Planning Commission Agenda Packet 01-17-1978MONTICELLO PLANNING COMMISSION
REGULAR MEETING
Tuesday - January 17, 1978 - 7:30 P. M.
PRESENT CITY HALL
Chairman: Howard Gillham
Members: Fred Topel, Henry Doerr, Jim Ridgeway,
C. D. Bauer, J. W. Miller (ex -officio).
I. Approval of minutes - December 20, 1977 and
January 3, 1978. APlo
2. Public Hearing - Consideration of Howard
Gillham's Preliminary Plat.
3. Public Hearing - Consideration of Approval
of John Sandberg's Riverside Plat..
4. Public; Hearing - Consideration of Pylon Sign
Height Variance.
S. Unfinished business.
G. New Inisi.ness.
FA
AGENDA SUPPLEMENT
Agenda Item 1. Public Hearing - Consideration of Howard Gillham's
Preliminary Plat.
This plat has been previously discussed at a
December meeting and is located south of County
Road #39 (see enclosed map).
Dick Dwinell is reviewing the plat that was pre-
sented at the December meeting and is in the process
of making some revisions as to street widths,
road alignment and distance from Interstate 94•
This revised plat will be presented at Tuesdays
meeting.
It should be pointed out that the proposed plat
does not conform entirely to the present zoning
ordinance or present and proposed comprehensive
plans. The major difference is that the property
bordering the major thoroughfare through the
plat is proposed for residential use whereas the
present and future uses of this property are design-
ated as commercial. Among other items the follow-
ing three issues should be addressed at Tuesday's
meetings
1. Desirability of major arterial street not
only through plat but from western edge of
city (W. County Road x/39) to the Monticello
Ready Mix plant.
2. Distance from freeway of such a street.
3. Desirability of commercial or residential
zoned property abutting this arterial street
and Interstate 94.
POSSIBLE ACTIONi Consideration of recommending plat
approval and calling for hearing on any portion
requiring rezoning.
REFERENCES: Enclosed map.
NOTE: Dick Dwinoll to bring revised plat on
Tuesday night.
,ends Item 2. Public Hearing - Consideration of Approval of
John Sandberg's Riverside Plat.
John Sandberg is proposing a nine (9) parcel
six acre plat just cast of Riverside Cemetery
(see enclosed map).
The plat is proposed for single family residential
and the lots vary in size from 13,700 square feet
to 109,000 square feet (21� acres). According to
our current zoning ordinances and comprehensive
plan, the use proposed for the area is single
family residential.
Our consulting engineering firm of Orr-Schelen-
Mayeron & Assoc. is reviewing the proposed plat
and will have a letter of recommendation at Tues-
day night's meeting. Additionally, Dick Dwinell
has been sent a copy for review.
POSSIBLE ACTION: Consideration of recommending
approval of preliminary plat.
REFERENCES: Plat available at City Hall, enclosed
map.
V
s
Agenda Item 3. Public Hearing - Consideration of Pylon Sign
Height Variance.
Vance Florell of Vance's Standard is proposing
to develop a gasoline station at the southeast
corner of Interstate 94 and State Highway 25
(see enclosed map).
Before a proposal for a building permit is
presented, Mr. Florell is requesting a variance
from the height requirement of 32 feet. Pro-
posed sign would be 60 feet or almost twice as
high as existing sign.
POSSIBLE ACTION: Consideration of variance.
REFERENCES: Enclosed map.
•
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DEPARTMENT OF NATURAL RESOURCES
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Y,ar :oust • c•r city elrl.rr has or so••n will ad^nt a 1•• , t
or4mance which ctv+He• .r1!i, the Mawpment Plan
tl.a, %as a-leptei fr,• the Wild and ',cenfe Itivsr in vci.t
,ire••. *ht- or'Jtnauci 'hould contain admir.isrra*.•r Pr,
i i1,dr• watch re.Iuirt c—P-11.:ra! ic- wttt, ti- , 'ry/t+,,.a
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wr+.,ng lith thpae stale Imr...
