HomeMy WebLinkAbout2005-06-07 P & Z Agenda
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PLANNING AND ZONING COMMISSION
MEETING AGENDA
TUESDAY, JUNE 7, 2005
6:30 p.m.
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CALL TO ORDER
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APPEARANCES/PRESENTATION(S) ~e L.\~;~.~"
PUBLIC HEARING (S) .....ii. .llIr
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1. Comprehensive Plan Amendments - The Shores, Apple Tree Square & Uptown
Center and 70S0-20th Avenue South/698S - 21" Avenue
2. Ordinance #4 Amendment - Ponds & Parking Lots within City with Principal Use
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IV.
OLD BUSINESS
L Calling for Public Hearing - Hunters Crossing 3" Addition
2. Shoreland Ordinance
3. Ordinance #6, #6A, #7 & #9 - Tabled April Meeting
4. Ordinance #14 - Land Improvement & Street Construction - Tabled April
Meeting (paul P. & Tom P. Recommendation)
S. Ordinance #16 - Use of Highways - Tabled April Meeting (police Chief
Recommendation)
6. Ordinance #22A - Office of Clerk! Administrator - Tabled April Meeting
7. Ordinance #23 - 79 (Handed Out at Previous Meeting)
V. NEW BUSINESS
L Mr. Robert KnabelMr. Tim Kytonen, 7241 Main Street - Lot Split Request
VL DISCUSSION ITEMS
VII. CONSIDERATION OF MINUTES
1. May 3, 2005 Planning and Zoning Meeting Minutes
vm. ADJOURNMENT
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STATE OF MINNESOTA
COUNTY OF ANOKA
CITY OF CENTERVILLE
NOTICE OF PUBLIC HEARING
TO AMEND THE CITY'S COMPREHENSIVE PLAN TO ACCURATELY
REFLECT THE CURRENT ZONING OF SEVERAL PARCELS WiTHIN THE
CITY OF CENTERVILLE
NOTICE IS HEREBY GIVEN, that the Planning and Zoning Commission of the City
of Centerville will consider amending the City's Comprehensive Plan to accurately
reflect the current zoning of the following parcels:
From Commercial to LowIMedium Density Residential
That Part of the Shores Subdivision as Follows:
1263 Mound Court (pIN #R15-31-22-43-0009)
1264 Mound Court (pIN #R15-31-22-43-0008)
1265 Mound Court (pIN #RI5-31-22-43-001O)
1266 Mound Court (pIN #RI5-31-22-43-0007)
1267 Mound Court (pIN #R15-31-22-43-0011)
1268 Mound Court (pIN #RI5-31-22-43-0006)
1269 Mound Court (pIN #R15-31-22-43-0012)
From LowlMedium Density Residential to Commercial
Apple Tree Square and Uptown Center (Respectively)
1845 - 1859 Main Street (pIN #R23-31-22-12-0091)
1861 - 1885 Main Street (pIN #R23-31-22-12-0092 & PIN #R23-31-22-12-0093)
From City Park to Industrial
Anoka County Recognized as 7050 - 20th Avenue South/City Recognized as 6985 - 21"
Avenue (pIN#24-31-22-32-0003)
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The meeting is scheduled for Tuesday, June 7, 2005 at 6:30 p.m. or shortly thereafter.
The meeting will be held in the Council Chambers located at 1880 Main Street,
CenterviIle, Minnesota 55038. The purpose of the meeting is to ascertain public input
regarding the above stated matter and consideration of the proposed comprehensive plan
amendments.
The City Hall is ADA accessible. Requests for hearing assistance devices or a sign
language interpreter must be received before 4:00 p.m. June 3, 2005. All persons
interested are invited to attend and to be heard.
You may contact the City Clerk's office at (651) 429-3232 or by facsimile (651) 429-
8629 if you need additional information. If you desire, you may email:
dlarson@centervilIemn.com or tbender@centerviIlemn.com with questions or concerns.
This notice is also available on the City's web site: www.centervilIemn.com.
May 11, 2005
Teresa Bender, City Clerk
Published in the Quad Community Press on May 24, and May 31, 2005
Growth Management Plan
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Plan Amendment 2004-1:
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June 2004
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STATE OF MINNESOTA
COUNTY OF ANOKA
CITY OF CENTERVILLE
NOTICE OF PUBLIC HEARING
TO CONSIDER AN AMENDMENT TO ORDINANCE #4 (REGULATING THE
USE OF LAND, LOCATION, BULK. HEIGHT, AND USE OF STRUCTURES
AND THE ARRANGEMENT OF THE STRUCTURES, ON LOTS AND THE
DENSITY OR POPULATION IN THE CITY OF CENTERVlLLE)
RESTRICTING ACCESSORY USES SUCH AS PONDS AND PARKING LOTS
TO ONLY BE ALLOWED WHERE THE PRINCIPAL USEAGE IS LOCATED
IN THE CITY OF CENTERVILLE
NOTICE IS HEREBY GIVEN, that the Planning and Zoning Commission of the City
of Centerville will consider amending Ordinance #4 to contain language that would
restrict accessory uses such as ponds and parking lots to be only allowed where the
principal use is located within the City of Centerville. The meeting is scheduled for
Tuesday, June 7, 2005 at 6:30 p.m. or shortly thereafter. The meeting will be held in
Council Chambers located at 1880 Main Street, Centerville, Minnesota 55038. The
purpose of the meeting is to ascertain public input regarding the above stated matter and
consideration of the proposed language amendment.
The City Hall is ADA accessible. Requests for hearing assistance devices or a sign
language interpreter must be received before 4:00 p.m. June 3, 2005. All persons
interested are invited to attend and to be heard.
You may contact the City Clerk's office at (651) 429-3232 or by facsimile (651) 429-
8629 if you need additional information. If you desire, you may email:
dlarson@centervillemn.com or tbender@centervillemn.com with questions or concerns.
This notice is also available on the City's web site: www.centervillemn.com.
May 11, 2005
Teresa Bender, City Clerk
Published in the Quad Community Press on May 24, and May 31, 2005
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Draft 06-02-05
SAMPLE SHORELAND MANAGEMENT ORDINANCE
TABLE OF CONTENTS
SECTION
SECTION 1.0- STA1UTORY AUTHORIZATION AND POLICY
1.1 Statutory Authorization
1.2 Policy
SECTION 2.0 - GENERAL PROVISIONS AND DEFINITIONS
2.1 Jurisdiction
2.2 Compliance
2.3 Enforcement
2.4 Interpretation
2.5 Severability
2.6 Abrogation and Greater Restrictions
2.7 Definitions
SECTION 3.0 - ADMINISTRATION
3.1 Permits Required
3.2 Certificates of Zoning Compliance
3.3 Variances
3.4 Notifications to DNR
SECTION 4.0 - SHORELAND CLASSIFICATIONS AND LAND USE DISTRICTS
4.1 Shoreland Classification System
4.2 Land Use District Descriptions
SECTION 5.0 - ZONING AND WATER SUPPL Y/SANIT ARY PROVISIONS
5.1 Lot Area and Width Standards
5.2 Placement, Design, and Height of Structures
5.3 Shoreland Alterations
5.4 Placement and Design of Roads, Driveways,
and Parking Areas
5.5 Stormwater Management
5.6 Special Provisions for Commercial, Industrial, Public!
Semipublic, Agricultural, Forestry and Extractive Uses
and Mining of Metallic Minerals and Peat
5.7 Conditional Uses
5.8 Water Supply and Sewage Treatment
SECTION 6.0 - NONCONFORMITIES
6. 1 Construction on Nonconforming Lots of Record
6.2 Additions/Expansions to Nonconforming Structures
6.3 Nonconforming Sewage Treatment Systems
APPENDICES
APPENDIX A - ORDINANCE CERTIFICATION CHECKLIST
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SHORELAND MANAGEMENT ORDINANCE
SECTION 1.0 - STATUTORY AUTHORIZATION AND POLICY
1.1 Statutory Authorization
TIris shoreland ordinance is adopted pursuant to the authorization and policies contained
in Minnesota Statutes, Chapter 103F, Minnesota Regulations, Parts 6120.2500 _
6120.3900, and the planning and zoning enabling legislation in Minnesota Statutes,
Chapter 394 (for counties) or Chapter 462 (for municipalities).
