Planning Commission Agenda Packet 04-12-1977AGENDA
CITY OF MONTICELLO PLANNING COMMISSION
April 12, 1977 - 7:30 P.M.
1. Approval of minutes - March 15, 1977.
2. Public Hearing - Rezoning and Varinace Request -
John Sandberg.
3. Consideration of Ordinance Adopting Municipal Shorelands
and Mississippi Wild Scenic River Regulations.
4. Consideration of Miniature Golf Course - River Terrace
Mobile Home Park.
5. Unfinished business.
6. New business.
AGENDA SUPPLEMENT
Agenda Item 2. Public Hearing - Consideration of Rezoning and
Variance Request.
Mr. John Sandberg has applied for the following:
I. Rezoning of property described in enclosed notice
of public hearing and depicted in certificate
of survey also enclosed from B -Q (Regional Business)
to R-2 (Single & Two Family Residential).
2. Variance from lot width and lot area ordinance
IV J% requirements of 80 feet and 10,000 square feet
respectively. Proposed Int would be 6S feet; wide
and 8,976 square feet in area.
fyL� As you recall at our last meeting, there was quite
^ �r a bit, of discussion relative to the question of
whether the entire block, Block 30, should be
Iv commercial since the entire area is currently
V residential in use.
Since this is a public hearing, residents of the
area who are present at the meeting could be asked
for their input on the matter. Would they prefer
to be zoned residential or commercial. This is not,
to say that their preference will dictate, 1>trt it
may enable the Planning Commission to recognize
potential changes Lit land use.
POSSIBLE ACTION: Consideration of rezoning parcel
described in public hearing.
REFERENCES: Notice, of Public Hearing, map depicting
area, March 11, 1977 report, from Richard Dwinell,
letter from George Rirsvht, certificate of survey.
Agenda Item 3. Consideration of ordinance Adopting Municipal Shore -
lands and Mississippi Wild Scenic River Regulations.
At our last meeting, a proposed ordinance was handed
out relative to the management of the Mississippi
Wild, Scenic and Recreational River System and the
Shuroland areas of the City (it' Montivel In.
This proposed ordinance was reviewed and approved
by the Planning Commission appointed subcnmmit.tee.
An ordinance of this nature must be adopted by
Monticello in order to adhere to state regulations
pertaining to municipal shorelands and the Wild and
Scenic River designation of the Mississippi River.
Some of the significant provisions are as follows:
1. Lots not served by a public sewer shall be at
least 20,000 square feet (approximately ' acre)
in area and at least 100 feet in width at the
building line and at the ordinary high water
mark (for lots abutting a public water). Lots
served by a public sewer and which abut a public
water, shall be at least 15,000 square feet
in area and at least 75 feet in width at the
building line and at the ordinary high water mark.
All other lots served by a public sewer shall be
at least 10,000 square feet in area and at least
75 feet in width at the building line.
2. Setbacks for Recreational Development Waters:
at least 100 feet from the ordinary high water
mark for lots not served by public sewer and at
least 75 feet from the ordinary high water mark
for lots served by public sewer.
3. Substandard Lots: Lots of record in the office of
the County Register of Deeds on the date of
enactment. of the Municipal Shoreland Ordinance
which do not, meet the requirements may be allowed
as building sites provided such use is permitted
in the ron:ng district., the lot is in separate
ownership from abutting lands and sanitary and
dimensional requirements of the shorcland ordinance
are complied with insofar as practicable. Each
municipal ordinance may, consistent with these
standards and criteria, set, a minimum sirs for
substandard lots or impose other restrictions on
the development of substandard lots, including
the prohibition of development until the sub-
standard lot.(s) are served by public sewer and
water.
Since Mont.icelJo's river frontage and frontage_ along
Utter Creek is almost entirely platted, there would
be a very minimal effect on Monticello relative Co
lot sizes. As the ordinance spells out,, there will
be restrictions placed on vetlet_nt.ive rutting alontl
Otter Creek and the Mississippi River.
It should be pointed out that the proposed ordinance
you have received could be reduced in length to
some extent by deleting section 3 relative to
sanitary provisions. This section contains re-
gulations that are state law and are not unique to
municipal shorelands or the designation of the
Mississippi as a Wild and Scenic River in the
Monticello area.