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S'CA",'E OF MINNESOTA
DEPARTMENT OF NATURAL RESOURCES
Division of Waters
INSTRUCfIO:QS TO LOCAL OFFICIALS FOR ADNIINISTUAMON OF MLD AND SCENIC
RIVER LAND USE PROVISIONS RELATING TO VARIANCES, ORDINANCE ADOPTION
OR AMEN DAIENT, CONDITIONAL. USE PERMITS, AND PLATS. .
LEGAL AUTHORITY
Minnesota Statutes, Section 104.34 (wild and scenic rivers act) states that "the
commissioner sha'I promulgate, in the manner provided in chapter 15, statewide minimum
stan,:.trds and criteria for the protection and preservation of shorelands within the
boundaries of wild, scenic and recreationl rivers." Such standards and criteria were
promulgated in 1974 and are known as Minnesota Regulations NR 78-81 Statewide
Standards and Criteria for the .linnesota Wild and Scenic Rivers Svstem).
Minnesota Statutes, Section 104.38 requires thttt local government uniU adopt or amend
local ordinances to the extent necessary to comply with Minnesota Regulations N R 78- 81
and the management plan for the river involved.
As regWred by Minnesota Regulations NR 81, local ordinances must contain specific
provisions for ndministration that require the commissioner of natural resources to cLetify
his approval of certain local actions before they can become final.
AFFECTED LOCAL ACTIONS
(Within designated land use district)
No ordintsnve may be offically adopted or amended, no land rezoned, no variance to wild
and scenic river standards allowed, no plat which Is inconsistent with wild and scenic river
standards approved, when such action would affect land totally or partly within a
designated wild and scenic river land use district, until the local unit receives appruvnl
from the commissioner of natural resources or his authorized agent, or until 30 days htive
lapsed since the commissioner received a copy of the local decision.
Applications for conditional use permits (or n notice of hearing), copies of conditional use
permit,; that have been Issued, and copies of all plats within a wild and scenic river land
use district must he forwarded to the commissioner of natural resources or his authorized
agent (the UNR regional office).
(within the slum !liver wild, scenic and recreational river land use districtq, conditional
toe permits for itrivate and public reareatinrgl development will Mao require DNIi
approval hofore the permit esn become effective.)
LOCAL ADMINISTRATiVE REQUIREMENTS FOR
WILD AND SCENIC RIVER AREAS
AT LEAST 10 DAYS BEFORE PUBLIC HEARINGS
Notice of'public hearings and copies of the ordinance, application or plat must be received
by the DNR at least 10 daVs before hearinlis for:
1. Ordinance adoption or amendment (including rezonings)
2. Variances
3. Inconsistent plats (subdivisions not meeting minimum dimensional standards)
4. Conditional use permits
WiTHIN 10 DAYS AFTER LOCAL DECISION
Notice of the local decision on the proposed action, including copies of ordinances,
applications or plats if different than previously submitted, must be received by the DNR
within 10 days of the decision for:
1. Ordinance adoption or amendment
2. Variances
3. All plats (including inconsistent plats)
4. Conditional use permits
DNR CERTIFICATION
Certification from the commissioner of natural resources or his authorized agent Is
required before any of the following actions can become final:
1. Adopting or amending an ordinance regulating the use of lands within a designated
wild and scenic river land use district, Including rezonings of particular tracts of
land.
2. Granting variance from a provision of the local ordinance that was required by the
management plan for a particular river.
3. Approving a plat that does not meet all of the requirements of the management plan
for u particular wild and scenic elver.
4. Granting a conditlonal use permit for recreational development along the Rum Inver
only.
Within 30 days of the receipt of the local decision on one of the above mentioned actions,
the UNR will either:
i. Send certification of approval of the action. with or without conditions.
2. Send notice of non -approval.
I'nilure of the ItNlt to respond within 30 days of receipt of the local decision will
constitute opprovnl.