1.2 Policy
The uncontrolled use of shorelands of the City of Centerville, Minnesota affects the
public health, safety and general welfare not only by contributing to pollution of public
waters, but also by impairing the local tax base. Therefore, it is in the best interests of the
public health, safety and welfare to provide for the wise subdivision, use and
development of shorelands of public waters. The Legislature of Minnesota has delegated
responsibility to local governments of the state to regulate the subdivision, use and
development of the shorelands of public waters and thus preserve and enhance the
quality of surface waters, conserve the economic and natural environmental values of
shorelands, and provide for the wise use of waters and related land resources. TIris
responsibility is hereby recognized by the City of Centerville.
SECTION 2.0 - GENERAL PROVISIONS AND DEFINITIONS
2.1 Jurisdiction
The provisions of this ordinance shall apply to the shorelands of the public water bodies
as classified in Section 4.0 of this ordinance. Pursuant to Minnesota Regulations, Parts
6120.2500 - 6120.3900, no lake, pond, or flowage less than 10 acres in size in
municipalities or 25 acres in size in unincorporated areas need be regulated in a local
government's shoreland regulations. A body of water created by a private user where
there was no previous shoreland may, at the discretion of the City Council, be exempt
from this ordinance.
2.2 Compliance
The use of any shoreland of public waters; the size and shape of lots; the use, size, type
and location of structures on lots; the installation and maintenance of water supply and
waste treatment systems, the grading and filling of any shoreland area; the cutting of
shoreland vegetation; and the subdivision of land shall be in full compliance with the
terms of this ordinance and other applicable regulations.
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2.3 Enforcement
The City of Centerville is responsible for the administration and enforcement of this
ordinance. Any violation of the provisions of this ordinance or failure to comply with
any of its requirements (including violations of conditions and safeguards established in
connection with grants of variances or conditional uses) shall constitute a misdemeanor
and shall be punishable as defined by law. Violations of this ordinance can occur
regardless of whether or not a permit is required for a regulated activity pursuant to this
ordinance.
2.4 Interpretation
In their interpretation and application, the provisions of this ordinance shall be held to be
minimum requirements and shall be liberally construed in favor of the governing body
and shall not be deemed a limitation or repeal of any other powers granted by State
Statutes.
2.5 Severability
If any section, clause, provision, or portion of this ordinance is adjudged unconstitutional
or invalid by a court of competent jurisdiction, the remainder of this ordinance shall not
be affected thereby.
2.6 Abrogation and Greater Restrictions
It is not intended by this ordinance to repeal, abrogate, or impair any existing easements,
covenants, or deed restrictions. However, where this ordinance imposes greater
restrictions, the provisions of this ordinance shall prevail. All other ordinances
inconsistent with this ordinance are hereby repealed to the extent of the inconsistency
only.
2.7 DefInitions
Unless specifIcally defined below, words or phrases used in this ordinance shall be
interpreted so as to give them the same meaning as they have in common usage and so as
to give this ordinance its most reasonable application. For the purpose of this ordinance,
the words "must" and "shall' are mandatory and not permissive. All distances, unless
otherwise specified, shall be measured horizontally.
2.710 Bluff. "Bluff' means a topographic feature such as a hill, cliff, or embankment
having the following characteristics (an area with an average slope of less than 18
percent over a distance for 50 feet or more shall not be considered part of the
bluff):
(1) Part or all of the feature is located in a shoreland area;
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(2) The slope rises at least 25 feet above the ordinary high water level of the
waterbody;
(3) The grade of the slope from the toe of the bluff to a point 25 feet or more
above the ordinary high water level averages 30 percent or greater; and
(4) The slope must drain toward the waterbody.
2.711 Bluff impact zone. "Bluff impact zone" means a bluff and land located within 20
feet from the top of a bluff
2.712 Boathouse. "Boathouse" means a structure designed and used solely for the
storage of boats or boating equipment.
2.713 Building line. "Building line" means a line parallel to a lot line or the ordinary
high water level at the required setback beyond which a structure may not extend.
2.714 Commissioner. "Commissioner" means the commissioner of the Department of
Natural Resources.
2.715 Dwelling site. "Dwelling site" means a designated location for residential use by
one or more persons using temporary or movable shelter, including camping and
recreational vehicle sites.
2.716 Dwelling unit. "Dwelling unit" means any structure or portion of a structure, or
other shelter designed as short- or long-term living quarters for one or more
persons, including rental or timeshare accommodations such as motel, hotel, and
resort rooms and cabins.
2.717 Extractive use. "Extractive use" means the use of land for surface or subsurface
removal of sand, gravel, rock, industrial minerals, other nonmetallic minerals,
and peat not regulated under Minnesota Statutes, sections 93.44 to 93.51.
2.718 Hardship. "Hardship" means the same as that tenn is defined in Minnesota
Statutes, Chapter 394 (for counties) or Chapter 462 (for municipalities).
2.719 Industrial use. "Industrial use" means the use ofland or buildings for the
production, manufacture, warehousing, storage, or transfer of goods, products,
commodities, or other wholesale items.
2.720 Intensive vegetation clearing. "Intensive vegetation clearing" means the complete
removal of trees or shrubs in a contiguous patch, strip, row, or block.
2.721 Lot. "Lot" means a parcel of land designated by plat, metes and bounds,
registered land survey, auditors plot, or other accepted means and separated from
other parcels or portions by said description for the purpose of sale, lease, or
separation.
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2.722 Nonconformity. "Nonconformity" means any legal use, structure or parcel of
land already in existence, recorded, or authorized before the adoption of official
controls or amendments thereto that would not have been permitted to become
established under the terms of the official controls as now written, if the official
controls had been in effect prior to the date it was established, recorded or
authorized.
2.722 Ordinary high water level, "Ordinary high water level" means the boundary of
public waters and wetlands, and shall be an elevation delineating the highest
water level which has been maintained for a sufficient period of time to leave
evidence upon the landscape, commonly that point where the natural vegetation
changes from predominantly aquatic to predominantly terrestrial. For
watercourses, the ordinary high water level is the elevation of the top of the bank
of the channel. For reservoirs and flowages, the ordinary high water level is the
operating elevation of the normal summer pool.
2.723 Planned unit development. "Planned unit development" means a type of
development characterized by a unified site design for a number of dwelling units
or dwelling sites on a parcel, whether for sale, rent, or lease, and also usually
involving clustering of these units or sites to provide areas of common open
space, density increases, and a mix of structure types and land uses. These
developments may be organized and operated as condominiums, time-share
condominiums, cooperatives, full fee ownership, commercial enterprises, or any
combination of these, or cluster subdivisions of dwelling units, residential
condominiums, townhouses, apartment buildings, campgrounds, recreatioual
vehicle parks, resorts, hotels, motels, and conversions of structures and land uses
to these uses.
2.724 Public waters. "Public waters" means any waters as defined in Minnesota
Statutes, section 103G.005, subdivisions 15 and l5a.
2.725 Residential planned unit development. "Residential planned unit development"
means a use where the nature of residency is non-transient and the major or
primary focus of the development is not service-oriented. For example,
residential apartments, manufactured home parks, time-share condominiums,
townhouses, cooperatives, and frill fee ownership residences would be
considered as residential planned unit developments. To qualify as a residential
planned unit development, a development must contain at least five dwelling
units or sites.
2.726 Setback. "Setback" means the minimum horizontal distance between a structure,
sewage treatment system, or other facility and an ordinary high water level,
sewage treatment system, top of a bluff, road, highway, property line, or other
facility.
2.727 Sewage treatment system. "Sewage treatment system" means a septic tank and
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soil absorption system or other individual or cluster type sewage treatment
system as described and regulated in Section 5.8 of this ordinance.
2.728 Shoreland. "Shoreland" means land located within the following distances from
public waters: 1,000 feet from the ordinary high water level of a lake, pond, or
flowage; and 50 feet from a river or stream, or the landward extent of a
floodplain designated by ordinance on a river or stream, whichever is greater.
The limits of shorelands may be reduced whenever the waters involved are
bounded by topographic divides which extend landward from the waters for
lesser distances and when approved by the commissioner.
2.729 Significant historic site. "Significant historic site" means any archaeological site,
standing structure, or other property that meets the criteria for eligibility to the
National Register of Historic Places or is listed in the State Register of Historic
Sites, or is determined to be an unplatted cemetery that falls under the provisions
of Minnesota Statutes, section 307.08. A historic site meets these criteria if it is
presently listed on either register or if it is determined to meet the qualifications
for listing after review by the Minnesota state archaeologist or the director of the
Minnesota Historical Society. All unplatted cemeteries are automatically
considered to be significant historic sites.
