Planning Commission Agenda Packet 09-02-199711
AGENDA
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, September 2,1897 - 7 p.m.
Members: Dick Frie, Jon Bogart, Richard Carlson, Dick Martie, Rod Dragsten
1. Call to order.
2. Approval of minutes of the regular meeting held July 1, 1997.
3. Approval of minutes of the regular meeting held August 5, 1997.
4. Consideration of adding items to the agenda.
5. Citizens comments.
6. Public Hearing --Consideration of a 9-R variance request to the 10 -ft
minimum side yard setback requirement. Applicant, Joan Paterson.
7. Public Hearing --Consideration of an amendment to the zoning ordinance
establishing interim uses in the I-1 zone. Applicant, Monticello Public
Schools.
8. Public Hearing. -Consideration of an amendment to the zoning ordinance
establishing public education uses as an interim use in the 1-1 zone.
Applicant, Monticello Public Schools.
9. Public Hearing --Consideration of an application for an interim use permit
allowing a public use in an I-1 zone. Applicant, Monticello Public Schools.
10. Public Hearing. -Consideration of an amendment to a conditional use permit
allowing an auto body shop in a B-3 zone. Applicant, John Johnson.
11. Public Hearing --Consideration of an amendment to the comprehensive plan
for the City of Monticello generally affecting the Downtown River District.
Area. Applicant, Monticello Housing and Redevelopment Authority.
12. Public Hearing --Consideration of text and map amendments renaming BC
(business campus) zoning district to the WA (light industrial district A).
Applicant, Monticello Planning Commission.
13. Public Hearing --Consideration of text amendments to the business campus
district regulations by eliminating the green space requirement outside of the
standard setback requirements. Applicant, Monticello Planning Commission.
` 14. Adjournment:....o?,.+,..Q,.t,'—
MINUTES
REGULAR MEETING - MONTICELLO PI.ANNING COMMISSION
Tuesday, July 1, 1897 - 7 p.m.
Members Present: Dick Frie, Dick Martie, Richard Carlson
Members Absent: Jon Bogart, Rod Dragsten
Council Liaison: Clint Herbst
Staff Present: Jeff O'Neill, Steve Grittman, Fred Patch, Wanda Kraemer
Chairman Frie called the meeting to order.
polo, mrmrwr
RICHARD CARLSON MADE A MOTION TO APPROVE THE MINUTES OF
THE MAY 6, 1997, MEETING, SECONDED BY DICK MARTIE. Motion
passed unanimously.
3. Consideration of addinesnma to the a n a
Richard Carlson would give an update on the National Guard Training
Center meeting under 13B.
4. Ci ize a carnmpnts.
There were no citizens comments.
Steve Grittman, City Planner, reported that Connie Decker has requested a
variance from the minimum 20 -foot side yard and 30 -foot rear yard side yard
setback requirements imposed in the R-2 zoning district. The requested
variance is being processed in conjunction with the replatting of two existing
lots located south of 5th Street and west of Minnesota Street. As a result of
the subdivision, the proposed lots would be re -oriented Isom a north -south to
an east -west configuration.
Page I
` Chairman Frie opened the public hearing.
`.
Planning Commission Minutes - 7/1/97
Larry Carter, Century 21, was in the process of explaining the variance
request when tornado sirens sounded and City Hall lost electricity due to a
severe storm.
Everyone immediately took cover in the basement of City Hall until the
storm was over. After the storm, CHAIRMAN FREE MADE A MOTION TO
TABLE, SECONDED BY RICHARD CARLSON, THE MEETING UNTIL
THE FOLLOWING WEEK, JULY 8TH, 1997, AT 7:00 PM. Motion passed
unanimously.
Wanda Kraemer
Development Services Technician
The severity of the storm was not known at the time the meeting was tabled; and
later, due to the amount of damage, the July 8 meeting was continued until the
next regular meeting in August.
MINUTES
REGULAR AUGUST MEETING- MONTICELLO PLANNING COMMISSION
Tuesday, August 8,1897 - 7 pm.
Members Present: Dick Frie, Dick Martie, Richard Carlson, Jon Bogart,
Rod Dragaten
Council Liaison: Clint Herbst
Staff Present: Jeff O'Neill, Steve Grittman, Fred Patch, Wanda Kraemer
1. C ll�rder,
The meeting was called to order by Chairman Frie.
2. Approval of minutes of thp regular meeting hP.1d July 1, 1997.
(This had been completed at the July 1, 1997 meeting.)
3. Consideration of adding items to thp agentin
A. The National Guard, Item #15, was added at the July meeting. /
B. Jeff O'Neill, Assistant Administrator, reported that Item #7 --Klein Farms
Estates 2nd Addition --was requested by the applicant to be removed from the
agenda until the September meeting.
C. Dick Frio added the following items to the agenda: 1 -discussion on the
ordinance of bikes on the sidewalks; 2 -discussion on the enforcement of
garage sales and number of sales; 3 -discussion of staffs recommendation prior
to the public hearing; 4 -discussion of the applicant receiving copies of the staff
recommendation prior to the hearing; 6 -information on the final inspection
procedures.
4. Citiyeng comments,
There were no citizens comments.
g, Aihlir. Hparina Cont. - Consideration of a variance re Quant to yard nathnek
reQtiiremP.nts which wo ld n1jnw n Aimplo auhdivialo - Ap inn -ninne B
CriagyMpeko.r.
Stove Grittman, City Planner, stated he would shorten the report because the
commission had heard the information at the July meeting. Connie Decker has
i
requested a variance Brom the minimum 20 -foot side yard and 30 -foot rear yard side
Page 1 O
3
Planning Commission Agenda - 8/5/97
yard setback requirements imposed in the R-2 zoning district. The requested
variance is being processed in conjunction with the replatting of two existing lots
located south of 5th Street and west of Minnesota Street. As a result of the
subdivision, the proposed lots would be re -oriented from a north -south to an east -
west configuration.
Chairman Dick Frie opened the public hearing.
There were no comments.