Note: C,!rtificntion from the DNH may be issued in advance or at the same limo or
thn local decision, if unusual circumstances exist or if u delay would
adversely affect the propu.;ed action.
�J
If the KINK du-:. not approve a local action, either the applicant or the chief executive
uffic-er u: the Bounty or municipality may demand a public hearinS on the, matter within :t4
days of the tate of the notice of nor—approval.
Tne ncflCing crust be held in on appropriate local community within 60 days and shull be
notice.; and conducted in accordance with Chapter 15 (:administrative Procedures Act)
requiremeats.
Within 30 days of receipt of the "findings of fact" from the hearing examiner, the
commissioner of natural resources will either approve or deny the proposed action.
1
NOTIFICATION AND CORRESPONDENC-9
Please direct a1i official correspondence and inquiries relating to the certificatiol,
procedure and other land use zoning questions to the appropriate DNR regional office.
Region 1 Rural Route 5
Bemidji . MN 56601 I
(218)755-3973
Region 2 East Highway 2. Box 381
Grand Rapids. Mrl 55744
(218)326-0311 1
Region 3 303 Charles St.
Brainerd, MII 56401
(218)828 -?.545
Region 4 Ru ral Route 2
pew Ulm. MI 56073
(501)354-2196
Region 5 2300 Silver Creek Poad VE
Rochester, 10; 55991
j (501)285-743n
Region 6 1200 Warner Road
St. Paul. 1,43 55106
(612)296-7523
Central (012)2%-41100
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Region 1 Rural Route 5
Bemidji . MN 56601 I
(218)755-3973
Region 2 East Highway 2. Box 381
Grand Rapids. Mrl 55744
(218)326-0311 1
Region 3 303 Charles St.
Brainerd, MII 56401
(218)828 -?.545
Region 4 Ru ral Route 2
pew Ulm. MI 56073
(501)354-2196
Region 5 2300 Silver Creek Poad VE
Rochester, 10; 55991
j (501)285-743n
Region 6 1200 Warner Road
St. Paul. 1,43 55106
(612)296-7523
Central (012)2%-41100
of f ice
January 17, 1978
PLANNING REPORT
APPLICANT: John Sandbert
ACTION REQUESTED: Preliminary Plat, Riverside Subdivision
PLANNING CONSIDERATIONS:
The property is approximately six (*) acres, currently zoned R-1, Single
Family Residential. The petitioner seeks a plat of subdivision for 11
single family lots with an outlot west of Otter Creek Road.
The plat appears to meet ordinance requirements for lot size. The smallest
lot is 13,700 square feet. The property is subject to the rules and
regulations of the Wetlands System District of the Zoning Code. the Flood
Plain District of the Zoning Code and the Wild and Scenic Rivers Regulations.
Preliminary investigations indicate that the portions of the lots where the
buildings will be situated is not located within the flood plain elevation
and it is not normally subject to flooding. The petitioner should
provide information as to the 100 ,year flood event elevation and this
information should be depicted on the preliminary alai. This information
should be verified prior to approval of the preliminary plat by the City
Council.
January 17, 1978
PLANNING REPORT
APPLICANT: Howard Gillham
ACTION REQUESTED: Preliminary Plat, Country Club Manor
PLANNING CONSIDERATIONS:
1. As you will recall, Mr. Gillham submitted a preliminary plat for
approximately 50 acres of property, located on Highway 39 east of
Interstate Highway 94. The original preliminary plat proposed 83 single
family lots with approximately 6.2± acres for multiple family housing
along the interstate highway. One of the significant features of this
plat is the siting of the thoroughfare which would parallel Interstate
Highway 94 between Highway 39 and Highway 25.
2. The property is presently zoned 8-4, Commercial. As you will recall, the
property was rezoned at Mr. Gillham's request in the Spring of 1977.
Commercial development was agreed to be appropriate for this site. Now
the property owner is requesting a rezoning back to the single family
classification. During the past year, the Planning Commission has reviewed
a draft of the Comprehensive Plan which proposed commercial uses for this
property. The rezoning was based in part on the recommendation of the
Planning Commission for commercial use of this property.