Additionally, these ordinances will be inserted into
the city's present zoning ordinance and an appropriate
codification will be necessary to coincide with present
ordinances.
POSSIBLE ACT10N: Consideration of recommendation to
the council to adopt ordinance as presented including
any revisions deemed necessary.
REFERENCES: Proposed ordinance (handed out at. last,
meeting),overlay map depicting area covered by
ordinance is available at City If it I J—
Agenda ]tem Q. Consideration of a Public Miniature (elf Course .in
o Mobilellome Park.
Vivian J. McLaughlin, owner of River Terrace Park,
a mobile home court, is requesting the city of
Monticello allow a miniature golf course as spelled
nut, in her letter of March IS, I077. (unclosed).
As out, planner, Richard Dwinell points out in his
planning report of April $, 1977, (enclosed), the
permitted accessory uses in it mobile home park
district includes recreational facilities which
are operated for the enjoyment, and convrniene1, of
Che residents of the principal use and their
tN ost.s. This would allow it miniature golf course
in it mobile home park that. was intended for the use
by mobile home Mark residents and their guvscs only.
As Ms. McLaughlin's letter points out., the miniature
goI I' coarse would be 0111,11 Co, the lit tbI is trod thoreI'urc
would not, be it vermit.ted accessory use according to
our present ordinances.
As Mr. Dwinell also points nut. in comment. 7 of his
letter, the issue is whether to allow rummereial
development within a residential area and this would
involve a major policy change from our existing
ordinances.
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POSSIBLE ACTION: While no formal application is
before the Commission, it would be well for the
Planning Commission to communi..ate their thoughts
to Ms. McLaughlin on the issue. She would still
have the right, whether the Planning Commission
was receptive or not, to petition to amend the
ordinance through rezoning or allowing such a use
as a conditional use in a Mobile Home Park District.
REFERENCES: Ms. McLaughlin's letter of March 18,
1977; Richard Dwinell's planning report, park
layout with miniature golf course noted.
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be
held by the Monticello Planning Coamission on April 12, 1977.
at 7:30 P.M. in the Monticello City Hall to consider the following
matter:
Application to rezone the below described parcel from
B-4 (Regional Business) to R-2 (Single R Two Family
Residential) and consideration of variance from
Monticello City Ordinance 10-3-4-(A) requiring lot
area and lot width to be 10,000 square feet and 80 feet
respectively in a R-2 zone. Proposed lot would be 68
feet by 132 feet or 8976 square feet.
That part of Lots 1 and 2 of Block 30, Townsite
of Monticello described as follows: Beginning
at the northeast corner of said Lot 2; thence
southwesterly along the southeasterly line of
said Lot 2, a distance of 68.00 feet; thonce
northwesterly parallel with tho northeasterly
line of said lots 1 and 2, a distance of 132.00
feet to the northwesterly line of said Lot 1;
thence northeasterly along said northwesterly
line, a distance of 68.00 feet to the northwest
corner of said lot 1; thence southeasterly along
the northeasterly line of said Lots 1 and 2,
a distance of 132.00 feet to the point of
beginning.
Written and oral testimony will be accepted on above subject
and all persona desiring to be heard on referenced subject will
be hoard at this meeting.
Gary Wieber
City Administrator
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HOWARD D►HLGREN ASSOCIATES
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Mr. Gary Wieber, City Administrator
City of Monticello
215 South Cedar Street
Monticello, Minnesota 55362
Dear Gary:
I am writing this letter in response to nur telephone cen•:ersatron
concerning a potential application for a single family !louse v.itnin
the B-4 Regional Business District at the corner of Linn Street and
Fourth Street. As you are aware, the B-4 Zoninq District does not
permit single family homes in a business area. Upon e�aminino t'ne
property, the block in which it is located bounded by Linn Street,
Fourth Street, Third Street, and Locust Street is currently
developed as single family residential. However. the block is :a gio
B-4.