2.730 Surface water-oriented commercial use. "Surface water-oriented commercial
use" means the use of land for commercial purposes, where access to and use of a
surface water feature is an integral part of the normal conductance of business.
Marinas, resorts, and restaurants with transient docking facilities are examples of
such use.
2.731 Toe of the bluff. "Toe of the bluff' means the lower point ofa SO-foot segment
with an average slope exceeding 18 percent.
2.732 Top of the bluff. "Top of the bluff' means the higher point of a SO-foot segment
with an average slope exceeding 18 percent.
2.733 Variance. "Variance" means the same as that term is defined or described in
Minnesota Statutes, Chapter 394 (for counties) or Chapter 462 (for
municipalities).
2.734 Water-oriented accessory structure or facility. "Water-oriented accessory
structure or facility" means a small, above ground building or other
improvement, except stairways, fences, docks, and retaining walls, which,
because of the relationship of its use to a surface water feature, reasonably needs
to be located closer to public waters than the normal structure setback. Examples
of such structures and facilities include boathouses, gazebos, screen houses, fish
houses, pump houses, and detached decks.
2.735 Wetland. "Wetland" means a surface water feature classified as a wetland in the
United States Fish and Wildlife Service Circular No. 39 (1971 edition).
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SECTION 3.0 - ADMINISTRATION
3.1 PermnsRequITed
3.1 1 A permit is requITed for the construction of buildings or building additions (and
including such related activities as construction of decks and signs), the
installation and/or alteration of sewage treatment systems, and those grading and
filling activities not exempted by Section 5.3 of this ordinance. Application for a
permit shall be made to the City of Centerville Building Inspector on the forms
provided. The application shall include the necessary information so that the City
of Centerville Building Inspector can determine the site's suitability for the
intended use and that a compliant sewage treatment system will be provided.
3.12 A permit authorizing an addition to an existing structure shall stipulate that an
identified nonconforming sewage treatment system, shall be reconstructed or
replaced in accordance with the provisions of this ordinance.
3.2 Certificate of Zoning Compliance
The Building Inspector shall issue a certificate of zoning compliance for each activity
requiring a permit as specified in this ordinance. This certificate will specifY that the use
of land conforms to the requirements of this ordinance. Any use, arrangement, or
construction at variance with that authorized by permit shall be deemed a violation of
this ordinance and shall be punishable as provided in this ordinance.
3.3 Variances
3.31 Variances may only be granted in accordance with Minnesota Statutes, Chapter
394 (for counties) or 462 (for municipalities), as applicable. A variance may not
circumvent the general purposes and intent of this ordinance. No variance may be
granted that would allow any use that is prohibited in the zoning district in which
the subject property is located. Conditions may be imposed in the granting of a
variance to ensure compliance and to protect adjacent properties and the public
interest. In considering a variance request, the board of adjustment must also
consider whether the property owner has reasonable use of the land without the
variance, whether the property is used seasonally or year-round, whether the
variance is being requested solely on the basis of economic considerations, and
the characteristics of development on adjacent properties.
3.32 The board of adjustment shall hear and decide requests for variances in
accordance with the rules that it bas adopted for the conduct of business. When a
variance is approved after the Department of Natural Resources has formally
recommended denial in the hearing record, the notification of the approved
variance requITed by this ordinance shall also include the board of adjustment's
summary of the public record/testimony and the findings off acts and conclusions
which supported the issuance of the variance.
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3.33 For existing developments, the application for variance must clearly demonstrate
whether a conforming sewage treatment system is present for the intended use of
the property. The variance, if issued, must require reconstruction of a
nonconforming sewage treatment system.
3.4 Notifications to the Department of Natural Resources
3.41 Copies of all notices of any public hearings to consider variances, amendments,
or conditional uses under local shoreland management controls must be sent to
the commissioner or the commissioner's designated representative and
postmarked at least ten days before the hearings. Notices of hearings to consider
proposed subdivisions/plats must include copies of the subdivision plat.
3.42 A copy of approved amendments and subdivisions/plats, and [mal decisions
granting variances or conditional uses under local shoreland management
controls must be sent to the commissioner or the commissioners designated
representative and postmarked within ten days of final action.
SECTION 4.0 - SHORELAND CLASSIFICATION SYSTEM AND LAND USE DISTRICTS
4.1 ShoreIand Classification System
The public waters of the City of Centerville have been classified below consistent with
the criteria found in Minnesota Regulations, Part 6120.3300, and the Protected Waters
Inventory Map for Anoka County, Minnesota.
4.11
The shoreland area for the waterbodies listed in this section shall be as defined in
this ordinance and as shown on the Official Zoning Map.
4.12
Lakes
A.
Natural Environment Lakes
Peltier Lake
B.
Recreational Development Lakes
Centerville Lake
Protected Waters
Inventory LD.#
4P
Protected Waters
Inventory LD.#
6P
Protected Waters
Inventory I.D.#
4.13
General Development Lakes
None
Rivers and Streams
A. Remote Rivers
B. Forested Rivers
C. Transition Rivers
D. Agricultural Rivers
E. Urban Rivers
F.Tributary Streams
Clearwater Creek
None
None
None
None
None
*
C.
See map
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* All protected watercourses in the City of Centerville shown on the
Protected Waters Inventory Map for Anoka County, a copy of which is
hereby adopted by reference, not given a classification herein, shall be
considered "Tributary".
4.2 Land Use District Descriptions
4.21 Criteria For Designation. The land use districts in this section and the delineation
of a land use district's boundaries on the Official Zoning Map, must be consistent
with the goals, policies, and objectives of the comprehensive land use.
4.22 Land Use District Descriptions. The land use districts and the allowable land uses
therein for the given classifications of waterbodies, shall be properly delineated
on the Official Zoning Map for the shorelands of this community. These land use
districts are in conformance with the criteria specified in Minnesota Regulation,
Part 6120.3200, Subp. 3.
4.23 Shoreland Overlay District Uses. The permitted, conditional and accessory uses
in the Shoreland Overlay District shall be as allowed in the underlying zoning
district as delineated on the Official Zoning Map of the City of Centerville except
as further limited in this section.
A. Land Use Districts For Lakes (P = permitted, C = conditional)
Tributary Recreational Natural
Streams Development Environment
(Clearwater Creek) Lakes Lakes
(Centerville Lake) (peltier Lake)
(1) Uses
-Single residential P
-Semipublic C
-Parks & historic sites C
-Extractive use C
-Duplex, triplex, quad
residential C
High Density Residential District - Uses
-Residential planned unit
developments C
P
C
C
C
P
C
C
C
C
C
C
C
-Surface water oriented
commercial *
C
C
C
4.23 Use and Upgrading of Inconsistent Land Use Districts.
A. Inconsistent (non-conforming) land uses may continue but may not be
expanded to increase their non-conformity..
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B. When an interpretation question arises about whether a specific land use
fits within a given "use" category, the interpretation shall be made by the
Board of Adjustment. When a question arises as to whether a land use
district's boundaries are properly delineated on the Official Zoning Map,
this decision shall be made by the City of Centerville.
SECTION 5.0 - ZONING AND WATER SUPPL Y/SANlTARY PROVISIONS
5.1 Lot Area and Width Standards.
The lot area (in square feet) and lot width standards (in feet) for single, duplex, triplex
and quad residential lots created after the date of enactment of this ordinance for the lake
and river/stream classifications are the following:
5.11 Sanitary Sewer Required.
A. No new construction will be allowed within the shoreland zone without
municipal sewer service, on-site sewer treatment systems shall not be
permitted. Where municipal sewer is not available, temporary or seasonal
uses may be considered by Conditional Use Permit for holding tank or
portable satellite toilets.
5.12 Sewered Shorelands.
A.
Natural Environment (peltier Lake):
Riparian Lots
Area Width
Single 11 ,500 80
Nonriparian
Area
11,500
B.
Recreational Development (Centerville Lake):
Riparian Lots Nonriparian
Area Width Area
Single 11 ,500 80 11 ,500
C.