Chairman Dick Frie closed public hearing
The Commission discussed the square footage in the old part of town and agreed
this would meet the requirement.
JON BOGART MADE A MOTION TO APPROVE, SECONDED BY DICK MARTIE,
THE PROPOSED SETBACK VARIANCE AND SUBDIVISION SUBJECT TO THE
FOLLOWING FINDINGS:
A. THE EXISTING NON -CONFORMING RESIDENCE AND ITS ASSOCIATED
SETBACKS REPRESENT A UNIQUE CIRCUMSTANCE.
AMPLE BUILDABLE LAND EXISTS ON PROPOSED LOTS A AND B TO
ALLOW ALL NEWLY CONSTRUCTED HOMES TO MEET APPLICABLE
R-2 DISTRICT SETBACK REQUIREMENTS.
C. APPROVAL OF THE VARIANCE WILL RECTIFY/LEGALIZE AN EXISTING
DRIVEWAY ENCROACHMENT.
THE VARIANCE APPROVAL IS CONTINGENT UPON THE FULFILLMENT OF
THE FOLLOWING CONDITIONS:
A. IF THE EXISTING STRUCTURE IS REMOVED OR DAMAGED BEYOND
50 PERCENT OF ITS VALUE AS DETERMINED BY THE COUNTY
ASSESSOR, NEW CONSTRUCTION BE SITED CONSISTENT WITH
APPLICABLE R-2 DISTRICT SETBACK REQUIREMENTS.
B. IF NECESSARY, UTILITY AND DRAINAGE EASEMENTS ARE VACATED
TO ACCOMMODATE THE PROPOSED SUBDIVISION. THIS ISSUE
SHOULD BE SUBJECT TO COMMENT BY THE CITY ENGINEER.
Motion passed unanimously.
Page 2
O
6.
Planning Commission Agenda - 8/5/97
Steve Grittman, City Planner, reported Ms. Linda Lovejoy has requested approval of
a special home occupation permit for a therapeutic massage business at her single
family residence located at 122 Balboul Circle. Grittman added home occupations
are licenses not permits, the surrounding neighborhood character needs to be
maintained, no signage, no exterior modifications, and limitations of hours.
Chairman Frie opened the public hearing.
Linda Lovejoy, applicant, explained she was certified in massage therapy, and a
graduate of Northern Lights School in Minneapolis. Lovejoy added the only changes
she made to her home was to remove a closet door and have a desk built in the closet
area.
Chairman Frie closed the public hearing.
The commissioners verified with the applicant that no signage would be allowed and
hours of operations would be reasonable in a residential area.
Lovejoy stated there would only be 2 to 3 people a week at this time.
Chairman Frie requested the following three items be included in the motion: no
signage, single employee, and no overlapping of patrons.
DICK MARTIE MADE A MOTION TO APPROVE, SECONDED BY JON BOGART,
THE SPECIAL HOME OCCUPATION PERMIT FOR THE PERIOD OF ONE YEAR
SUBJECT TO THE FOLLOWING CONDITIONS:
1. THE APPLICANT SHALL DEMONSTRATE THAT ALL INTERNAL
STRUCTURE ALTERATIONS THAT HAVE TAKEN PLACE ARE
CUSTOMARY TO RESIDENTIAL DWELLINGS.
2. THE SPECIAL HOME OCCUPATION COMPLY WITH ALL APPLICABLE
CITY AND STATE CODES INCLUDING DEPARTMENT OF HEALTH
REGULATIONS.
3. HOURS OF OPERATION SHALL BE SUBJECT TO CITY COUNCIL
APPROVAL.
4. THE CONSTRUCTION OF A DIRECT EXTERIOR ENTRANCE TO THE
SPECIAL HOME OCCUPATION AREA OF THE BUILDING WILL
REQUIRE APPROVAL OF AN AMENDED SPECIAL HOME OCCUPATION
PERMIT.
Page 3
0
Planning Commission Agenda - 8/5/97
NO SIGNAGE WILL BE ALLOWED ON SITE.
ONLY ONE EMPLOYEE ON SITE.
NO OVERLAPPING OF PATRONS.
Motion passed unanimously.
The applicant, E & K Development, has requested this item be tabled due to the
Planning staffs recommendations to review the density.
JON BOGART MADE A MOTION TO TABLE CONSIDERATION OF A
CONDITIONAL USE PERMIT ALLOWING A PLANNED UNIT DEVELOPMENT
IN AN R -PUD ZONE AND CONSIDERATION OF A PRELIMINARY PLAT
REQUEST FOR KLEIN FARMS ESTATES 2ND. Motion passed unanimously.
Jeff O'Neill reported the Monticello -Big Lake Hospital District is requesting a
zoning map amendment, a conditional use permit, and a simple subdivision that
would enable construction of a garage and expansion of the parking lot at the
counseling center. Currently, the use is a lawful, non -conforming (grandfathered)
use in an R-3 district. The amendment to the zoning map would make the clinic a
conforming use. In addition, the conditional use permit would bring the facility into
compliance with site plan standards.
Also, the request to vacate the portion of Hennepin Street on this site would bring
setback requirements to code and leave room for maintenance and a buffer zone.
O'Neill added the Hospital District would be required to do extra planting between
the residential area and the parking lot.
Chairman Frio opened the public hearing.
Barb Schwientek, Hospital Director, stated that the counseling center had been
there for 11 years and she was surprised it wasn't properly zoned. The parking
Page 4
3
Planning Commission Agenda - 8/6/97
situation has been difficult because during school most of the street parking is being
used by high school students. The garage is necessary for the van needed by the
clients in the day treatment program.
Chairman Frie closed the public hearing.
Chairman Dick Frie inquired about the parking deficiency
Schwientek explained there are currently 24 parking stalls and a need for 66
parking places. The current plan will provide an additional 24. The garage and
parking lot will be completed this fall; however, the landscaping will be in the
spring.
