surrounding and
abutting residential uses in compliance with this ordinance.
4. Adequate off-street loading and service entrances are considered and
satisfactorily met.
[B] Governmental and public utility buildings and structures necessary for the
health, safety, and general welfare of the community provided that:
1.
Conformity with the surrounding neighborhood is maintained and required
setbacks and side yard requirements are met.
MONTICELLO ZONING ORDINANCE
6/3
.
.
.
2. Equipment is completely enclosed in a permanent structure with no
outside storage.
3.
Adequate screening from neighboring uses and landscaping is provided in
compliance with Chapter 3, Section 2, of this ordinance.
4. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[C] Residential planned unit development as regulated by Chapter 20 of this
ordinance.
MONTICELLO ZONING ORDINANCE
6/4
.
.
-
-
SECTION I:
6A~I:
6A-1:
6A-3:
6A-4:
6A-1:
6A-1:
6A-3:
6A-4:
CHAPTER 6A
nR_] 1\"" SINGLE F AMIL Y RESIDENTIAL DISTRICT
Purpose
Permitted Uses
Permitted Accessory Uses
Conditional Uses
PURPOSE: The purpose of the c"R_ I A' single family district is to provide fix low density.
single family, detached residential dwelling units and directly related complementary uses.
The R- I A District is distinguished from the R~ I District in that is has more extensive
developmcnt standards and is to be located in areas of higher natural residential amenities.
including such conditions as woodlands. wetlands, and significant views.
PERMITTED USES: The follovving arc permitted uses in an 'oR-IAn District:
[A] Those uses permitted in the nR_l" District. under the same conditions as listed in that
district.
PERMITTED ACCESSORY USES: The following are permitted accessory uses in an
nR_1 An District:
[AJ Those permitted accessory uses as alIO\ved in the "R-I" District under the same
conditions as listed in that district.
CONDITIONAL USES: The following are conditional uses in an nR_1 Ah District
(requires a conditional LIse permit based upon procedures set forth in and regulated by
Chapter 11 of this ordinance).
[A 1 Those conditional uses as allowed in the "R- I A District. under the same conditions
as listed in that district.
.
SECTION 1:
7A-l:
7A-2:
7A-3:
7A-4:
7A-5:
7A-l:
7A-2:
.
7A-3:
7A-4:
7-A5:
-
-
ClfAP'fER 7 A
"R-2A" SINGLE r: AMII ,Y RESIDENTIAL DISTRICT
Purpose
Permitted Uses
Permitted Accessory Uses
Conditional Uses
Landscaping
PURPOSE: The purpose of the "R-2^,' single family district is to provide for medium
density, single family, detached residential dwelling units and directly related complementary
uses. 'The "R-2A: District is distinguished 1rom the "R-2" District in that it has more
extensive development standards and is intended to accommodate small lot residential
developmcnt in traditional neighborhood arrangements with high levels of amenities.
PERMITTED USES: The following arc permitted uses in an "R-2A" District:
lAJ Those uses permitted in the "R-I" District, under the samc conditions as listed in that
district.
PERMrITED ACCESSOR Y USES: The following arc permitted accessory uses in an
"R-2A" District:
lAl Those pcrmitted acccssory uses as allowed in thc "R-I" District, under the same
conditions as listed in that district.
CONDITIONAL USES: The following arc conditional uses in an "R-2A" District (requires
a conditional use pennit based upon procedures set forth in and regulated by Chapter 22 of
this ordinance).
lA J Those conditional uses as allowed in the "R-l " District, under the same conditions
as listed in that district.
Landscaping: Lots in the 1{-2A district shall he required to provide significant
landscaping. Within front yards, no less than 6WX, of the yard shall he landscaped
garden area. No private driveway leading to a garage may be more than 18 feet
in width. For the portion of the lot that is not covered by the structure, the property
shall he landscaped with plant materials equal to one ornamental tree per each
1,500 square feet and one ornamental shrub per each 150 square feet. Lot area
that is not covered by shruhs and trees may be covered with lawn, gardens, and
patios or decks. A landscape security shall he provided to ensure the landscaping
of each lot in accordance with this section.