Tributary Streams
Riparian
Area
Single 11 ,500
Nonriparian
Area
11,500
Lots
Width
80
5.14 Additional Special Provisions.
Lots
Width
80
Lots
Width
80
Lots
Width
80
A. Residential subdivisions with dwelling unit densities exceeding four-unit
structures can only be allowed if designed and approved as residential
planned unit developments under this ordinance. Only land above the
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ordinary high water level of public waters can be used to meet lot area
standards, and lot width standards must be met at both the ordinary high
water level and at the building line
B. All shoreland residential development shall meet the following standards:
(I) each building must be set back at least 75 feet from the ordinary
high water level;
(2) each building must be connected to the City sewer system;
(3) watercraft docking facilities for multi-family developments shall
be centralized in one location and serve all dwelling units in the
building; and
(4) no more than 25 percent ofa lake's shoreline can be in
multi-unit development.
5.2 Placement, Design, and Height of Structures.
5.21 Placement of Structures on Lots. When more than one setback applies to a site,
structures and facilities must be located to meet all setbacks.
A. Structure Setbacks (in feet) from Ordinary High Water Level *. Setbacks*
Classes of Structures
Public Waters Unsewered Sewered
Lakes
Natural Environment
Recreational Development
Tributary Streams
150
150
75
75
75
50
B. Additional Structure Setbacks. The following additional structure
setbacks apply, regardless of the classification of the waterbody:
Setback From: Setback (in feet)
(1) top of bluff; 30
(2) unplatted cemetery; 50
(3) right-of-way line of 20
federal, state, or
county highway; and
(4) right-of-way line of 20
town road, public street,
or other roads or streets
not classified.
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C. Bluff Impact Zones. Structures and accessory facilities, except stairways
and landings, must not be placed within bluff impact zones.
D. Uses Without Water-oriented Needs. Uses without water-oriented needs
must be located on lots or parcels without public waters frontage, or, if
located on lots or parcels with public waters frontage, must either be set
back double the normal ordinary high water level setback or be
substantially screened from view from the water by vegetation or
topography, assuming summer, leaf-on conditions.
5.22 Design Criteria For Structures.
A. High Water Elevations. Structures must be placed in accordance with any
floodplain regulations applicable to the site. Where these controls do not
exist, the elevation to which the lowest floor, including basement, is
placed or flood-proofed must be determined as follows:
(I) for lakes, by placing the lowest floor at a level at least two feet
above the highest known water level, or three feet above the
ordinary high water level, whichever is higher;
(2) for rivers and streams, by placing the lowest floor at least three
feet above the flood of record, if data are available. If data are not
available, by placing the lowest floor at least three feet above the
ordinary high water level, or by conducting a technical evaluation
to determine effects of proposed construction upon flood stages
and flood flows and to establish a flood protection elevation.
Under all three approaches, technical evaluations must be done by
a qualified engineer or hydrologist consistent with parts
6120.5000 to 6 120.6200 governing the management of flood
plain areas. If more than one approach is used, the highest flood
protection elevation determined must be used for placing
structures and other facilities; and
(3) water-oriented accessory structures may have the lowest floor
placed lower than the elevation determined in this item if the
structure is constructed of flood-resistant materials to the
elevation, electrical and mechanical equipment is placed above the
elevation and, if long duration flooding is anticipated, the
structure is built to withstand ice action and wind-driven waves
and debris.
B. Water-oriented Accessory Structures. Each lot may have one water-
oriented accessory structure not meeting the normal structure setback in
Section 5.21 of this ordinance if this water-oriented accessory structure
complies with the following provisions:
- 11 -
(I) the structure or facility must not exceed ten feet in height,
exclusive of safety rails, and cannot occupy an area greater than
250 square feet. Detached decks must not exceed eight feet above
grade at any point;
(2) the setback of the structure or facility from the ordinary high water
level must be at least ten feet;
(3) the structure or facility must be treated to reduce visibility as
viewed from public waters and adjacent shorelands by vegetation,
topography, increased setbacks or color, assuming summer, leaf-
on conditions;
(4) the roof may be used as a deck with safety rails, but must not be
enclosed or used as a storage area;
(5) the structure or facility must not be designed or used for human
habitation and must not contain water supply or sewage treatment
facilities; and
(6) as an alternative for general development and recreational
development waterbodies, water-oriented accessory structures
used solely for watercraft storage, and including storage of related
boating and water-oriented sporting equipment, may occupy an
area up to 400 square feet provided the maximum width of the
structure is 20 feet as measured parallel to the configuration of the
shoreline.
c. Stairways, Lifts, and Landings. Stairways and lifts are the preferred
alternative to major topographic alterations for achieving access up and
down bluffs and steep slopes to shore areas. Stairways and lifts must meet
the following design requirements:
(I) stairways and lifts must not exceed four feet in width on
residential lots. Wider stairways may be used for commercial
properties, public open-space recreational properties, and planned
unit developments;
(2) landings for stairways and lifts on residential lots must not exceed
32 square feet in area. Landings larger than 32 square feet may be
used for commercial properties, public open-space recreational
properties, and planned unit developments;
(3) canopies or roofs are not allowed on stairways, lifts, or landings;
(4) stairways, lifts, and landings may be either constructed above the
ground on posts or pilings, or placed into the ground, provided
- 12-
they are designed and built in a manner that ensures control of soil
erosIOn;
(5) stairways, lifts, and landings must be located in the most visually
inconspicuous portions of lots, as viewed from the surface of the
public water assuming summer, leaf-on conditions, whenever
practical; and
(6) facilities such as ramps, lifts, or mobility paths for physically
handicapped persons are also allowed for achieving access to
shore areas, provided that the dimensional and performance
standards of sub-items this section are complied with in addition
to the requirements of Minnesota Regulations, Chapter 1340.
D. Significant Historic Sites. No structure may be placed on a significant
historic site in a manner that affects the values of the site unless adequate
information about the site has been removed and documented in a public
repository.
E. Steep Slopes. The City of Centerville Building Inspector must evaluate
possible soil erosion impacts and development visibility from public
waters before issuing a permit for construction of roads, driveways,
structures, or other improvements on steep slopes. When determined
necessary, conditions must be attached to issued permits to prevent
erosion and to preserve existing vegetation screening of structures,
vehicles, and other facilities as viewed from the surface of public waters,
assuming summer, leaf-on vegetation.
5.23 Height of Structures. All structures in residential districts, except churches and
nonresidential agricultural structures, must not exceed 35 feet in height.
5.3 Shoreland Alterations
Alterations of vegetation and topography will be regulated to prevent erosion into public
waters, fix nutrients, preserve shoreland aesthetics, preserve historic values, prevent bank
slumping, and protect fish and wildlife habitat.
5.31 Vegetation Alterations.
A. Vegetation alteration necessary for the construction of structures and
sewage treatment systems and the construction of roads and parking areas
regulated by this ordinance are exempt from the vegetation alteration
standards that follow.
B. Removal or alteration of vegetation, except for agricultural and forest
management uses is allowed subject to the following standards:
- 13-
(1) Intensive vegetation clearing within the shore and bluff impact
zones and on steep slopes is not allowed. Intensive vegetation
clearing for forest land conversion to another use outside of these
areas is allowable as a conditional use if an erosion control and
sedimentation plan is developed and approved by the soil and
water conservation district in which the property is located.
(2) In shore and bluff impact zones and on steep slopes, limited
clearing of trees and shrubs and cutting, pruning, and trimming of
trees is allowed to provide a view to the water from the principal
dwelling site and to accommodate the placement of stairways and
landings, picnic areas, access paths, beach and watercraft access
areas, and permitted water-oriented accessory structures or
facilities, provided that:
(a) the screening of structures, vehicles, or other facilities as
viewed from the water, assuming summer, leaf-on
conditions, is not substantially reduced;
(b) along streams, existing shading of water surfaces IS
preserved; and
(c) these provisions are not applicable to the removal of trees,
limbs, or branches that are dead, diseased, or pose
safety hazards.
5.32 Topographic Alterations/Grading and Filling.
A. Grading and filling and excavations necessary for the construction of
structures, and driveways under validly issued construction permits for
these facilities do not require the issuance of a separate grading and filling
permit. However, the grading and filling standards in this Section must be
incorporated into the issuance of permits for construction of structures
and driveways.
B. Public roads and parking areas are regulated by this ordinance.
c. Notwithstanding Items A. and B. above, a grading and filling permit will
be required for:
(1) the movement of more than ten (10) cubic yards of material on
steep slopes or within shore or bluff impact zones; and
(2) the movement of more than 50 cubic yards of material outside of
steep slopes and shore and bluff impact zones.
D. The following considerations and conditions must be adhered to during
- 14-
the issuance of construction permits, grading and filling permits,
conditional use permits, variances and subdivision approvals:
(I) Grading or fIlling in any wetland must have apermit from the Rice
Creek Watershed District.