ROD DRAGSTEN MADE A MOTION TO APPROVE, SECONDED BY DICK
MARTIE, A ZONING ORDINANCE AMENDMENT CHANGING THE ZONING
DISTRICT DESIGNATION FROM R-3 TO PZM, A CONDITIONAL USE PERMIT
ALLOWING OPERATION OF A CLINIC FACILITY, A SIMPLE SUBDIVISION IN
A PZM DISTRICT. Motion was based on the finding that the rezoning and
conditional use permit are consistent with the comprehensive plan. Motion passed
unanimously.
9. Public H rine;- .o aid ra ion of avariance tn thp minimum Int width at wa e
bmindary and consid ration of a variance to the minimum lot sire requirement for a
Int. ]Mated low a shoreland in the wild and scenic river overlay is r+ t. Ap licant-
Rick Wolfateller.
Steve Grittman, City Planner, reported Rick Wolfsteller has requested consideration
of a simple subdivision of his property along Otter Creek. Riparian lots must be
16,000 square feet in area and 80 feet in width at the Ordinary High Water Mark.
As a result of these standards, the applicant has also requested consideration of
variances from the lot area and lot width standards for the now building site to be
created by the subdivision. Currently the applicant owns a single family lot of
19,893 square feet (Lot 9, Block 1, Creeksido Terrace), and an outlet of 8,736 square
feet (Outlet B, Sandberg Riverside). The applicant's residence sits on Lot 9.
The proposal would create two revised lots, Lot 9 would be downsized to 16,609 sq.
ft, still larger than the required 12,000 sq. ft. This request does require a certificate
of survey and this will be required if the variance is approved. The concern is the
shape of the lot, it is clearly a unique situation, it is hard to find a variance for an
outlot. Grittman added that he would not recommend approval because the
hardship is hard to prove.
Chairman Dick Frie opened the public hearing.
Page 6 O
3
Planning Commission Agenda - 8/5/97
Scott Hill, city resident, inquired about the variance request on a lot that had not
yet been approved for subdivision and if the buildable area shown on the sketch was
in the flood plain.
Jon Bogart explained the certificate of survey would show the flood plain, it is hard
to determine exactly where the flood boundaries are on the maps Mr. Hill was
referencing to.
Mr. Harwarth inquired why City staff had not insisted on a certificate of survey
being submitted and if the buildable area shown was adequate space.
Greg Roden, city resident, questioned the scale of the drawing.
Grittman replied it was staffs intention to require a certified survey from
Mr. Wolfsteller if the Planning Commission approved the request. A sketch survey
will usually give enough information to make a valid decision and save the
applicant expense until the decision is known.
Rick Wolfsteller, applicant, replied the survey he submitted does show an example
of a single family house and garage on the lot. Wolfsteller reminded the
Commission he had stated at the last meeting he would only bring the request
forward if setbacks were met. The engineering firm that completed the survey is a
reputable firm, and Wolfsteller felt the setbacks and buildable area were adequate.
Chairman Frie closed the public hearing.
Jon Bogart wanted to clarify that in his opinion the engineering firm Wolfsteller
used was a reputable firm.
The Commissioners discussed the size of the other lots in the area, consistency, and
the intention of outlots.
O'Neill stated that outlots in the past have been used for a variety of uses.
DICK MARTIE MADE A MOTION TO DENY, SECONDED BY ROD DRAGSTEN,
THE VARIANCE AS PROPOSED. THIS ALTERNATIVE SHOULD BE
ACCOMPANIED BY A FINDING THAT THE CURRENT STATE OF THE
PROPERTY REFLECTS ITS BEST USE- OPEN SPACE OUTLOT WITHIN THE
CITY'S SHORELAND AND WILD AND SCENIC RIVER DISTRICTS AND NO
HARDSHIP HAS BEEN PROVEN. Motion passed unanimously.
Page 8 O
3
Planning Commission Agenda - 8/"7
Jeff ONeill reported the Planning Commission is asked to consider calling for an
amendment to the comprehensive plan affecting the downtown/riverfront area of the
community. The amendment is in the form of the `MCP" plan which was funded by
the HRA and has been under development for a number of months and is the result
of considerable input and discussion. The full text of the plan was not available at
this time; however, it would be provided immediately upon approval by the MCP
Board of Directors.
Rita Ulrich, Manager for MCP, explained the amendments to the comprehensive
plan will act as a guide for the visual aspects of the downtown/riverfront area and
the construction of new buildings. The timing is very important because the
moratorium on buildings will end soon and it will be important to have guidelines in
place.
DICK FRIE MADE A MOTION, SECONDED BY DICK MARTIE, TO CALL FOR A
PUBLIC HEARING ON AN AMENDMENT TO THE COMPREHENSIVE PLAN
AFFECTING THE DOWNTOWN AND RIVERFRONT AREAS OF THE
COMMUNITY. Motion passed unanimously.
Jeff ONeill stated the design guidelines are a very important portion of the MCP
Downtown Redevelopment Plan (comp plan update) that the Planing Commission
will be asked to evaluate at the public hearing in August. The design guidelines are
important because the document gives specific guidelines in development of
legislation and physical improvements affecting the redevelopment area. The
guidelines will he referred to closely in the process of development of ordinances
relating to signage, architectural standards, landscaping, etc. It will also be used as
the City develops plans for streetscape and park design.
Rita Ulrich, MCP Director, stated this will allow an MCP design advisory team the
flexibility needed to implement the guidelines.
12. Pmapntatinn by Steve Ryan and Mike Gain - Residential AnvolnVnignt nt Mnpj
Grove Tree Farm Bite_
Mike Gair and Steve Ryan introduced themselves to the Planning Commission and
gave a short presentation on a new development site they are looking at in the
southwest area of the city.
Page 7
Planning Commission Agenda - 8/5/97
13. Review of the Wright CountX Planning rommiasion Report -
This item was tabled until the special meeting August 21, 1997
14.
Jeff ONeill, Assistant Administrator, reported the IDC, Industrial Development
Committee, has been reviewing the availability of land in the industrial zones. This
committee will be requesting a public hearing on an ordinance amendment that
would change the name of the district to give it a stronger industrial identity and
change the regulations requiring 30% green space preservation. This request is
consistent with goals previously set forth by the Planning Commission in the project
priority listing completed some months ago.