12. Public Dearine: Consideration of a re uest for an amendment to the zonin
ma to re--zone Groveland 3rd Addition from A riculture-O en S ace to Sin Ie
Family Residential. Apolicant: Ocello. LLC (JG)
A. REFERENCE AND BACKGROUND:
Ocello, LLC has applied for an amendment to the zoning map designation from AO
(agriculture) to R-l. This addition, known as Groveland 3rd, is a continuation ofa 255
acre project referred to as Groveland. The addition is currently within the Monticello city
limits, just south and west of Groveland 2nd Addition. The land use proposed for
Groveland 3rd addition reflects the City's Comprehensive Plan for the area as well as
Monticello's Long Range Future land use plan.
B. AL TERNA TIVE ACTIONS:
1. Motion to approve the rezoning based upon a finding that the proposed use is in
conformance with the objectives of Monticello's Comprehensive Plan.
2. Motion to deny the rezoning based upon a finding the proposed use is inconsistent
with the objectives of the Comprehensive Plan.
.
C.
STAFF RECOMMENDATION:
Staff recommends approval of the rezoning.
D. SUPPORTING DATA:
Exhibit A:
Groveland 3rd Addition Plat
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Planning Commission Agenda - 05/7/02
.
13.
Public Hearing: Consideration of an amendmentto the City's Comprehensive
Plan and future land use guide plan. Applicant: City of Monticello. (NAC)/JO
A. Reference and Backqround.
The City has been working toward the development of a revised future land use plan that
would address areas beyond the current boundaries of the City. As growth has accelerated
over the past few years, available development land has been consumed, and project
proposals are beginning to encroach on the edge of what has previously been used as the
boundary for the orderly annexation area. In order to plan for future transportation routes,
land use planning, and utility service areas and capacity, a draft long-term growth plan has
been formulated.
.
This plan has been reviewed in concept form by staff and City officials, and has been
presented at a public open house for review and feedback. Several of the affected
landowners were present, and had the opportunity to provide information about their
property, and to question City staff and officials as to the impacts of the concept plan. In
general, feedback received has been positive, with the majority of input being in the form of
questions of clarification. There have been a small number of property owners who have
sought to be included in the long-term growth boundary, and a few others who would prefer
different land use designations on their land.
Below, we have summarized comments received that have requested changes in the draft
plan, or questions raised that could affect the overall concept.
1. At the east edge of the growth area, a landowner has requested that the City include
an additional 80 acres of property within the growth boundary. This area was
excluded in the original draft due to the likelihood that the only probable land use is
some form of residential, with a significant exposure to 1-94. Because attached
housing is likely to comprise the majority of the City's mixed use development and
original plat redevelopment, staff limited the expansion of the City in this area to
minimize competition with these other attached housing areas that would not suffer
from the 1-94 exposure.
2.
In the southeast portion of the growth area, a landowner has requested that an
additional 40 acre parcel be included. The parcel abuts the east boundary line of the
"Hermes" property and has exposure to County 18. The property is generally
wooded. Staff discussion has been to limit expansion of the City to the east, and
maintain a rural buffer for roadway traffic entering the community from this direction.
This parcel, however, may provide an attractive location for R-1 A housing
opportunities, and should be considered for inclusion in the planning area. It also
sits at a favorable elevation relative to existing City service line which may make it
.
.
.
Planning Commission Agenda - 05/7/02
readily developable with the need for a lift station.
3.
Staff from the YMCA have been contacted regarding their interest in being a part of
the future development area. The draft plan includes land owned by the YMCA east
of the series of lakes at the west edge of the City. The YMCA staff that reviewed the
plan expressed positive comments but were careful to note that any decision
regarding future development of a portion of the site was in the hands of YMCA
policy makers that have not had the opportunity to review the plan.
4.
The parcel along the west side of Highway 25, south of the Kjellberg West mobile
home community is owned by the Kjellberg group. They have asked that the
property be designated for commercial development rather than industrial as shown
on the concept plan. Staff would consider this industrial classification similar to that
of the "Gold Nugget" industrial area across Highway 25 to the east - a combination
of office, warehouse, and showroom space, rather than manufacturing.
5.
The Industrial Development Committee (IDC) asked about growth and annexation of
property to the north, across the river. Although this concept was explored when the
"Bridgeview" residential project was being considered, the expense of extending
utilities across the river is great, and a very large industrial user would be necessary
to ensure that the expansion was affordable. Even more at issue, from planning
staff's position, is that Highway 25 is the only access to this area, and another bridge
across the river is even less likely than a new interchange along 1-94. The traffic
issues raised by industrial development in this area would cause additional concern
for the downtown area. Staff continues to support industrial development to the west,
with an aggressive funding plan to create a new interchange as soon as practicable.