3. Now, that the property owner is seeking a residential zoning of his
property, a petition for rezoning must be processed and approved (with
appropriate public hearings) prior to approval of preliminary plat for
single family uses.
4. Some of the concerns with the original preliminary plat included the siting
of single family lots directly on a thoroughfare, the "depth" of the
multiple family property between the Interstate Highway 94 and the new
thoroughfare the absence of park land, and the platting of property not
under the control of the petitioner.
5. In response to the petitioner's preliminary plat, we have prepared a concept
sketch plan which provides park land, adequate multiple family residential
property, and no single family lots backing onto thoroughfares. An
important concern is the location of the thoroughfare. The original
preliminary plat showed the thoroughfare connecting at the eastern property
line through the salvage yard. Unless the salvage yard is prepared to
relocate or to develop the property, it may be wiser to locate the thorough-
fare to the south. around the salvage yard through property which may
develop sooner.
6. The City's original Comprehensive Plan recommended single family residential
development for the subject property. If the property owner is serious
about developing the property at this time, an appropriate use arrangement
would be multiple family between the thoroughfare and the interstate highway
with adequate provision for a park and the balance in single family lots.
ORR•SCHEIEN•MAYERON bASSOCIATES, INC.
January 13, 1978
Mr. Gary wieber
City Administrator
City of Monticello
215 South Cedar Street
Monticello, Minnesota 55362
Re: Riverside Addition
Preliminary Plat
Dear Gary,
The preliminary plat of the Riverside Addition adjacent to the
Mississippi River and Otter Creek dated January 16, 1978, has
been received and reviewed by my staff and the following are
our comments based on the requirements of Monticello's Sub-
division Ordinance.
1. The fee owner's name and address is not stated on the plat.
2. The Abstractor's Certificate as required under Section 11-3-2
(A) of the City Code would probably clarify this.
3. There are some additional homes and permanent structures
within 350' of the boundary of this plat that are not
shown, that is Lots 2 through 5, Block 2, Lots 5 and 6,
Block 3, River Terrace and also homes in Creekside Terrace.
4. The preliminary plat lacks infurmation regarding central
sewer and water systems. There is a sanitary sewer and
water main located in River Street. A sanitary sewer manhole
Js located approximately 25 foot north of the twin 102 inch
RC1' culverts in Otto r Creek. This manhole has an invert
elevation of 903.4. Ten feet east of the sanitary sewer
is an 8" DIP water main. Both utilities are adequate in
size and grade to su rve this -plat.
S Under Sections 11-4-1(B)9 and 11-4-1(D)8, survey of tree
coverage and vegetation preservation and protection
plan, aerial photographs indicate that this area is
heavily wooded. A small amount of grading is identified
on the plan so I would assume that the trees would be
preserved as much as possible to screen this development
Mr. Gary Wieber
City of Monticello
ke: Riverside Addition
Preliminary Plat
January 13, 1978
Page 2
from the river. Also provisions of the Wild -Scenic Rivers
Act 1976 should be looked into as there are provisions
regarding vegetation and tree cutting. This regulation is
more restrictive than the city's code and should be followed
to protect as much as possible the trees and vegetation on
this land.
6. The minimum floor elevation of 916 indicated on the plat
is sufficient and above the regional flood elevation of
the river.
7. Information available to our office indicates that the
100 year flood elevation of the Mississippi River at
Otter Crook is elevation 910. Further this information
indicates that the 100 year flood elevation at Otter
Creek is approximately 912 at its intersection with
West River Road. Based on this information, this would
indicate that none of the lots should be filled below
elevation 910 to 912 on this plat. Therefore, the drainage
easement shown on the plat should be shown to encompass
all land that is under the 912 elevation.
8. The set back for lots along side the Mississippi River
indicated as 50 feet does meet the requirements of the
Wild-Sconic Rivers Act of 1976. This also applies to
Otter Creek and the normal water level should be noted
or definod as this elevation dictates the set back line.