Ken Maus, IDC committee member, introduced Dick Van Allen.
Dick VanAllen, IDC member, spoke to the Planning Commission in support of
calling for a public hearing to amend the business campus zoning district
regulations, concerns regarding availability of industrial land, and requesting a
joint meeting with the Council and Planning Commission.
Ken Maus added there is a need for long- and short-range planning, including land
availability and also the interchange at the west end of Monticello.
A joint meeting between the City Council, Planning Commission, and IDC was
requested in the near future.
Charlie Pfeffer, developer, requested the joint meeting for September 29, 1997.
DICK MARTIE MADE A MOTION, SECONDED BY JON BOGART. TO CALL FOR
A PUBLIC HEARING ON AMENDMENTS TO THE BUSINESS CAMPUS
ZONING DISTRICT REGULATIONS. Motion carried unanimously.
15. 11pdate on flhe Na io al rhinrid Training Cnnig .
Jeff O'Neill, Assistant Administrator, reported the task force researching the
possibility of a National Guard Training Center/Community Center has been
meeting weekly in an effort to have a plan in place by September. The National
Guard is in need of a facility sooner than first anticipated, and the time schedule
has changed from three to five years to two years. This is partly due to the schedule
of the new school being built. If the National Guard decides to build at the school
site, that will need to be decided by January.
Page 8 O
3
Planning Commission Agenda - 8/5/97
16. Discuss review procPse and information sthmittol renuinam IIts and follow un
l p od Inas forvariances _ con ilio al use permits -o i ordinance Amendments,
ll
A 1 AIO R_ - —
This item was tabled until the special meeting on August 12, 1997.
17. Adiolimment.
DICK MARTIE MADE A MOTION TO ADJOURN THE MEETING, SECONDED
BY ROD DRAGSTEN. Motion passed unanimously.
Wanda Kraemer
Development Services Technician
on
Pegs 9 0
Planning Commission Agenda - 9/2/97
8. Public Hearing--CUnslderatinn of a 9.ft v rinnee request to the 10.11
minimum side yard_ setback M aiwment. ApplicanL Joan Paterson.
(S.G. )
Please see the attached report from Steve Grittman.
14
Planning Co®Leeion Agenda - 9/2/97
PLANNING REPORT
TO: Monticello Mayor and City Counal
Monticello Planning Commission
FROM: Stephen GriCman
DATE: August 26, 1997
RE: Monticello - Paterson Setback Variance
FILE NO: 191.07-97.
Ms. ban Paterson has applied fora variance from the required ten foot side yard setbw*
in Ute R-2 Dlstrfct The parcel in questbn Is ksrrrw* improved with a SbVW family home
and a driveway to the proposed garage ioeatlom one toot from the prowlif 11ne. The
request Is to replace the previous garage structure which was damaged In fine reeeru
storm.
As a legal, .. , . ing atruclure. fins previous garage was pormbed to stay in Its non-
conforming loeatlon without Zoning
:, ...:. However, the Ordinance reqth
uires at
once a non�onfonminptruc
shee is damaged by more than 60%. it may only be
reestablished In fuU conformance with the Zoning Ordinance standards, In this case tan
feet.
A variance to Zoning standards may be considered where there is a particulary unique
condition of the lard which creates a hardship in complying with the standard. Hardships
which are purely ec ortontle In nature do not qua*. For the property In questim no such
krdgAneso Is p a r, 1 The appllcaM would easily be able to locals the eta "g on the lot
to meet the ton foot requirement. The primary dMic* to the appUrard in meeting the
amthence standard b economic in nature - added expense wotdd be btarred Ina new
Planning Commission Agenda - 9/2/97
garage pad end driveway reoonsinxU n. As a re6k%l, the proposal does not qualify for
varlafroe corkskletrafim.
This proposal does raise the issue of , v, .,,, ;;,, : side yard setbacks in the R-2 DistrlcL
Due to the dimensions of many of the platted late M the older portion of Mcntloello
(bckx ng this one), buildable area is save" restricted. parti ularly where ten foot side
yard setbacks are required. Steffi has discussed the applicatlarh of a five foot setback in
certain circkanstances in Ike R,2 Disaict. 7hls seback standard could be applied to all R-2
lots. or It could be esf<iGed to spekA m pantets. Same restrWWm which could be
coneidered Include: (1) sWe family paroeb o* (2) parcels pied prior to a certain date;
(3) pwcals plaHed and built w prior to a c erfatrk date, or paroeb of a cetaen dimension.
An exemple of lehguW which would trtdude this a=Wtion would be:
Side yard setbacks: ten feet except that sfigle family homes and permitted accessory
buildings to such homes an platted Iota o record of leas than seventy (TO) feet in width
may encroach into Me required side yard up to five feet
While this lanpkage would not grant fie apprkcerkt the full a dent of her recl,est, it would
allow a lesser standard to comply wftK The applicant would need to pour an additional
four teat of coca a slab to reconstruct the single car garage In oorfmance with this
proposed setback w=ption.
B ALTERNATIVE ACTIONS
Request for a variance to side yard setback menta of ten feet in fie R2 Dmbiot.
Allaermthm t _ Approval of the variance to permit the reccr Wucdon of a simple car
garage to a semadk d are foot. lhls Alterative should be supported
by a find V that fie request in unique end meets the hwdta * crWe
outlined In the Zoning Ordinance.
Approvel of a variance to pom* the reconstruction of e stnple car
garage to a selback of five feet pending the amendment of d w side
yard setbacks In the R-2 DW4 Approval at fhb time would be a
cwwwdwm to Ire appftM aMmugh no hardship ci ffitm wouldbe
met
Afternalhta 3. DmW d Ike vatm for side yard setbacks b the R2 Dlttrk! This
dedsim shcutd be supported by a flnding that the request does not
meet the hwd ft ab to required by the Zor" Ordinance.