6. The IDC asks about the prospects for industrial zoning for the "Remmele" property
along Highway 25, now owned by the City. Planning staff is reluctant to recommend
this land use, based on the property's location and greater potential for future
commercial use. Commercial land is much more sensitive to location, access, and
visibility, and eroding the existing supply will compromise the future land use,
potentially discouraging additional commercial development. If the IDC goal is to
control industrial land as a tool for attracting industry, the City should consider
acquisition of land suited for industrial development in accordance with the plan.
7. The owner of land north of the Remmele property has suggested to staff that their
property between the Remmele site and the large pond be designated for mid- to
high-density residential, rather than commercial as now shown on the land use plan.
While this site may provide a site that could support an attractive residential project,
staff makes the same comments regarding the long term supply of prime
commercial land as in note 6 above.
.
Planning Commission Agenda - 05/7/02
.
8.
The IDC challenges the "Chadwick" PUD plan for a mix of uses, including some
commercial as proposed by the developer along the highway. The land use plan
calls for industrial (a rather broad term), and the developer's intent is to propose
highway oriented commercial uses along the freeway frontage. The Planning
Commission should comment on this issue as a part of its review of the Plan
Amendment.
9. The IDC also asks about the Planning Commission's opinion of various
opportunities that the City may pursue to own and develop its own industrial park,
including the Gold Nugget, Remmele, and Chadwick properties. Planning staff has
considered this question to be one of implementation strategy, rather than land use
pattern and policy. It has been staff's position that an appropriate land use pattern
should be agreed upon apart from the issue of whether the City should be the
owner/developer of industrially guided land.
.
10. A common question regarded the meaning of "Urban Mixed Use", a land use
category shown in two areas of the draft land use plan. This concept is intended to
identify areas where the City may encourage a mix of both attached and detached
housing, commercial uses, and support facilities in an urban or traditional
development pattern. Although not intended to be a Central business district, the
pattern is likely to reflect that type of urban development style. Two areas area
designated in this way: One area to the west, near the future intersection of 90th
Street NE and the extension of School Boulevard, and one area to the southeast,
around the intersection of County 37 and Fenning Avenue, north of Pelican Lake.
These areas have been called out separately to distinguish them from what is
expected to be a land use pattern that is otherwise dominated by more common
residential or commercial districts.
As noted, apart from these comments, the open house generated questions, but few other
comments affecting the general content of the Plan amendment. The Plan is designed to
encourage growth to the south and west, taking advantage of the natural tendency of
residents in these areas to take advantage of Monticello's commercial markets, rather than
the commercial areas along the commuting routes to the east. With the exception of the
area around County 18 and 1-94, the existing land use pattern is expected to remain the
same. This latter area is proposed to be amended from a primarily industrial area to
include more potential commercial development north of the freeway, due to the coming full
interchange at this location.
B. Alternative Actions.
1.
Motion to recommend approval of the amendment to the Comprehensive Plan,
based on a finding that it provides a reasonable baseline for guiding efficient,
.
.
.
.
Planning Commission Agenda - 05/7/02
coordinated future growth of the City of Monticello. This motion should incorporate
any changes to the concept plan to be made pursuant to the discussion in this report
or other public testimony.
2.
Motion to recommend denial of the Comprehensive Plan amendment, based on a
finding that the current plan is adequate to guide growth for the foreseeable future.
3.
Motion to table pending input from Monticello township. Although an open house
was held, there was no formal presentation to Monticello Township or County
officials.
C.
Staff Recommendation.
Staff recommends adoption of the amendment. Since the last plan update in 1995, the City
has grown rapidly, consuming much of the planned urban land. The line established in the
early 1970s, now about 30 years old, has served the City well, but is no longer able to help
direct land use and infrastructure planning decisions being made now that will affect the
extraterritorial areas in the near term. The intent of this plan is to provide a long-term
framework that will assist in guiding the growth of the City in a logical, efficient manner, and
will avoid the consumption of the remaining farmland. In this regard, the plan also seeks to
preserve the rural impression of the surrounding areas by holding development back from
the highways leading into town, avoiding a stripped development pattern along these
thoroughfares. As development grows toward these areas, the City will need to prepare a
process for selling and transferring development rights to allow land owners to recoup the
value of their land investments.