This concludes our comments regarding the preliminary plat
of the Riverside Addition.
Yours very truly,
SRR- SCI I E L EN -MAYE RON
6 ASSOCInTES, INC. -/�
John P. Badalich, P.E.
City Engineer
.JPB/ jot
cc: Moyer-Rohlin, Inc.
Mr. John Sandberg
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HOWARD DAHLGREN ASSOCIAIc_
CONSULTING nLn,4 r•O5
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December 20, 1977
MEMORANDUM
TO: Monticello Planning Commission
RE: Ordinance Review: Proposed Zoning Ordinance Amendments
Following the Planning Commission discussion of November 2?, 1971 of the
Zoning Ordinance amendments, 1 have prepared the foliowinq recommended amendments
to the Monticello Zoning Ordinance: ey
h . Section 10-3-4_ Area and Building Size: W
(A) PURPOSE: This section identifies minimum area and buildinq_ size
requirements to be provided for in each Zoning District as listed
in the table below:
DISTRICT LOT AREA LOT WiDTH RU1LDIN1 HEiGH
R-3 8,000 80 ? Z
(B) LOT AREA PER UNiT: the lot area per unit requirement for town-
houses, apartments, condominiums, and planned unit development,,
shall be calcu ated on the basis of the total area in the proieLt.
Multiple Family 8,000 square feet
+2,000 square feet/1 bedroom
+2,500 square feet/2 bedroom
COMMENT: This amendment would change the existing ordinance requirement of
6,66 square foot lot area for multiple family and it would also chanoe the
minimum 2,000 square feet per dwelling unit. By establishing a minimum x,000
square feet for the first dwellinq unit, the City will have greater control
over the possibility of petitions for multiple family develolment on smaller
lots which were originally subdivided for single family purposes. The
recommended amendment would permit a duplex unit to he placed on an e.Istino
10,000 Square foot lot. Overall density would permit a theoretical 17
dwelling units per acre for the first acre of development and 21 dwetlinn units
per acre for each acre of development thereefter. This is a cormon suburban
multiple family density.
✓?. Section_ 10-3-5,-Off-Strert Parking Requirements:
(11) NUMBER Or SPACES REQUIRED:
/-.7-7B °1
Monticello Planning Commission
December 20, 1977 Page Two
1. MULTIPLE FAMILY UNITS: One (1) open parking
and one (1) enclosed parking space per dwelling units. For structures
containing three or more dwelling units, a land area requirement
credit of 300 square feet per dwelling unit will be granted for each
garage unit provided under the principal building.
COMMENT: The requirement of at least one (1) garage for each dwelling unit
(single family and multiple family) will increase the cost of housing but the
intent is to increase the quality of housing and establish an appropriate
standard for Minnesota weather conditions. This provision would be required
only for new housing construction. The 300 square foot credit for placinq
the garages under the principal structure would enable the developer to Provide
more green open space on his property, a worthwhile aesthetic objective.
3. Section 10-13-4, "B-3" Highway Business District, Conditional Uses:
(H) Commercial planned unit development as requlated by Chapter 20
or this Urdinance.
A. Section 10-14-4,_'B-4" Regional Business District_ Conditional Uses: ,
(E) Cm nercialplanned unit development as_ regulated by Chapter_20 of
this Ordinance.
COMMENT: In the B-3 and B-4 Zoning District, the commercial planned a"it
development is not allowed as a permitted or conditional use. However, within
the B-2 and B-1 Zoning District, commercial planned unit develonment is allowed
as a conditional use. Therefore, it is recommended that the Ordinance lie
amended to allow commercial planned unit developments within the B-3 and B-4
Zoning Districts.
.h. Section 10_8-2,_'R-3" Medium Density Residential District:
10-8-2: PERMITTED USES:
(G) Any use permitted in the "R-2" District and as regulated therein.