Planning Commission Agenda - 9/2/97
Q STAFF RECCIM ENDATION
tW does not recommend approval of the vwwm to allow the one food setback There
do not appear by any Ordtna cwbased arfteria uopoftV the proposed vwtw= in the
Udorm tion mbnMed by the app9=M ffftMtith Comm om believes that the five
foot encroachment amwdrnent is �,,, �„ ft Cords approve the fne foot vortanoe at
ft *M and Cd for a pubtto tk= h lg to Consider the 1.1 , .. 11 r: at Ib October m8db4
Tha fto o np Commbsbn should be Clear that b approval of the flue foot setback for the
areerrt appAoent is in mm 1" ration d b hmt to aetend the Ordlnwloe to avoid oonwms
over M" in the event that the amendment Is not adopted.
E#dbft A Sb Pfau
c
1oqnl -P,47�5-AZ50nJ
a
Planning Commission Agenda - 9/2/97
9. Publip. Hearfng��nujderuflnn of e
:. ,
Please see the attached report from Steve Grittman.
C
Planning Commission Agenda - 9/2/97
PLANNING REPORT
TO: Monticello Mayor and City Council
Monticello Planning Commission
FROM: Stephen Grittrnan
DATE: August 27, 1987
RE: Monticello - Monticello School District - Alternative Leeming Center
FILE NO: 191.07-97.
S
A REFERENCE AND RACKGROUND
The Monticello School District has requested approval of their request to allow public
sdwols as h ft in uses in tfta 1.1 District and the Issuance of such a permit for the existing
building at 1248 Oakwood Drive E. The school district proposes to occupy an extseng
4.800 square foot, two story tndustrial building between the H -Window, building and
Simonson Lumber. The proposed use will be an efternetNe school program for students
Idem f" by the dIWW for more Individualized treatrrhent The distrkt has indicated that
the program will begin the sc hool year with apprmdntatey 30 students, and is expected to
expand to 50 or more sthdlents as the year goes on.
There are two primary Issues for the City to consider with this request. First Is the
amendment of the Zoning Ordlnanm to allow the school use In tho Industrial dlatrid.
Secorhd Is the districts application for an Interim use permit allowing occupancy for this
school year.
This request Is being pursued as an Interim use. There are often a number of oonoome
relatod to school uses In Industrial districts. These Include mixing of traffle, possible
Planning Commission Agenda - 9/2/97
pedestrian traffic generated by the school use, and pwWng cupply for classroom use in a
budding designed for industrial use. Finapy, the City has expressed an ongoing concern
over the supply of industrial land. Consuming a portion of the available supply for non-
industrial use raises this issue as well.
With regard to the land supply Issue, ft interim use permit process gives the City the
ability to accommodate the school districts needs. while at the same time. reserving long
term inihatrial use for the slta. The proposed amendment includes a clause requiring that
the building not be altered in such a way that would make reversion to industrial use too
difficult. For hsterme, the use of temporary partltlorts, or odw such modular
improvements. would be more approprlate than sWftaM permanent remodeling.
With regard to traffic, the proposed site is located on County Road 117. Therefor. the
mbang of traffic shodd not be a s9 fficarrt concem. Parking may be the most ddticuit issue
for the current site. The district should be required to stripe the parking lot to assure fire
most dfk:W use of the evadable space The district has Indicated "some students will
drive to the site, while others will use school , . . Oven the urwo in parkliv
creeds, the City could consider a pwkhg option which permits the addition of parking lot
area as demand is shown. A gravel surfaced temporary lot may be appropriate if the
parking demand eventually exceeds the supply.
One special requI ement of interim uses is the documented termination date. The district
has not proposed a termination date at this time. Since interim uses are rerietwable, we
would recommend a short Ione period, perhaps even one year. If remodeling
Improvements are minimal, the district should not have overinvested In this site.
Moreover, If Improvements are too ®derive. the issue of revertlng to industrial use
becomes more of a concem for the City.
Finally, rho distrkt has indfoated dmlr need to occupy the building while certain remodeling
projeela are still vh progress. This could be coordinated with the Budding Oficial to assure
adequate ft safety requirements aro met during the project
A. ALTERNATME ACTIONS
Dedslon 1. Amendment to the Zoning Ordinance 8999 Ing school uses as Urterim
uses in the 1-1 Zonbrg District.
Af)9nmdM1 Approve the proposed amendment as submitted.
Altgmgt;ivaZ. Derry ft proposed amendment as submitted.
Doddon l Issuance d an ilfttrrr Use Penns to the MtorWOON School Distrkt to operate
an afterrraWe school program at 1240 Oakwood Drive E.
Planning Co®ission Agenda - 9/2/97
Alternative 1. Approve the rotate use Permit, with the ca, ffitions as Hsted on the
attached Exhibit B. This alternative should be "1 by a
finding that the proposed use wN not interfere with the Ctty/s bng
rerge objectives of enoouregimg trxivabW development in the area,
due to the gory nakoe of the permit end the minimal alterations
to the property.
AROM2ttWO 2- Deny the inbrm use permit This aaerative should be aeoompenied
by s finding that the use would interfere with the Cityrs long range
buhMrial development pools.
Staff betleves that the alternative school use should be aoosptabk on a short tern basis.
Due to be CIVe interest in Irtdustrfel development, however, bng term slant use, or
changes to the property wt drh could tend to deter f An bxkj rial reuse, would not be
compatrble with the CiVe Comprehensive Plan. Therefor, staff would recommend
approval only upon mtl, which include a short range tarmtrtetion dab, a limitation on
remodeling improvements to the building (with an emphasis an temporary or modular
improvements), and perking supply which is bragang d to meet demand as use dilates.
D_ SUPPORTING DATA
Exhibit a Site Plan
Exhibit B, Proposed Condittwo to bttei in Use Permit
Ordlnance No.