This strategy should also have the advantage of maximizing access management benefits in
each of these roadway corridors. These benefits should include easier flow and greater
capacity, as well as the opportunity for less disruption of urban development when the
roadways need to expand.
D. Supporting Data.
1. Extraterritorial Growth Plan and Map
..
.
.
.
Monticello Extraterritorial Growth Plan - 3/19/-02 Draft
Background and Purpose
This document serves as narrative support for the land use mapping being considered
as a part of the Comprehensive Plan update. The City of Monticello is developing a
land use plan for an extraterritorial area that includes land far beyond the foreseeable
period. The purpose of this exercise is to develop a basis for projecting roadway and
other infrastructure needs, and to protect corridors for those needs to accommodate the
future City boundary.
Commonly, a land use plan uses a 20 year time horizon as its planning framework.
However, the limitations of this period can be seen in the conflicts created when the
interest in annexation and extension of utility services does not exactly match the
demands for growth in either pace or location. A longer planning period is also
suggested by the expected lifespan of infrastructure development - usually forty years
and often much longer.
To address this issue, the City intends to establish an extraterritorial growth line that
incorporates planning and land use objectives of the City far out into the future. The
graphic plans that this document supports are developed around the following goals:
1.
Allocate land uses in a way that supports all types of growth, with the
opportunities for the City to maintain a long-term balance of land use
demand, land supply, and housing choice.
2. Develop a transportation system that supports the growth of the City, and
protects transportation corridors in areas now to avoid later conflict over
corridor expansion.
3. Preserve, to the extent possible, a visual connection to the rural areas of
the surrounding township land.
4. Provide for an opportunity to protect future urban areas from interim
encroachment by non-urban uses.
5. Facilitate opportunity for land owners to recoup increasing land values in
ways that complement the City's growth boundaries.
6. Provide a framework to identify major infrastructure needs early to support
the City's land use planning and growth demands.
7.
Communicate the desire to grow in an orderly, contiguous fashion, and
set a foundation on which a renewed relationship with the township can
be based.
Page 1
\3
.
Land Use
.
The land use plan focuses on extraterritorial areas, generally, However, there are
certain locations within the current City boundaries that merit some attention, As a rule,
areas within the City are expected to continue their historical land use pattern, The
most notable exception would be the County Highway 18/1nterstate 94 area. This area
has been planned primarily for industrial land uses on both sides of 1-94, with limited
areas of commercial land use. With an expectation that a full interchange will soon be
constructed at this location, however, commercial uses are now more viable. There will
be only limited impact on the south side of the freeway, but the north side should
support the opportunity for larger-scale commercial land uses.
Extraterritorial areas include the following:
a.
Northeast Area. This area includes land that is adjacent to both City and
Township residential areas, and in some places borders the freeway. This area
is guided in the plan for low density residential land uses, although there is an
expectation that in larger areas, some examples of medium density housing
styles will be considered when the overall density in no greater than three units
per gross acre. This area is able to be served by City utility services, but the
plan intends to limit growth in this direction to preserve utility capacity for
downstream relief, and to encourage a growth pattern that is more westerly in
direction. It is anticipated that rural residential uses would be reasonable beyond
the boundaries of this planning district. Expected zoning districts to be
incorporated into the development of this area include R-1, R-2, and R-2A
districts.
.
b. East Area. South of the freeway, the limitations of sewer service, existing
development and other factors create another natural edge for urban expansion.
Some areas include well-wooded land and hillside areas that lend themselves to
higher-end housing opportunities. Other areas would be expected to be entry-
level to mid-range in housing costs. An emphasis on natural feature
preservation will be important in this area, including capitalizing on view
opportunities where they are available. Expected zoning in this area would be R-
1, R-1A, R-2, and R-2A. Density levels would be below three units per gross
acre.
c.
Southeast Area. The southeast portion of the planning area lies between the
Monti Club Hill and Pelican Lake. County Highway 37 borders the north shore of
the lake, and would serve as the primary south boundary for the planning area.
Much of this area is designated "Future Growth Area", and does not have a
density or land use label attached. However, it is expected that the bulk of these
areas would be dominated by low-density residential development. An exception
.
Page 2
.&
.
.
.
e.
to the land use designation is the area around the intersection of County
Highway 37 and Fenning Avenue. This area is seen as a higher-density
development area, perhaps with a mixed pattern of townhouses, some
commercial, and mixed use buildings. A broad band of open space should be
incorporated into the plan to protect the shoreline of Pelican Lake. Density in the
district is not designated at this time, due to the long period of time before this
area would become urbanized, however, single family homes would not be
expected in the core of this area.
d.