(2) Alterations must be designed and conducted in a manner that
ensures only the smallest amount of bare ground is exposed for
the shortest time possible;
(3) Mulches or similar materials must be used, where necessary, for
temporary bare soil coverage, and a permanent vegetation cover
must be established as soon as possible;
(4) Methods to minimize soil erosion and to trap sediments before
they reach any surface water feature must be used;
(5) Altered areas must be stabilized to acceptable erosion control
standards consistent with the fIeld office technical guides of the
local soil and water conservation districts and the United States
Soil Conservation Service;
(6) Fill or excavated material must not be placed in a manner that
creates an unstable slope;
(7) Plans to place fIll or excavated material on steep slopes must be
reviewed by qualifIed professionals for continued slope stability
and must not create fInished slopes of 30 percent or greater;
(8) Fill or excavated material must not be placed in bluff impact
zones;
(9) Any alterations below the ordinary high water level of public
waters must fIrst be authorized by the commissioner under
Minnesota Statutes, 103G.245;
(10) Alterations of topography must only be allowed if they are
accessory to permitted or conditional uses and do not adversely
affect adjacent or nearby properties; and
(II) Placement of natural rock riprap, including associated grading of
the shoreline and placement of a fIlter blanket, is permitted if the
fInished slope does not exceed three feet horizontal to one foot
vertical, the landward extent of the riprap is within ten feet of the
ordinary high water level, and the height of the riprap above the
ordinary high water level does not exceed three feet.
- 15 -
E. Connections to public waters. Excavations where the intended purpose is
connection to public water, such as boat slips, canals, lagoons, and
harbors, must be controlled by local shoreland controls. Permission for
excavations may be given only after the commissioner has approved the
proposed connection to public waters.
5.4 Placement and Design of Roads, Driveways, and Parking Areas.
5.41 Public and private roads and parking areas must be designed to take advantage of
natural vegetation and topography to achieve maximum screening from view
from public waters. Documentation must be provided by a qualified individual
that all roads and parking areas are designed and constructed to minimize and
control erosion to public waters consistent with the field office technical guides
of the local soil and water conservation district, or other applicable technical
materials.
5.42 Roads, driveways, and parking areas must meet structure setbacks and must not
be placed within bluff and shore impact zones, when other reasonable and
feasible placement alternatives exist. If no alternatives exist, they may be placed
within these areas, and must be designed to minimize adverse impacts -
5.43 Public and private watercraft access ramps, approach roads, and access-related
parking areas may be placed within shore impact zones provided the vegetative
screening and erosion control conditions of this subpart are met.
5.5 Stormwater Management. The following general and specific standards shall apply:
5.51 General Standards:
A. When possible, existing natural drainage ways, wetlands, and vegetated
soil surfaces must be used to convey, store, filter, and retain stormwater
runoff before discharge to public waters.
B. Development must be planned and conducted in a manner that will
minimize the extent of disturbed areas, runoff velocities, erosion
potential, and reduce and delay runoff volumes. Disturbed areas must be
stabilized and protected as soon as possible and facilities or methods used
to retain sediment on the site.
C. When development density, topographic features, and soil and vegetation
conditions are not sufficient to adequately handle stormwater runoff using
natural features and vegetation, various types of constructed facilities
such as diversions, settling basins, skimming devices, dikes, waterways,
and ponds may be used. Preference must be given to designs using
surface drainage, vegetation, and infiltration rather than buried pipes and
man-made materials and facilities.
- 16 -
5.52 Specific Standards:
A. Impervious surface coverage of lots must not exceed 25 percent of the lot
area.
B. When constructed facilities are used for stormwater management,
documentation must be provided by a qualified individual that they are
designed and installed consistent with the field office technical guide of
the local soil and water conservation districts.
C. New constructed stormwater outfalls to public waters must provide for
filtering or settling of suspended solids and skimming of surface debris
before discharge.
5.6 Special Provisions for Commercial, Industrial, Public/Semipublic, Agricultural, Forestry
and Extractive Uses and Mining of Metallic Minerals and Peat.
5.61 Standards for Commercial, Industrial, Public, and Semipublic Uses.
A. Surface water-oriented commercial uses and industrial, public, or
semipublic uses with similar needs to have access to and use of public
waters may be located on parcels or lots with frontage on public waters.
Those uses with water-oriented needs must meet the following standards:
(1) in addition to meeting impervious coverage limits, setbacks, and
other zoning standards in this ordinance, the uses must be
designed to incorporate topographic and vegetative screening of
parking areas and structures;
(2) uses that require short-term watercraft mooring for patrons must
centralize these facilities and design them to avoid obstructions of
navigation and to be the minimum size necessary to meet the
need; and
(3) uses that depend on patrons arriving by watercraft may use signs
and lighting to convey needed information to the public, subject to
the following general standards:
(a) no advertising signs or supporting facilities for signs may
be placed in or upon public waters. Signs conveying
information or safety messages may be placed in or on
public waters by a public authority or under a permit
issued by the county sheriff;
(b) signs may be placed, when necessary, within the shore
impact zone if they are designed and sized to be the
minimum necessary to convey needed information. They
- 17-
must only convey the location and name of the
establishment and the general types of goods or services
available. The signs must not contain other detailed
information such as product brands and prices, must not
be located higher than ten feet above the ground, and must
not exceed 32 square feet in size. If illuminated by
artificial lights, the lights must be shielded or directed to
prevent illumination out across public waters; and
(c) other outside lighting may be located within the shore
impact zone or over public waters if it is used primarily to
illuminate potential safety hazards and is shielded or
otherwise directed to prevent direct illumination out across
public waters. lbis does not preclude use of navigational
lights.
B. Uses without water-oriented needs must be located on lots or parcels
without public waters frontage, or, if located on lots or parcels with
public waters frontage, must either be set back double the normal
ordinary high water level setback or be substantially screened from view
from the water by vegetation or topography, assuming summer, leaf-on
conditions.
5.62 Extractive Use Standards.
A. Site Development and Restoration Plan. An extractive use site
development and restoration plan must be developed, approved, and
followed over the course of operation of the site. The plan must address
dust, noise, possible pollutant discharges, hours and duration of operation,
and anticipated vegetation and topographic alterations. It must also
identify actions to be taken during operation to mitigate adverse
environmental impacts, particularly erosion, and must clearly explain how
the site will be rehabilitated after extractive activities end.
B. Setbacks for Processing Machinery. Processing machinery must be
located consistent with setback standards for structures from ordinary
high water levels of public waters and from bluffs.
5.7 Conditional Uses
Conditional uses allowable within shoreland areas shall be subject to the review and
approval procedures, and criteria and conditions for review of conditional uses
established community-wide. The following additional evaluation criteria and conditions
apply within shoreland areas:
- 18 -
5.71 Evaluation criteria. A thorough evaluation of the waterbody and the topographic,
vegetation, and soils conditions on the site must be made to ensure:
(I) the prevention of soil erosion or other possible pollution of public waters,
both during and after construction;
(2) the visibility of structures and other facilities as viewed from public
waters is limited;
(3) the site is adequate for water supply and on-site sewage treatment; and
(4) the types, uses, and numbers of watercraft that the project will generate
are compatible in relation to the suitability of public waters to safely
accommodate these watercraft.
5.72 Conditions attached to conditional use permits. The City of Centerville, upon
consideration of the criteria listed above and the purposes of this ordinance, shall
attach such conditions to the issuance of the conditional use permits as it deems
necessary to fulfill the purposes of this ordinance. Such conditions may include,
but are not limited to, the following:
(1) increased setbacks from the ordinary high water level;
(2) limitations on the natural vegetation to be removed or the requirement
that additional vegetation be planted; and
(3) Special provisions for the location, design, and use of structures, sewage
treatment systems, watercraft launching and docking areas, and vehicle
parking areas.
5.8 Water Supply and Sewage Treatment
5.81 Water Supply. Any public or private supply of water for domestic purposes must
meet or exceed standards for water quality of the Minnesota Department of
Health and the Minnesota Pollution Control Agency.
5.82 Sewage treatment. Any premises used for human occupancy must be provided
with an adequate method of sewage treatment, as follows:
A. No new individual sewage treatment systems will be allowed.
B. All private sewage treatment systems must meet or exceed the Minnesota
Pollution Control Agency's standards for individual sewage treatment
systems contained in the document titled, "Individual Sewage Treatment
. Systems Standards, Chapter 7080", a copy of which is hereby adopted by
reference and declared to be a part of this ordinance.