�- City of M 1
Wright County. ltlimmats
AN ORDINANCE AMENDING TITLE 10. CHAPTER 168. OF THE MONTICELLO
ZONNG ORDINANCE RELATING TO PUBLIC SCHOOLS AS INTERIM IISE8 IN THE
1-1 ZONING DISTRICT.
THE CITY COUNCIL OF THE CITY OF MONTICELLO, MIF WESOTA HEREBY ORDAINS
AS FOLLOWS:
Section 1.
Chapter ISS is emended by ming the followwft section:
138-3 DITINU MI USES: The following are imeritn uses In an'I-1' Disoict (requires
an inmdln use permit based on die Rocedures set forth In snd regulated by
Cbepser 22 of this ordinance):
[A) Public educational imtinmiom, limited to scbools The demcmary, junbr
high, and senior high aged stodeea. provided that
1. A specified termination daft is documented.
2. The ptag , t i pmad has adepusm impanMed Parking to
,. the MAW opacity.
3. The proposed buiWlttg is constructed. or altered, only in ways
which do riot Tata 6 whh Ilmure refitting for Is dustrtal use.
Section 2.
This ordtrt um shell berm a effective from end alter Ib passage and publkodion.
inv/
7-9 A
Exhibit B
Proposed Conditions to Interim Use Pemtlt
1. The Inferno Use Permit will terminate on August 31, 1991L Eddension of the use
of the &tied property for pufft srhooi purposes beyond the tennhratlon date
may only be granted ttvough s app liter+ to the City.
2 The District agrees to stripe the existirg pwktrg bt in e way which maxim¢es
the paved area for effident parking supply and etrh:ulation.
3. The DWd agrees to ehgarud parking area at the direction of the City. The City
Will dad expanded pokb bared an ttre Cttfs observation uhf pertdng demand
which causes the use of on 4treet paildi st eny time.
t The use d the subject property win be fbr abriwMve classroom use duringrmI e t (61noal school heur -a*, and not fbr any Other use.
2, C..". 'I*—as 6_4- v o 1-{ -. 01— /o o' P' 'Jut", .. " )-
6. The District may occupy tie hAding during remodeling only at the daeetim, and
under ootfditiorhs Identified by, the Building Of nal.
S. The District OW make every effort to avoid permanerti chargee to the bulldbng
whiefn. In the opinion of the Building Official, would not be u: of an
industrial use.
CONDITIONS ACIWOYVLEDGED BY.
TOTAL P.07
5 anning Commission Agenda - 9/2/97
10. PnhLie Hearing— o sideration of skn skmpndmant to a conditional use
nern+it allovying nn auto haft shop in a B.3 zone- AgtVj cant, john
rIolII. 1J.0.
& RF.FF.RF.N .. AND BA .K =ROUND:
The Planning Commission is asked to review the attached site plan and
continue the public hearing on the matter to the neat meeting of the
Planning Commission. No report is provided on this item because the
information necessary to formulate the report came late in the staff review
process.
The item is on the agenda for sketch review as a preview to the neat meeting.
B. ALTERNATIVE ACTIONS:
1. Motion to continue consideration of an amendment to a conditional use
permit allowing an auto body shop in a B-3 zone.
2. Motion to approve an amendment to a conditional use permit allowing
an auto body shop in a B-3 zone.
3. Motion to deny an amendment to a conditional use permit allowing an
auto body shop in a B-3 zone.
C. STAFF R NDATION:
Staff recommends that the item be tabled unless during the review of the
sketch plan, sufficient information is presented to the Planning Commission
to enable making a decision. The applicant understands that it is highly
likely that the item will be tabled.
Copy of site plan.
f JOHN aommw aeguesr
t r _
{ V
b� � 5r Areu !7
S�• [ 141. 07 LIA[ A � 1
vs
--77
jt Z t
f`. • ft1Y,.. Inv...n,�„ • \ \ '� rnNf o•.t er fot a
,e •+nt• - � \ � \\ "Ac \ .+DJtro sourw .ear• ' ..• f� \ is ,. ..a ;cf .
It 4
� 1 d � `� � /.i �Ue�.�t: crtdn:.�� � - y�"'� lam`\ �•`p\aa ` \..A� ::[.r,:.'r .n...�.
At—
D � �4{ _� W yyr .� � � \ • to rr� :w[ o r.
la • •j 1+ t 7Lflll.d✓ •- 1-1
it 0: .ef .
y /�/,."��+ •r. tin. r[
� em.od
.err,
r.rf •"a. ti .pr SMICCD Jr a+ eC_JrD •i •rr ;•C. . J+ `*.
1 Clrr S..rr.•• Curl.I[J Wrr f:r.r• t•;r•r.+:
r.( rl rr IS .er ♦rsocwjIRr re. "OVIDrD rD u5
SrrvtCt r.mSN f4 "M"
t
-ft ♦ f"ICW IM♦ SWKn ! ..^.n [.n q tna nu• . a.• . •roots .
•
b r.r. Y.110. aJ "mWoucrra. C.r. wal. u•111 r.lr ♦t.. IC .vin �••• i•.. •S..•.rro �u . i •.. e
aoft fo Jr MI SQ.'M Jury Jf.R I.Mrrer r.
f
Planning Commission Agenda - 9/2197
1., •.Y, •,i. 1� : n. w
Please see the attached report from Steve Grittman.
Planning Commission Agenda - 9/2/97
PLANNING REPORT
TO:
Monticello Mayor and City Council
Monticello Planning Commission
FROM:
Stephen Grittman
DATE:
August 27, 1997
RE:
Monticello - MCP Plan - Comprehensive Plan Amendment
FILE NO:
191.06-97.
a
In the spring of 1998, the City initk ted a study of the revItalizetion of Its downtown ares
through its HRA and the Mordloello Community Pertrrers, a community based tr9ere8t
group. This study included a markat research component, a planning and design
component, and implementation strategies. For the purposes d this analysis, the Planning
Commissbn and City Council we asked to review the competb tdy of the MCP Plan with
the current ComprehensNe Plan, and consider changes d con8kxs are found.