South Area. The land south of the current City limits includes the "Gold Nugget"
property and other land between 85th Street and County Highway 37. The Gold
Nugget property is guided for a combination of one third office-industrial, and two
thirds residential. The residential portion is seen as a mixed density project, with
overall densities at three units per gross acre. The office-industrial area is
projected to be a mix of office, office-warehouse, office-showroom and other
similar land uses. To support the transportation network in this area, an
extension of Cedar Street is planned to continue south from School Boulevard to
connect to 85th Street through this area. This roadway may take the form of a
frontage road, or a service road serving development on both sides, depending
on engineering and routing issues.
South of 85th Street, the plan has designated the area for Future Growth, without
listing a specific land use pattern or density. One of the features of this area is
that urban development is intended to be buffered from Highway 25 by one half
mile on both sides. This concept is intended to reinforce the feeling that
Monticello retains a connection to the rural areas surrounding it, and to help
make the community feel smaller than it is or will be. A system of development
rights and credits could be established to compensate land owners in this area
for the plan's prohibition of development in the Highway 25 corridor.
A similar plan is proposed west of Highway 25, with an office industrial area
mirroring the Gold Nugget development, and residential uses expected
elsewhere. A buffer zone is planned here as well, keeping the Future Growth
Area one half mile from the Highway corridor.
Southwest Area. The southwest area is a region of significant changes in land
cover and a mix of existing development, agricultural uses, and natural features.
The plan anticipates a preservation of the natural areas, using them as amenities
for both private development and public view. Some public recreation would be
programmed for areas that are encumbered by utility easements. An area of
higher density mixed use development is shown in this plan around the
intersection of 90th Street and the extension of School Boulevard. Other land
uses include attached residential housing, and limited commercial. Zoning
districts in this area could include all of the City's residential districts and a mixed
use district to be established. Residential density would likely range between six
Page 3
\ '".)
J
,
and fifteen units per acre in the attached housing and mixed use areas, with
densities below four units per acre in the remainder of the area.
.
f. West Area. Extending Chelsea Road to the west and north is the feature of this
area, creating a parallel south collector street. Chelsea would serve primarily
higher intensity uses, including commercial and industrial uses. North of County
Highway 39, Chelsea Road would serve as a dividing boundary between
residential uses along the border of Silver Springs Golf Course, and industrial
uses along the interstate highway. The plan discourages residential uses along
the highway where possible. Broad green spaces and landscaping buffers are
programmed to help separate existing residential areas.
g. Northwest Area. This area is dominated by industrial uses that would be
developed in concert with an interchange at Orchard Road. This area would
take advantage of both the freeway exposure and the natural tree cover to
create a higher end commercial/industrial park. A new interchange in this area
will minimize truck traffic impacts on either the existing developed areas or the
traffic conditions at Chelsea Road and Highway 25.
h.
Permanent Rural Areas. Outside the boundaries of the planning area, the land
use is proposed to be labeled "Permanent Rural Use" . Although it is anticipated
that at some point in the future, the boundaries of the City's planning area will
need to be reevaluated, any development in the Permanent Rural area would be
well beyond the foresight of this plan. The proposed planning area, in fact,
encompasses much more land than the City's utility services are able to treat.
As a result, other major infrastructure changes will be necessary even to serve
the identified districts.
.
Summary
The proposed plan is established to help establish roadway needs and issues, and to
create a framework under which both the City and the Township might work, with the
goal being that orderly planned growth can occur without Township fear that land will be
annexed before it is needed, and without City fear that admini3trative opposition will
interfere with the timing and process of development and growth. The City and the
Township would need to work together to protect the areas for future development
shown on the plan.
.
Page 4
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QUESTIONS I)EVI~L()PEI) BY THE IDC FOR lip ~ D L2..1 L. 02-
THE PL'\NNING ('OMIVIISSION
(COMPRIU-IENSIVE PLAN AMENDMI~NT)
I. LOOKINC AT MON'rICli~LLO AS TIlE HUB, WHY DOES THE PLANNING
COMMISSION NOT LOOK TO ANNEX PROPERTY ACROSS THE MISSISSIPPI
RIVER?