- 19-
C. Nonconforming sewage treatment systems shall be regulated and
upgraded in accordance with this ordinance.
SECTION 6.0 - NONCONFORMITIES
AIl legally established nonconformities as of the date of this ordinance may continue, but they
will be managed according to applicable state statutes and other regulations of this community
for the subjects of alterations and additions, repair after damage, discontinuance of use, and
intensification of use; except that the following standards will also apply in shoreland areas:
6.1 Construction on nonconforming lots of record.
Lots of record in the office of the county recorder on the date of enactment of
local shoreland controls that do not meet the requirements of this ordinance may
be allowed as building sites without variances from lot size requirements
provided the use is permitted in the zoning district, the lot has been in separate
ownership from abutting lands at all times since it became substandard, was
created compliant with official controls in effect at the time, meets sewage
treatment, and meets setback requirements of this ordinance.
6.2 Additions/expansions to nonconforming structures.
A. Any changes to an existing nonconforming structure may not increase the non-
conformity of the structure and must meet the setback, height, and other
requirements of this ordinance.
B. Deck additions may be allowed without a variance to a structure not meeting the
required setback from the ordinary high water level if all of the following criteria
and standards are met:
(1) the structure existed on the date the structure setbacks were established;
(2) a thorough evaluation of the property and structure reveals no reasonable
location for a deck meeting or exceeding the existing ordinary high water
level setback of the structure;
(3) the deck encroachment toward the ordinary high water level does not
exceed 15 percent of the existing setback of the structure from the
ordinary high water level or does not encroach closer than 30 feet,
whichever is more restrictive; and
(4) the deck is constructed primarily of wood, and is not roofed or screened.
- 20-
6.3 Nonconforming sewage treatment systems.
A. A sewage treatment system not meeting the requirements of this ordinance must
be upgraded, at a minimum, at any time a permit or variance of any type is
required for any improvement on, or use of, the property. Where municipal sewer
is reasonably available, the on-site system shall be abandoned and the property
connected to municipal sewer. For the purposes of this provision, a sewage
treatment system shall not be considered nonconforming if the only deficiency is
the sewage treatment system's improper setback from the ordinary high water
level.
B. The governing body of the City of Centerville has by formal resolution notified the
commissioner of its program to identifY nonconforming sewage treatment systems.
The City of Centerville will require upgrading, replacement or abandomnent of any
nonconforming system identified by this program within a reasonable period of time
which will not exceed 2-years.
- 21 -
Draft 06-02-05
APPENDIX A
ORDINANCE CERTIFICATION CHECKLIST
City Of Centerville, Anoka County
Once all the below listed tasks are completed, please sign and return the checklist and all
required documents to the appropriate DNR area hydrologist.
1.
2.
3.
4.
5.
6.
7.
8. Yes
No
Date of published hearing notice.
Date of postmark of hearing notice to commissioner of the
Department of Natural Resources/area hydrologist.
Date ofhearing(s).
Date of ordinance adoption.
If ordinance is published in entirety, date and affidavit of
newspaper publication of adopted ordinance (Include three
copies of ordinance).
If only ordinance summary published, date and affidavit of
newspaper publication of ordinance title and summary
along with certified copy of adopted ordinance in its
entirety from clerk/auditor. (Include three copies of
ordinance)
Date of official filing of adopted ordinance with county
recorder record book number page number).
Board of adjustment and appeals has been established?
*Note: Centerville is Statutory City
Signature of Clerk
COUNTY
OF
ANOKA
Public Services Division
HIGHWAY DEPARTMENT
1440 BUNKER LAKE BLVD. NW., ANDOVER, MINNESOTA 55304-4005
(763) 862-4200 FAX (763) 862-4201
May 18,2005
RECEIVED
MAY 20 2005
Tim Kytonen
Rehbein Companies
8651 Naples St. NE
Minneapolis, MN 55449
Re: Lot Split - 7241 Main Street
Bob Knabe
Dear Mr. Kytonen,
We have reviewed the Lot Split at 7241 Main Street, which is located south of CSAH 14 (Main St.) and
east of Peltier Lake Drive within the City of Centerville, and I offer the following comments:
Additional right-of-way adjacent to CSAH 14 equal to 15feet and a 19-24ft temporary easement will
be required for future reconstruction purposes (48 feet total r/w width south of CSAH 14 centerline).
Building setbacks for this site are to be established based on the 48ft of right of way south of the
CSAH 14 centerline.
As proposed, the lot split will result in two individual parcels both having frontage on CSAH 14. For
discussion purposes, we are depicting Parcel A as the parcel with the existing home located onit and
we are depicting the eastern most parcel as Parcel B. Parcel A currently has an existing access onto
CSAH 14 located approximately 15ft west of the east property line of Parcel B. This access shall be
removed in conjunction with this lot split and the ri~ht of way restored to match the existing ditch
depth, grade, and slope. The access for Parcel A and Parcel B shall be made within 30 feet On each
side of the common property line that separates Parcel A and Parcel B. A well-defmed green area
shall separate the driveways, and a single culvert with 6:1 safety grates and aprons shall be placed to
accommodate drainage under both driveways. For your information and use a schematic example of
adjacent driveways and culvert installation is attached. It should be noted that it is anticipated that
CSAH 14 will be reconstructed in 2006-2008; this construction will eliminate the need for this culvert.
The right of access along the CSAH 14 is to be dedicated to Anoka County with exception for the 2
approved access locations as noted above. As part of the access permit process, we will determine the
length and diameter of culvert required. The City of Centerville should consider requiring a condition
of that approval for this lot split that the Developer obtain all necessary permits and construct the
driveways prior to the sale of either parcel.
It appears that there are severe deficiencies for the Case I (sight comers) Intersection Sight Distance
Requirements east and west of the proposed access point. There is also a curve on CSAH 14 west of
Affirmative Action / Equal Opportunity Employer
Tim Kytonen
May 18, 2005
Page 2
the proposed accesses that create a deficiency for the Case IIIB and mc sight distance guidelines.
The City andlor Developer shall ensure that all applicable Intersection Sight Distance Reqnirements .
are met to the fullest ~xtent possible for this lot split.. Please note that no planting or business signs
Will be permitted within the county right of way. Care must be exercised when locating signs,
plantings, berms, etc. outside the county right of way, so as not to create any new sight obstructions
forCSAR 14.
It should be noted that residential land use adjacent to highways will usually result in complaints
regarding traffic noise. Traffic noise at this location could exceed noise standards established by the
U.S. Department of Housing and Urban Development and the Minnesota Pollution Control Agency.
Anoka County policy regarding new developments adjacent to existing county highways prohibits the
expenditure of highway funds for noise mitigation measures. The City and/or the Developer should
assess the noise situation and take any action deemed necessary to minimize associated impacts at this
site from any traffic noise:
Access permits and a permit for work within the county right-of-way are required and muSt be
obtained prior to the commencement of any construction (Permit for Work Within County
. r/w=$IIO.OO; access permits=$150.00 ea.). Contact Terri Klein, Permit Technician, for additional
. information on the permit process or to schedule times to complete the process'.
Thank you fOf the opportunity to comment. Feel free to contact me if you have any questions.
: Sincerely,
,----in. . '.fA' /J . ~A
~~
Jane K. Rose'
Traffi!J Engineeriog Manager
xc: CSAR 14/Plats/2005
TeresilBender, City of Centerville .