With regard to the policy question of pennittinq a single family
detached residential development in the Business District. we cannot
condone such a practice. Just as residential neinhborhoods should
be protected from the encroachment by non-residential use,, such a,,
business and industrial land uses, the business and industrial
districts should be protected from encroachment by single family
residential development. In some cases, nnlltiple family residential
development may be appropriate in or near business districts. In
such a case, the multiple family residential proposal should he
examined in terms of the official plan and the merits of the proposal.
Concerning the individual request, the subject property is located
on a block of single family homes and there is a real question as
to whether this particular block will be developed to a B-4 Renional
Business scale. Normally, single family residential districts
which are located adjacent or near a business district play be
expected to "redevelop themselves" into a business use over a perioa
of time. There are serious questions as to whether this will oLCur•
with the subject property or block within the near future.
The options available to the petitioner include a petition for
rezoning to a residential zoning classification or, develop the orope-'ty
in conformance with the B-4 zoning requirements. A variance is not
Mr. Gary Wieber
March 10, 1977
Page Two
appropriate for allowing a single family residential in a business
district. As you are aware, variances should not be granted for
differences in land uses. Instead, variances are to be used in cases
where the specific standards and requirements of a zoning district
create a hardship on a particular piece of property due to the
unique characteristics of the individual piece of property.
I would advise the potential applicant to discuss the question of
rezoning with his neighbors on the particular block. If he can
obtain a consensus amongst his neighbors that they (as individual
prooerty owners) would desire a residential zoning of the property,
they then could petition the City to consider an appropriate zoning
amendment. The City then should take the question under advisement
during their Comprehensive Plan review process.
As you indicated, there are some questions as to the status of the
property in question in terms of its being a lot of record eliqible
for a building permit. Apparently the petitioner owns two lots, one
of which has a single family house and the other of which is "vacant".
The petitioner has constructed a porch on the single family house,
part of which has extended over the property line into the "vacant
lot". This creates a situation where the "vacant lot" may be con-
sidered no longer a lot of record and therefore ineligible fora buildina
permit. This question should be researched with the City Attorney.
If you have any questions on this matter, please do not hesitate to
telephone me.
Sincerely,
HOW/Rp LGREN ASSOCIATES, INC
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April 5, 1977
PLANNING REPORT
TO: Monticello Planning Commission
FROM: Howard Dahlgren Associates, Inc.
RE: Mobile Home Park, Miniature Golf Course Application
1. The proprietors of the mobile home park, River Terrace Park, have
petitioned the City to allow the installation of an 18 hole miniature
golf course. Attached please find a copy of a letter from Mrs. Vivian
J. McLaughlin.
2. The property in question is zoned R-4, Mobile Home Park District.
In this district, there is only one permitted use, a mobile home
park. Permitted accessory uses include the following:
a. Recreational vehicles and equipment
b. Swimming pools, tennis courts, and other recreational
facilities which are operated for the enjoyment and
convenience of the residents of the principal use and
their guests.
3. There are no conditional uses allowed in the R-4 Zoning District.
4. The Zoning Ordinance will not allow a commercial venture in the R-4
Zoning District either by permitted or conditional uses. Only
those activities that are recreationally oriented to the convenience
of the residents of the mobile home park are permitted as an accessory
use. Apparently, the petioner is requesting the City to allow the
18 hole miniature golf use by variation of the Zoning Ordinance.
5. The variation section of the Zoning Ordinance exists for the purpose
of granting relief to a property owner in those cases where the
standards and regulations of the Zoning Ordinance place an unnecessary
hardship on the property owner. The variance section of the i.oninq
Ordinance does not apply to those requests for a chapge of use. in
other words. t�Tie farianceis not LFe proper meuliaifsin (or allawinq
a commercial use within a residential zoning district.
G. An alternative request may be to rezone the property to a C01710r0 al
use which would permit a miniature qolf course. A rezoning of the
mobile home park would involve a major_119licy decision.
7. The central question involved in this request is the issue of commercial
development within a residential area. Under the existing Zoninq
Ordinance and the present planning philosophy, the mobile home park
is a residential neighborhood and as such, the residents should be
able to expect the maintenance of a quality living environment. The
proposal for an 18 hole miniature golf course would be contrary to
sound planning principles.