2. WITH 'fIlE INCREASED INTEREST TO DI~VEL()P COMMERCIAL 'rVPE
BUSINESSES ALONG THE FREEWA Y, WHERE IS THE PLANNING
COMMISSION'S FOCUS FOR INDUSTRIAL?
3. ASSUlVIlNG NO PROGRESS HAS BEEN MADE TO ACQUIRE THE GOLD
NUGGET PROPERTY BY FALL 2002, WILL THE PLANNING COMMISSION
CONSIDER ZONING THE CITY/REMMELE PROPERTY INDUSTRIAL?
IF NOT, THEN WHERE?
4. WITHIN THE MARKETING PIECE OF THE CHADWICK PARCEL, IT STATES
"FLEXlBLE ZONING ALLOWS FOR COMMERCIAL, INDUSTRIAL, AND
RESIDENTIAL USES". DOES THE PLANNING COMMISSION SUPPORT THIS MIX
OF USES?
5. DOES THE PLANNING COMMISSION SUGGEST THE CITY AGAIN APPROACH
CHADWICK FOR THE PURPOSE TO ACQUIRE THE LAND FOR INDUSTRIAL
DEVELOPMENT?
13
PREPARED BY DICK VAN ALLEN
.
The Industrial Development Committee urges the City of Monticello and the
Planning Commission to take a 20-40 year look at Commercial/Industrial
development.
14 April, 2002
A) TRENDS
1- Continually increasing City budget, tax rate, rate of inflation (Slide)
2- City of Monticello needs replace lost tax capacity due to depreciation to
reduce dramatic and continual increases to the general tax rate.
3- Government Shifting of tax to localities, residential, commercial and
industrial entities.
B) MEASURE CITY ADMINISTRA T1VE COMMERCIAL / INDUSTRIAL
DEVELOPMENT SUCCESS in terms of annual business
accomplishments, local jobs, payroll and tax base.
Success is not measured by Commercial/Industrial Land designation but
by:
. Businesses Retained \;...
. Businesses Lost - 2001-2002 - 170 jobs
. Businesses who have or are building -
.
Incidental data: 1990 thru 1999 New Business built in Monticello
Commercial - 3- Market Value $ 448,000- jobs created - FT 24
Industrial - 14 Market Value $ 9,932,000 - jobs created FT 545
C) COMMERCIAL / INDUSTRIAL SUCCESS - successfully run local
success have been city owned industrial parks.
. "Rockford - City Owned
. 'Buffalo - City Owned
. -Big Lake Big Lake Record of Industrial Development retyped 14 April 02
as reported 15 November 2001
Performance Measure - Cit of Bi Lake
Goals Established at the Current Status of Goals
Outset of the Park
Land Size 72 acres
Infrastructure Phase I
Cost to Develo
Ex ected Private sector Investment
Develo able land 50 acres
Roads, Sewer and water Installed
1999 service to 3 lots /15 acres
$ 800,000 estimated 13 lots
$11 to 13 million
.
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ORDER FORM -
fAX TO: 163-295-4440 .
.
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PART No. PRICE RACK INCLUDES
18226 $309.53 17 BALLDRIVER@ L-WRENCH SETS
j 18228 $307.00 18 BALLDRIVER@ L"WRENCH SETS
'"
( ii 18235 $114.65 11 BALLDRIVER@ L-WRENCH SETS
.' I 18237 $163.14 13 BALLDRIVER@ L-WRENCH SETS
18242 $233.47 18 BALLDRIVER L-WRENCH SETS
I 18243 $125.12 11 BALLDRIVER@ L-WRENCH SETS
17237 $209.25 13 BALLDRIVER@ L-WRENCH SETS
:~ 17242 $299.40 18 BALLDRIVER@ L-WRENeH SETS
OTY ORDERED TOTAL
OTY ORDERED TOTAL
12575 24 GORILLAGRIP@ FOLD UPS ........---
QTY ORDERED TOTAL
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I 17215 112 Pes. BALLDRIVER~ SETS AND SINGLES (INCH) .
i.L'1 17225 112 Pes. LONG HEX SETS AND SINGLES (INCH)
i~ 17212 78 Pes. BALLDRIVER@ SETS AND SINGLES (METRIC)
, 17222 78 Pes. LONG HEX SETS AND SINGLES (METRIC) --------
PART No. PRICE RACK INCLUDES OTY ORDERED TOTAL
12597 $395.60 40 Pes. ASST OF L-WRENCH SETS & GORILLAGRIP@ FOLD ups ---.--.-
12599 $379.00 40 Pes. ASST OF L-WRENeH SETS & GORILLAGRIP@ FOLD ups .----------.-..-..-.