Larry Hoium, County Surveyor
Mike Kelly, ChiefR1"'ght-of- Way Agent
Josie Scott, Traffic Engineering Technician
Terri Klein, Permit Technician
Andrew Witter, Construction Engineer
Lyndon Robjent, County Engineer (SP 02-614-24)
, '05/18/2005 13:31
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NO. 511 ~04
tervi[[e
1880 'Main Street . Centervi{fe, 'M3V 55038
'EstaHisfid 1857 CITY OF CENTERVILLE (651)429-3232 . 'F0Y;.(651) 429-8629
APPLICATION FOR LOT SPLITILOT COMBINATION/REZONING
C-'~OT ~:~~;~T COMBINATION:
REZONING:
Any additional costs incurred for
FEE~' + engineering, legal fees, publication or
other requrrements
DATE PAID: /) - / tJ - CJ 5
7 d 'I / /l1 A / AI ST.-
STREET LOCATION OF PROPERTY:
LEGAL DESCRIPTION OF PROPERTY:
SIZE OF PARCEL(S):
PROPERTYOWNER:1?(\~~t- Kf'ln-b<- PHONE#: fc5/-'-IdC;-()O~ 1
FEE OWNER: f~(), Bell 301./ &/L-749-h~l:i(Ge/J
ADDRESS: ----1tu.~(J MAJ. SSo;3 ~
APPLICANT'S INTEREST IN PROPERTY:
'j... FEE OWNER
LEASE HOLDER
CONTRACT PURCHASER
OPTION TO PURCHASE
DESCRIPTION OF REQUEST:
REASON FOR REQUEST:
By paying the above stated fee, I understand that no refunds will be issued in full or in part, at any time,
~ifthe outcome is denial. Q
~ c 1r:'~ W c: fl;(~
Signature of Applicant Signature of Property Owner
~-/tJ-~~
Date
Proposed Property Descriptions- Knabe Property- Centerville, Mn.
That part of the following described property:
All that part of Government Lot 4, Section 15, T. 31, R. 22, which is also part of
Lot 9, Auditors Subd. No. 46 Revised, Anoka County, Minnesota, which lies south of the
south line of the established road known as the Anoka to Centerville Road and east of a
line described as commencing at a point on the south line of said road; considering the
. road to be 66 feet in width; which point is distant 225 feet west from the intersection of
the south line of said road and the east line of said Government Lot 4 as measured along
said south line; thence proceeding in a straight line through a point that is 225 feet
southwest of said point on the south line of said road and 280 feet westerly of a point on
the east line of Government Lot 4, which point is 150 feet south of the intersection
formed between said east line and said south line of road; thence proceeding southerly
through said point to the south line of said Lot 9 and there terminating.
(Easterly parcel) lying easterly of a line described as commencing at the southeast comer
of the above described parcel; thence South 85 degrees West, assumed bearing along the
south line thereof 188 feet to the point of beginning of the line to be described; thence
North 23 degrees, 58 minutes, 12 seconds East 205.12 feet more or less to the southerly
line of said road and smd line there terminating. (<; "~j"'c'" h C.S. Ad". I q.)
(Westerly Parcel) except that part lying easterly of a line described as commencing at the
southeast comer of the above described parcel; thence South 85 degrees, West, assumed
bearing along the south line thereof 188 feet to the point of beginning of the line to be
described; thence North 23 degrees, 58 minutes, 12 seconds East 205.12 feet more or less
to the southerly line of said road and said line there terminating. (S",I.)ec:1" 'To r;S,A.tI. f'+)
Proposed Property Descriptions- Knabe Property- Centerville, Mn.
That part of the folloWing described property:
All that part of Government Lot 4, Section 15, T. 31, R. 22, which is also part of
Lot 9, Auditors Subd. No. 46 Revised, Anoka County, Minnesota, which lies south of the
south line of the established road known as the Anoka to Centerville Road and east of a
line described as commencing at a point on the south line of said road; considering the
road to be 66 feet in width; which point is distant 225 feet west from the intersection of
the south line of said road and the east line of said Government Lot 4 as measured along
said south line; thence proceeding in a straight line through a point that is 225 feet
southwest of said point on the south line of said road and 280 feet westerly of a point on
the east line of Government Lot 4, which point is l50 feet south of the intersection
formed between said east line and said south line of road; thence proceeding southerly
through said point to the south line of said Lot 9 and there terminating.
(Easterly parcel) lying easterly of a line described as commencing at the southeast comer
of the above described parcel; thence South 85 degrees West, assumed bearing along the
south line thereof 188 feet to the point of beginning of the line to be described; thence
North 23 degrees, 58 minutes, 12 seconds East 205.12 feet more or less to the southerly
line of said road and said line there terminating. ($ ul,j .... ,.... C.s. Ad'!. PI.)
(Westerly Parcel) except that part lying easterly of a line described as commencing at the
southeast comer of the above described parcel; thence South 85 degrees, West, assumed
bearing along the south line thereof 188 feet to the point of beginning of the line to be
described; thence North 23 degrees, 58 minutes, 12 seconds East 205.12 feet more or less
to the southerly line of said road and said line there terminating. ( S",I.Se<::T 't-o (;",S',".H. 14-)
Proposed Property Descriptions- Knabe Property- Centerville, Mn.
That part of the following described property:
All that part of Government Lot 4, Section 15, T. 31, R. 22, which is also part of
Lot 9, Auditors Subd. No. 46 Revised, Anoka County, Minnesota, which lies south of the
south line of the established road known as the Anoka to Centerville Road and east of a
line described as commencing at a point on the south line of said road; considering the
road to be 66 feet in width; which point is distant 225 feet west from the intersection of
the south line of said road and the east line of said Government Lot 4 as measured along
said south line; thence proceeding in a straight line through a point that is 225 feet
southwest of said point on the south line of said road and 280 feet westerly of a point on
the east line of Government Lot 4, which point is 150 feet south of the intersection
formed between said east line and said south line of road; thence proceeding southerly
through said point to the south line of said Lot 9 and there terminating.
(Easterly parcel) lying easterly of a line described as commencing at the southeast corner
of the above described parcel; thence South 85 degrees West, assumed bearing along the
south line thereof 188 feet to the point of beginning of the line to be described; thence
North 23 degrees, 58 minutes, 12 seconds East 205.12 feet more or less to the southerly
line of said road and said line there tenninating. {S "b.i"c"T ,... C.S. A. t1. II!-}
CW esterly Parcel) except that part lying easterly of a line described as commencing at the
southeast comer of the above described parcel; thence South 85 degrees, West, assumed
bearing along the south line thereof 188 feet to the point of beginning of the line to be
described; thence North 23 degrees, 58 minutes, 12 seconds East 205.12 feet more orless
to the southerly line of said road and said line there tenninating.( s..b~ec:"'T ""0 CS,A-.H. 14-)
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ROBERT C. KNAB.E
pC.K-51G-74$-11q.:1D8 -
7241 MAIN STREET ,Pf-I_,.65
CENTERVIt,LE, MN 00,113
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RICE CREEK WATERSHED
DATE: 3/1105
651 766 4196 P.01/03
4325 Pheasant Ridge Dr. NE #611 . Blaine. MN 55449-3070
Phone: 763-398-3070 . Fax: 763.39&-3088
\'vww.ricecreekwd.cof'i\
TO: City of Centerville
FAX#:
FM: Ken Powell Permit Coordinator
RE:
RCWD Permit # 05-006
# OF PAGES: 3
(INCLUDING COVER)
[ X ] Only copy you will receive
[ ] Original follows by mail
MAR-01-2005 09:38
RICE CREEK WATERSHED
651 766 4196
P.02/03
RICIE CREEK W A TIEIRSHIED DISTRICT
4325 Pheasant Ridge Drive, Suite 611
Blaine, MN 55449-4539
Phone: 763-398-3070 Fax: 763-398-3088
PERMIT NUMBER: 05-006
CC: City of Centerville
District Engineer
RCWD Inspector
RCWD File
Consulting Engineer
PERMIT
Pursuant to the Rules and Regulations of the Rice Creek Watershed District and the District policies and
standards, and based upon the statements and information contained in the permit application, lellers,
maps, and-plans submitted by tbe applicant and other supporting data, all of which are made a part hereof
by reference, permission is hereby granted to the applicant named below to conduct the activity described
below: -
Name of Applicant (Permittee) Project name Surety Amount County
Robert Knabe Knabe Lot Division $ Anoka
Address (No- & Street. City. State. Zip code)
7241 Main 51, Centerville, MN, 55038
Phone # '$ I Fax Cell Phone I Misc_
(612) 749-6710 (612) 749-6710
Authori::ed /0 I Purpose 01 Project:
Land DeveloDment Plan for a lot split -riparian to Centerville Lake, 1.Q;l; acres
Property Location Dale of Issuance E:rpil"Olion Date
7421 Main Street, Centetville 3/1/2005 9/1/2006
This peITIlit is granted subject to the following GENERAL and SPECIAL PROVISIONS:
GENERAL PROVISIONS
I. The project shall be in accordance with the plans most recently submitted and approved by the
District as part of the record of this project.