To a major cadent, the MCP Plan is a more detailed study of development and financing
that Is typleal of a ComprehersW Plan. Therefor, contl>ets would be most likely in found
in the goals and policy statement of the two docurnents.
The Comprehena M Plan trtcludes the following goal and policy statement relating to the
downtown area:
Econoede Development Goal (pard:
A source of prided In Me commurdfl , economic development has been a
110
Planning Commiasion Agenda - 9/2/97
successful element of the communWs eflone for several years. This
Includes" pubfic and private vertbrres, separately and in partnership.
The Cfty has been able to take advantage of its access to the Interstate
highway system, the Twin Was rna poftan area, quaW labor supply, so6d
infrastructure, and altbrdable land without the negatives of metro ft
corogesbai and costs As the community grow,, the suoeessW continuation
of these programs W depend on the Cys abft to evad these rregaum,
and continue capitalizing on the positives.
Econondc C : „ , „ . a Policy (Partl:
I M the tradlNonal Gowntmm Should AMM on ileci//tatlng a
hansflrbn to a rscreaBon and entw&Wwwt based center.
Several such dowrKowns have been able to eap&*e on their charm and
ambiance, however, by using those amenities to anchorowdertalnment and
recreation facifides. PardcwWly in Mortice b, where the firer and the two
Wage Parks provide a usque emrironmw4 thio approach can be a praditleal
reuse of the downtown area.
... Me City Asn have a sWdcant role MroWh ft inworwrt in Innestruch e,
open space, and site preparation. Redevelopment in Me dsthat should be
evaluated toward tis compttanoe *IM this lend use scheme.
This pobcy supporta Me tfty'a Economic Development Coal dtaterrrent by
creating a stronger center whfdr can be a fools of Bre Aommunfty'a aft
activities. By malurrg use of Me natural aft tlan to the area, and
progra tmirg owww dal uses *Mich can UWw under these conftww an
of ractive and succemAd mdevebpm N of dna downbm arae Is a real
MUMMY.
The Comprstw ve Plan also ircAxfes discussion of ft dow mtown area in the lard Use
Plan section. This sermon focuses on three primary o*chvee for ft downtown area:
(t) MOWAW i V the downtown's Influence as a major community and commercial activity
center; (2) Irc eaefnp the Citys use at. and exposure to, the Mississippi River; and (3)
Er>fmrncirg the attraction of users to support the dowraown'e n stw market attraction. The
Comprehemive Plan emphastzes atterntlon to the downtown's wtisting amenities, bath
environmental and an:Wctuml.
With rogard to pAft eethdthm the Comp Plan encourages rNeatrnerri in open spaces.
m , : . , cfbvft impacts, pedesM= aimm, const omOon dl a commw* center,
and meafabUsWel of the downtown area as thea wit ceras► of MontMblb. Fh*, this
section of the Camwdw&oe Plan enommves irrii*mer talion of downtown rev tallsation
through file more simpilic study of 'market and deco pritdpbs M*WWe to
MontloeDo's situation.'
Planning Commission Agenda - 9/2/97
in essence, the MCP Plan reiterates these objeWves, than proceeds to supply the more
specific analysts recommended by the Comte Plan. The MCP Plan focuses an
rived ci redevelopment, downtown area revitalizatiof, including protection of the
community's architectural assets, extensive public investrnent in the downtown, both In
in1F e, open apace, and public buDOV% attention to surrounding neighborhoods
and transportation issues, and an emphasis on commercial activities which capitalize on
the natural markets attracted to downtcown Monticello.
The MCP Plan does raise some Issues for the Cir. From a general standpoint, a is arf
,active plan. That is, it requires the City to aggressively promote its planning agenda.
often in the face of landowner or developer proposals which may not match the Plan's
goals. This use of the City's Ming power will result in a ditent City role from other
dwAlopmend revlew. Conbntrad support from HRA and MCP commune members Is alien
a key in implementing plan goats.
A second issue is the need for folbwwp regulations to implement the Plan. An extensive
Zonhg OrdQfance would be necessary to allow the Cly to impose many of the strategies
an private tendCharges to selbadu, pking arregulations, signs, land uses,
and architectural standards are necessary, among many others. In addition, the Plan
envisions a relationship between civic and commercial land uses that may require the
management of a block4*block land use pattern In some areae. Finely, the Plan will
necessitate Changes to development regulations in the neighborfroods a4scent to the
downtown.
A third issue area arises In the financlal support for plan Implemandetion. The Plan's
objectives we predlcmad on the active involvement of the Cly In Manebfg activities.
These include Tax Increment Fktancing, flnwicirfg of Improvements through Special
Assessments, aonaldardon of a Spode l Service Dlettiet twq area, pursuit of grant and
ban programs, consideration of a special sales tax, arid general property taxation.
In summary, the MCP Is consistent in goat and obJOOM Mriih aro Comprehensive Plan
from a land use and , ,,.. on perspective. 1W regard re the physical Plan itseu, the
City should be able to adopt the Plan by reference, malting k a part of the Montbolb
Comprehensive Plan. The primary issue for City attention should be the activities and
strategies necessary to Implement the Plan's goats.
a ALTERNATNE ACTIONS
Approve the amendment of the Ml MbWb Comprehensive Plan by
adoption of the MCP Plan.
Deny the amendment of the Compreher*m Plan.