.------
12500 $162.70 24 Pc. GORILLAGRIP~ RESTOCK PACK
----.-----
INCLUDES PART No. PRICE INCLUDES
12 #12591 ...--- 18494 $73.32 12 #12589
12 #12592 ....-.----- 18495 $79.20 12 #12587
12 #12632 18496 $142.56 12 #12634
QTY ORDERED TOTAL
OTY ORDERED TOTAL
.
None
Not determined
21.40 %
None
Not determined
Special Note I Note!
Big Lake Background Data:
. Joint 50 - 50 ownership City and Township
. Shared development and operating costs
. Shared benefits
. Phased development - Land purchase 1996
. Bonds sold, TIF district used
. Marketing, consultants at first then networking, package incentives
including $1Iand.
. Results as above.
. Talk of expanding, development of another park.
.
Suggested Actions: Summary IDC Ind Prk recommendations
Retyped Tuesday, April 16, 2002 by Dick Van Allen
From IDC Planning Commission Agenda 1/8/2002
IDC Recommendation
IDC Member Barb Schweintek made a motion recommending the control of
a site for industrial development and to commit to construction /
completion of utility and road improvements by Fall of 2002 for either the
City (Remme/e) and Gold Nugget parcels and to prepare a time frame for
the City (Remme/e) and Gold Nugget parcels, beginning with the
infrastructure improvement / completion date and working backwards
identifying the applicable steps and time frame to accomplish control of
site and infrastructure completion. This recommendation to be forwarded
to the Planning Committee and City Council. IDC member Bill Tapper
seconded the motion and with no further discussion the motion passed
unanimously.
.
HRA Recommendation
A motion made by Commissioner Brad Barger to recommend to the
Planning Commission and the City Council to have a completed industrial
park owned by the HRA or the City with lots ready to sell in April of 2003.
Commissioner Darrin Lahr seconded the motion and with no further
discussion, the motion carried unanimously..
* * Previously forwarded to the Planning Commission
/3
ORDER FORM
fAX TO: 163-295-4440 .
.
PART No. PRICE RACK INCLUDES
18226 $309.53 17 BALLDRIVER@ L-WRENCH SETS
r 18228 $307.00 18 BALLDRIVER@ L-WRENCH SETS
~ 18235 $114.65 11 BALLDRIVER@ L-WRENCH SETS
18237 $163.14 13 BALLDRIVER@ L-WRENCH SETS
18242 $233.47 18 BALLDRIVER L-WRENCH SETS
i 18243 $125.12 11 BALLDRIVER@ L-WRENCH SETS
17237 $209.25 13 BALLDRIVER@ L-WRENCH SETS
11 $299.40
~ 17242 18 BALLDRIVER@ L-WRENCH SETS
. ,
,.
QTY ORDERED TOTAL
QTY ORDERED
~}<~"~~>>_t: >>~
TOTAL
12575 24 GORILLAGRIP@ FOLD UPS
TOTAL
j
'Uj n__
..... ~. ----
-----
-..----
I 17215 112 Pcs. BALLDRIVER@ SETS AND SINGLES (INCH) .
17225 112 Pcs. LONG HEX SETS AND SINGLES (INCH)
;i 17212 78 Pcs. BALLDRIVER@ SETS AND SINGLES (METRIC)
17222 78 Pcs. LONG HEX SETS AND SINGLES (METRIC)
PART No.
12597
12599
12500
RACK INCLUDES
40 Pcs. ASST OF L-WRENCH SETS & GORILLAGRIP~ FOLD UPS
40 Pcs. ASST OF L-WRENCH SETS & GORILLAGRIP@ FOLD UPS
24 Pc. GORILLAGRIP~ RESTOCK PACK
QTY ORDERED
TOTAL
PRICE
$395.60
$379.00
$162.70
"~\N\"
TOTAL I PART No. PRICE INCLUDES QTY ORDERED TOTAL
....---- : 18494 $73.32 12 #12589
I 18495 $79.20 12 #12587
18496 $142.56 12 #12634
-.----
QTY ORDERED TOTAL
-..----
QTY ORDERED
.
. Additional personal recommendations;
City of Monticello to measure its overall development success in terms of:
· Tracking actual development results in the categories of Residential,
Commercial and industrial.