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Monticello, Minnesota 55362, Telephone: 6121295-2264
March 18, 1977
Planning & Zoning Board
City of Monticello
Monticello. Minnesota
ATTNt Mr. Gary Wieber
Ret 18 -Hole Miniture Golf Course
Gentlement
Along with this letter there will be a complete lay -out of River Terrace
Park and Campgrounds. Please rote I have marked and 'X' on the area in
which I have chosen for the proposed project and have indicated the site
of the area. Approximately 150x120 feet or 180000 square feet. I have
been told that a 18 -Hole tdniture requires anywhere from 3.000 aq feet to
6.000 aq feet depending on one's Investment. I believe the lot indicated
would be more than sufficient in site and the couree would fit on it very
attractively.
This season I am solely trying to get it installed. Next I will concentrate
on shrubbery and anything also that would make It more attractive. It is
my goal to add another facility for my tenants and campers. The more people
in my Park, the more revenue will he roalited by both myself and the City
of Monticello. Like everyone also, Campers spend money while on vacationg
both in the Park and also the nearby City.
The primary reason for the golf course, as I stated above, Is for lover
Terrace Park. However. I would like 1t known to persons in the area that
the course exists. I do not intend a large advertising program of any kind.
I would like the option to be able to place an add in the local papers, which
would be Monticello, Big Lake. and Buffallo. If this is not possible for me
to do. I would like to know at your earliect convenience so that I may plan
accordingly. I have manly thoughts and ideas I feel will benefit me personally
and also Monticello residents. I hope to have promotlonale such as free
passeo for all students receiving We' on their report cards for final quarters.
I am now in this area so I don't know whether or not you have Little League
Baseball Teams. I would like to give passes to all boys hitting home rune in
a official game. I am telling you this so that you may get a better idea as
to my thinking in relationship to this project.
I at this time have not thought about definite chargee but an sure they will
be either $1.00 or $1.25 for 18 Holes. The hours would be approximately
10100 A.M. - 10100 P.M. Daily depending on weather.
rNUMDIR CORP
Page 2
Across the street from the proposed project I have marked an area for
v which I will alloy for parking. It should easily hold 15 cars and I am
at this time waiting for an estimate as to the cost of blacktoppdng it.
I would like the 2 areas I have marked because it will be convenient for
campers and tenants plus will control outside traffic feom having to
drive through the Park.
I do not intend to errect any large buildings etc. I feel it will be
necessary however to set up a storage shedq such as aro now furnish each
Mobile Home Site in our Park. 2 would be relatively small in size and
would be a necessity for supplies such as putters, balls, and score -cards.
It also would serve as a shelter for the person supervising the course.
I propose to install a unit from Loma FMerprises# Scranton. Pa, which
is portable or design one of our own and make it permanent. I intend to
fly to Scranton next week and go through the factory so by the time you
have your April meeting I will be able to confirm all details exactly.
I have also sent some pictures of proposed designs.
I have raver before undertakena project like this on my own so I am
open to suggestion# comments and/or critisism. Please feel free to
contact se at any time. I realise your time Is valuable and you have
major projects to consider so will take this opportunity to Thankyou
for reading this letter.
Sincerely.
Vivian J. McLaughlin
Owner
ENTER1A)11!!!1401
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Greens, size: 8' x 8' with Cast Aluminum Cups
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Greens -- for HIS 8 HERS
1
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Green - Special Triangular Shape
1
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Last shot with locked compartment which stores the golf balls
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19
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Fairways, 36" in width, a variety of lengths to 32' long '
19
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Rubber tee areas with special rubber tee off pads
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Obstacles as per attached sheet
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Colorful flags, identifying each hole number
19
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Score tables with pencil ledge
1
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Beautifully constructed flower planter for eye appeal, built
as part of the obstacle
15
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Triangular Planters #52
4
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Special Planters #34
120
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Top -grade pro putters, combination left 6 right hand
144
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Multi -colored golf balls
30
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Gross special pencils
5000
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Score Cards
5
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Plastic Signs
1
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Ball Washer
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Club Rack - 4 ft. long
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DIVISION OFFICE ORLANDO, FLORIDA
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