COM_M_EN7: Within the R-3 hkiitiple Family Residential District, sinnle family
and lex units ere not a permitted use under the present Zoning Ordinance.
Within the multiple at-mfly zoning strfct, it is not uncommon to ally, single
family and duplex dwelling units, especially where there are many smaller lots
which were originally platted for single family uses. Therefore, it is
recommended that the uses of the R-1 and R-2 Zoning Districts be permitted
uses within the R-3, Multiple Family Zoning District.
/- 3-78",'
Monticello Planning Commission
December 20, 1911 page Th,-ee
. 6. Section 10-8-4, "R-3" Medium DensityResidential District:
(C) Multiple family dwelling structures containing thirteen (I 31 or
more dwelling units, provided that where the multiple family units
are contiquous to single fami ly residential zoned property, the
front, side, and rear Yard setbacks will be a minimum of fortv (40)
feet, and that the minimum setbacks for Qarkinq areas shall he
forty (40) feet on the front yard and fifteen (15) feet on the
side and rear yards, with appropriate screeningg and landscaping
with durable materials designed in harmony wit fr the principal
structures and an overall landscaping plan.
COMMENT: Recently, the City has been faced with the consideration of multiple
faam ly ng with structures greater than 12 units. As you are aware, the
present R-3 Zoning District does not allow multiple family structures containing
more than 12 units. In order to providea full range of housing opportunities,
consideration should be given for such zoning provisions. The important question
is the means of controlling such developnen ts. It is recommended that the
City allow such developments by Conditional Use Permit under the present R-3
Zoning District. By establishing such aus e a a Conditional Use Permit, a
public hearing is required and the City ray require specialized standards over
and above -the regular R-3 zoning requirements. By using this approach, the
4 Zoning Map will not have to be changed and the City is forwarded oreater
flexibility and control.
�1. Section 10-3-5, Off -Street Parking Re u irements:
(D) GENERAL PROVISIONS:
8. STALL, AISLE AND DRIVEWAY DISICN:
(q) Curbing: All open off-street )arkin9 areas in
industrial and commercial areas sha all h ve'f' W' 6 inch lion -
surmountable concrete curb around Lie erlrieter o�tjie parArig
area and _dFIveways. 7011 cuSr�es qn an mate75l's shad be-
2pprov _tree City En sneer. -^-- —'—�
COMMENT: The existing ordinance indicates that the City should have curbing
on &r_iiercial and Industrial parking areas but it does not specify the standards
for the type of curbs (i.e., concrete, bituminous, surmountable, insurmountable,
etc.) The six (6) inch non -surmountable concrete curb is an acceptable standard
for most suburban communities.
/-3-7e v/
Montirello Planning Commission
December 20, 1977 Paqe Four
,/8. Section 10-3-9, Siqns:
(J) Siqns for promoting and/or sellinq a development oro.iect for the
purpose of promotinq or sellinq a development project of three (L
to twenty-five 25 acres, one sign not to exceed one hundred (100)_
square feet of advertisinq surface may be erected on the oroJect
site. For projects of twenty-six (261 to fifty (50) acres, one or
two signs not to exceed two hundred (200) aggregate square feet of
advertisinq surface may be erected. For projects over fifty-one (511
acres. one, two, or three signs. not to exceed three hundred 1300)
aggreqate square feet of advertising surface may be erected. No
dimension shall exceed twenty-five (251 feet exclusive of suPeortinq
structures. Such siqns shall not remain after ninety-five (9_�)
percent of the oro.lect is developed. Such sign permit shall be
reviewed and renewed annually by the City Council. If said sign
is lighted. it shall be illuminated only durinq those hours when
business is in gneration or when the model homes or other develop_
@ants are oven for busine55 purposes.
COM14114T: The present Monticello Zoning Ordinance has no provisions for
D_1owing residential or commercial development signs. Such signs would he of
a temporary nature solely for the purpose of promoting the development. By
allowing annual review, the City has close control over the life of the signs.
/- 5.78 d/