· Commercial and Industrial development to follow the "Big Lake
Pattern" of goals.
· Designate 200 Acres for industrial Development
· A void the rezoning of land designated as Industrial through the use of
PUD designations.
· Buy reasonably priced nearby land outside the city for long-term.
development - this could also be seen as an investment.
· Actively lobby MNDOT concerning location of the "WESTERN" 1-94
Interchange for its affect on the areas toward the western end of
Monticello now coded as Industrial.
.
.
/3
ORD~R fORM
fAX TO: 163- 295-4440 ~
.
'I
!! 17237
;~ 17242
I!'IIIII:.I.I::..'I,
PART No. PRICE RACK WITH DEMONSTRATION TOOL INCLUDES:
PART No.
18226
J 1:l
18242
18243
PRICE
$309.53
$307.00
$114.65
$163.14
$233.47
$125.12
$209.25
$299.40
RACK INCLUDES
17 BALLDRIVER@ L-WRENCH SETS
18 BALLDRIVER@ L.WRENCH SETS
11 BALLDRIVER@ L-WRENCH SETS
13 BALLDRIVER@ L-WRENCH SETS
18 BALLDRIVER L-WRENCH SETS
11 BALLDRIVER@ L-WRENCH SETS
OTY ORDERED
TOTAL
13 BALLDRIVER@ L-WRENCH SETS
18 BALLDRIVER@ L-WRENCH SETS
OTY ORDERED
TOTAL
12575
$159.12 24 GORlLLAGRIP~ FOLD UPS
TOTAL
QTY ORDERED
.
ei:al,ItIII'tj',iill'Q11JII..I,';:.-.lsll'i:':I,li,I',lil'i:'
PART No. PRICE INCLUDES QTY ORDERED TOTAL
18490 $57.48 12 #12591
18491 $59.40 12 #12592
18492 $142.56 12 #12632
PART No. PRICE INCLUDES QTY ORDERED TOTAL
18494 $73.32 12 #12589 -.- ".-- -- - ,,- .-.
18495 $79.20 12 #12587 --. .--. ,.-
18496 $142.56 12 #12634 -. --- -
PART No. PRICE
T20199 $272.50
T20196 $240.00
T14138 $388.50
T14132 $388.50
,.;ri:,.'II'I,BSII.,I!1
PART No. PRICE
13130 $269.52
13197 $229.12
13330 $233.00
13397 $215.46
QTY ORDERED
TOTAL
INCLUDES
10 #20199 BALLDRIVER" L.WRENCH DOUBLE PACKS
10 #20196 BALLDRIVER~ L.WRENCH DOUBLE PACKS
10 #14138 TRIPLE PACKS
10 #14132 TRIPLE PACKS
III~',I.:
PART No. PRICE RACK INCLUDES:
I'. 18215 $285.46 112 Pcs. BALLDRIVER~ SETS AND SINGLES (INCH)
...'."'.ll:!... 18225 $145.15 112 Pcs. LONG HEX SETS AND SINGLES (INCH)
. i 18212 $213.99 78 PCS. BALLDRIVER" SETS AND SINGLES (METRIC)
18222 $118.12 78 Pcs. LONG HEX SETS AND SINGLES (METRIC)
I 17215 $357.75 112 PCS. BALLDRIVER" SETS AND SINGLES (INCH)
\~ 17225 $216.40 112 Pcs. LONG HEX SETS AND SINGLES (INCH)
:~ 17212 $267.40 78 PCS. BALLDRIVER" SETS AND SINGLES (METRIC)
, 17222 $173.05 78 Pcs. LONG HEX SETS AND SINGLES (METRIC)
_n_ ._ -- ._,. -.., -. ,.-
PART No. PRICE RACK INCLUDES QTY ORDERED TOTAL
12597 $395.60 40 PCS. ASST OF L-WRENCH SETS & GORILLAGRIP" FOLD UPS
12599 $379.00 40 Pcs. ASST OF L-WRENCH SETS & GORILLAGRIP" FOLD UPS
12500 $162.70 24 Pc. GORILLAGRIP~RESTOCK PACK
RACK INCLUDES
24 Pcs. INCH BALLDRIVER@ DISPLAY
20 Pcs. METRIC BALLDRIVER@ DISPLAY
24 Pcs. INCH HEX DISPLAY
20 Pcs. METRIC HEX DISPLAY
QTY ORDERED
r
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