Planning Co=iaeion Agenda - 9/2/97
As nomd above, the MCP pian is =npetble with ft goats end objecOm esmbllshed by
the C., . :' :, d : Plan for the downtown efe& The MCP Plan provides a ' MM rfel demll,
and estaNdO es a series of implemenmtlon s7ateglea which will requt a so dficarnt City
arvolvement end a"onfor the community rednelopmwit efforts The MCP Plan atams
OW suaoesdul tmplementdon is dependant upon the CRY$ Involvement tineneft.
afth*ratk*, end physteO. AMouj h idte MCP Plan does not pr a a a ib a specific do(lar
Inveebnwft nor does tt WwWy a speeft time frame, the Cil► must be aware that private
Wmesbnests made in conslderabon of the Plan will go 's preaskoe for pubk
hvestrnenfs ae well. If ft City is prepared to w%Wtdm the efforts laid out by the MCP
Plan, staff would :,.. ,, , J approval of the amendment to the Compmhenishre Plan,
c
Planning Commission Agenda - 9/2/97
12. Public Hearing=Cansid tion of tett and man .nen mn to
renan+ing RV (bt�ess camp) annincr dl-wl_riet to the I -LA HSM
I,d=trJ,J diatrlctA) AVpHt'ont MoIIticelloPlanninQ mi don-
Mr.71IMM7357, M., 7,71 Ir,1077--Xv-77m, .:1 1 •
Please review the attached report for information only. This item is
scheduled for review at a joint Planning CommissiorADC/City Council
meeting scheduled for September 29, which means that the public hearing
should be continued to the regular meeting in October.
15
Planning Commission Agenda - 9/2/97
PLANNING REPORT
TO: Monticello Mayou and City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: August 26, 1997
RE: Monticello - Zoning Ordinance Amendment -
Business Campus District
FILE NO: 191.06-97.
by renoWng the 101stria and recAmWdering the fl -SUR
A REE ENCE AND BACKGROUND
The Industrtel Development Commftt o has suggested to the City restructure the current
BusYlese Campus District in an effort to make the lands wbh the District more attractive
to develcpment. The IDC has carat rded that the lado of Industrial development to ft BC
zoned areas b attributable, at least in part to tooth the perception of the District as
unfu*%W to development and the reality of a conn m over buildable areas limited by the
landscaping requhww ts.
DisbW Name
This issue may be app roacsled in a number of ways. The concept behind this proposal is
to remove, or ager. the 'Bushress' part of the title to makes the District wind more
Industrial In nature. The options discussed among staff and Ire IDC have inchdad
ping Cts f3C b'1.3" changing B -C to'I-1', and renumbering the inert 1-1 and 1.2
DW&Ias to 1.2 and 1.3, respectively; and dwVt g the B -C District to'1-tri'.
The 1-3 option would! be wimple, but could bad to confusion duo to the feet that the
Ordinance would estabW Its most restrictive District with the highest number. The
16
Planning Co=iaeion Agenda - 9/2/97
opposite is more typical. Renumbering the other districts would be more is keeping with
the expected system. However, the reclassification of this much land with such similar
inning district names could be eonhmV for both property owners and city Staff.
The WA option would also misorder of the districts by ptacbV the most restrlriive district
between 1-104 I -Z However, this option does represent the truest picture of the altered
84 District a slightly changed 1-1 District This Is becxivae the land uses would change
little from 1-1 to MA, and wept for buil [ing my'; 1* little dtange would be seen in
performance standards. The primary difference between districts would be the
requirement in the I -1A that a .:..: .:,, : of ft building be covered with a masonry
material.
Green Space
Current B -C Distrkt language requires a 30 pw oent green space reservation from every
developed parceL The IDC has proposed that this language be removed. At the time of
the edoption of the B -C. two was a concern that land In the Citys industrial areas would
be urxl rdeveloped, pardcubuly In the areas exposed to the freeway. Since that time, the
Cky hes adopted more extern m W dwWbtg mWnmerds, pwftdary whh the Wftryard
ordircernoe. As a result, it may be appropriate to consider dropping the . ; ,.: ,' 6 green
space requirement especially given the development pace in the industrial area.
Decision 1. Ordinance amending the tide of the Business Campus District.
Aftenuftra1. Approve the rw=bV of ft ", Business Campus District to I -IA.
kxbAv 1.
Aim 2 Approve the renaming of the B.C. Busbtess Campus District to
another name.
Aftemethra ,3. Deny the renarri tg of the, B -C, Business Campus oistrU t
DeeWon 2 Ordinance amendbtg the Bushoss Campus District by dnengby the Lot
Coverage requirements rekdfng to mbtlmum tandseepe area
Arromptcm I _ Approve the etimhmft of the psraontage lertdsespo area from tho
Business Campus District.
AfternathmLZ Approve the ntodfloatlon of tha pa ve tage landscape eras within lite
Business Campus District.
Alternative S. Derry the modification of the pmw tape landscape area.
17
c
Planning Commission Agenda - 9/7/97
C. STAFF RECOMIMPNDATION
Staff std the 'I -1A nom r4*ze N the Cay choses to rename the Business
Campus District. This is primargy due to oornenlerm of pest 7mnhg refererwm end
avoidbtg omIusion when dovhV wfth developed property. Ttte need for the d>enpe would
be based upon the so=. mwxftmso=.of the Industrial Development Commbee.
YM regard to the pervert W landscape area, Staff is unsure Qtat eNher the name of the
district or On fendscepe requhmwae have deterred developmeM considering the
Indo DW dwelopmera markK and the tact that the Cly fres been involved In land
sales In Ota ansa However, the Damara inning regulaborts provide adequate abildy to
maintain an attractive brdurWW area with minimal impacts on adjacent properties.
Therefore, the elimination of landscape .., . , requirements does not threaten the
Cbys interest In b KbAbial park development
E&dbd A Ordbrence erbmlrv&q the peroentage landscape requirements.
to
Ordhants No.
city of Motft@lo
tihlo County. ammots
AN ORDINANCE AMENDING TITLE 10, CHAPTER 1&% BECTM • (4 OF THE
MONTICELLO ZONING ORDINANCE RELATING TO LOT COVERAGE IN THE BSC
AND/OR WA ZONING DISTRICT.
THE CITY COUNCIL OF THE CRY OF MONTICELLO, MWIESOTA HEREBY ORDAINS
AS FOLLOWS.
Section 1.
Chapter 15A. Section S (AJ is emended to road as follows:
(A) LOT COVERAGE There shall be no mhdmum or maximum lot coverage
MgAm wds in tis dm ia.
Section Z.
This ordbumoe dmU'seems &IWC We Aom and ager its passage and pubUatiom
/h//
a-13#
MT$L P.08