2. Erosion control measures shall be adequately designed for the site characteristics. They may include
staked haybales, diversion channels, sediment ponds, or sediment fences. They shall be installed in
accordance with "Prattetin!!: Water Quality in Urban Areas-Best Management Practices for
Minnesota." MPCA, October 1989, prior to commencement and shall be maintained throughout the
project. All ex.posed soil shall be stabilized as soon as possible and no later than 14 days after the
completion of the b'Tading. The District Inspector may require Pennittee 10 provide additional
erosion control measures beyond those included in the approved plan at his discretion when site
conditions warrant.
3. The soils erosion and sediment controls for the rough grading phase of the project must be installed
prior to any grading operations. The District Inspector must be notified when the initial erosion
controls an: installed and prior to any grading operations (763-398-3074)_
4_ Upon completion of the project and stabilization of all graded areas, all temporary erosion controls
shall be removed.
5. This permit is not assignable by the Permittce, except with lhe written consent ofrhe RCWD.
6. The Permittee shall grant access to the site at all reasonable times during and after construction to
authorized representatives of the RCWD for inspection of the work authorized hereunder.
7. In all cases where the Permittee, by performing the work authorized by this penni!, shall involve the
taking, using, or damaging of any property rights or interests of any other person or persons, or of
MAR-01-2005 139:38
RICE CREEK WATERSHED
651 766 4196
P.03/03
any publicly owned lands or improvemcnts thereon or interests therein, the Permittee, before
proceeding, shall obtain the written consent of all persons, agencies, or authorities concerned, and
shall acquire all property, rights and interests needcd for the work.
8. This permit is permissive only. No liability shall be imposed on the RCWD or any of its officers,
agents, or employees, officially or personally, on account of the granting hereof or on account of any
damage to any person or property resulting from any act or omission of the Permittee or any of its
agents, employees, or contractors. This permit shall not be construed as estopping or limiting any
legal claims or right of action of any person against the Pennillec, its agents, employees or
contractors, for any damage or injury resulting from any such act or omission, or as estopping or
limiting any legal claim or right of action of the RCWD against the Permittee, its agents, employees,
or contractors fOr violation of or failure to comply with the permit or applicable provisions of law.
9. Any stonnwater management facilities approved as part of this pennit shall be properly maintained in
perpetuity to assure that they continue to fi.Lnction as originally designed.
10. Within 10 days of project completion, )'ou will notify the DIstrict Inspector at 763-398-3074. Once
the Inspector verifies that site conditions comply with all pennit requirements, your cash SUrety will
be returned to the remitter.
II. FAILURE TO COMPLY WITH THE PROVISIONS OF THIS PERMIT IS A VIOLATION OF THE
LAW AND MAY RESULT IN FORFEITURE OF PERMITTEE'S SURETY.
SPECIAL STIPULATIONS
I. Additional RCWD permitting will be required for future development of the proposed lot. The future
lowest floor elevation must be at least 889.0.
Authorized Signatures:
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Steve Hobbs; District Administrator
I
TOTAL P.03
PROPOSED LOT SPLIT
FOR, BOB KNABE
7241 Main st. Centerville, Anoka Co. MN
TOTAL AREA: 1.07 Acres
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Job No.: 11004
x 000.0 Denotes Existing EleV<1tion
@ Denotes Sanitary Manhole
. Denotes Found 1r0ll Pipe
o Denotes Found Monument
<= Denotes RetainIng Wan
7,931= Buildable Area
We hereby certify that this is a !rue cnd correcl representation of
o survey of Ihe bOllndaries of lheobClve destribel<md ond of the
location 01 G1I bu,ldings, if any, IhcreOl'T,olfIdG1lisil1le
eI1croochments, if ony, from cr on said land.
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Minn. Rec.i. No. 18213
BeQrngs shown ore on on assumed datum.
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""(7U)7U-'JQ7 rlU( (7fJJ71U-1C/l,
.
CITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
MAY 3, 2005
Pursuant to due call and notice thereof, the Planning and Zoning Commission held their regularly
scheduled meeting on May 3, 2005, at 6:30 p. m.
PRESENT:
Commissioner Jennefer Klennert Hunt
Commissioner JeffHanzal
Commissioner Bob Wright
Commissioner Tom Wood
Commissioner D. Love
APP"-
ABSENT:
Chairperson Brian HansonN t
Mayor Capra 0
COUNCIL:
STAFF:
Mr. Larson, City Administrator
L CALL TO ORDER
1. Roll Call
The meeting was called to order at 6:30 p.m.
IL APPEARANCES
I. Presentation of Plaque - Michelle Lakso
Chair Hansen presented a plaque to Ms. Lakso for her service to the Planning
Commission.
IlL PUBLIC HEARING(S)
1. Ordinance #4 - Proposed Amendments (Swimming Pool Fencing and Non-
Conforming Uses & Structures)
Chair Hanson opened the public hearing at 7:55 p.m.
Norma Essex indicated she would like to have the City require a six foot privacy fence to
keep the noise down and provide privacy from neighboring pools. She then said that she
has an issue with her neighbors and their pool and the noise it causes, sometimes late into
the night.
Page I of8
..
Planning & Zoning Commission
May 3, 2005
Meeting Minutes
The Commission explained that the fence around the pool is to keep children from
wandering over and falling into or climbing into the pool not to provide privacy or screen
them. The Commission suggested she contact the police for enforcement of the noise
ordinance.
Motion bv Commissioner K1ennert Hunt. seconded bv Commissioner Wood. to close
tbe ouhlic hearinl!. AIl in favor. Motion carried unanimouslv.
Chair Hanson closed the public hearing at 7:58 p.m.
Motion bv Commissioner BanzaI. seconded bv Commissioner Wood. to recommend
aooroval of the proposed amendment to Ordinance #4. swimminl! 0001 fencinl! and
nonconforminl! uses and structures. AIl in favor. Motion carried unanimouslv.
2. Zoning Map Amendments/Comprehensive Plan Amendment (Zoning Along Main
Street and the Downtown Area mo2 to B 1 or Ml)
Chair Hanson opened the public hearing at 6:40 p.m.
Chair Hanson indicated that he is not in favor ofMl for all these properties and cautioned
that in an MI district there are zero lot lines and that may mean that the County would
not have to buyout some properties. He then said that he would like to wait until the
road goes through before making a final determination.
Commissioner Wood indicated that he would like to leave the lake lots as residential as
commercial does not seem appropriate.
Bob Clarence of 1649 Heritage Street asked the Commission to define mixed use.
Chair Hanson explained that it is a district that allows both residential and commercial
uses with zero lot lines. He then outlined the allowed uses in MI.
.
Lloyd Hanson of 1588 Sorel indicated that he wants to leave the lake as residential.
Al LaMotte of 1643 Heritage Street asked why the lake was being considered for
rezoning.
City Administrator Larson indicated that the notice was very broad to encompass a large
area for consideration and the lake was a natural boundary.
City Administrator Larson indicated the City has a grant to be used to study downtown
and this was precipitated by the County Road project and a request of some residents to
consider this.
Page 2 of8
Planning & Zoning Commission
May 3, 2005
Meeting Minutes
Lee L' Allier of 1971 Main Street indicated there are six lots down in their area and the
residents are in agreement to request rezoning to commercial.
Lynae Marshall of 1580 Sorel Street and her husband Eric indicated that they live on the
lake and want to state that they are concerned about a potential change to commercial as
that could increase taxes.
Chair Hanson said he could not foresee going commercial around the lake. He then said
that he is not comfortable with MI around the lake either.
Commissioner Klennert Hunt indicated it was not the City's intent to have it rezoned but
wanted to notice it to get as much input from residents as possible.
There was consensus that there would be no rezoning around the lake area at this time.
Paul Steffel of 1709 Main Street asked for the definition of downtown.
City Administrator Larson explained that downtown seems to include four square blocks
ofMI zoning.
Mr. Stoeffel indicated he received maps and literature that indicated that the north side
was zoned MI but he has heard that is not true now. He then said they bought with the
understanding that they were Ml and had approval from building inspector based on Ml
requirements.
City Administrator Larson indicated that there has been some inconsistency and the most
conservative approach is that there are four blocks. He then said that the County could
buy part of the property and not have to buy the whole thing because there are no
setbacks in MI.
Steve King of 1724 Sorel asked how being rezoned to commercial would impact his taxes
and how it would affect the noise ordinance.
Chair Hanson indicated the noise requirement remains the same and follows the
ordinance.
Al LaMotte of 1643 Heritage Street asked if the rezone would immediately affect taxes or
whether the taxes are based on the current use.
Christina Gotlieb of7156 Grangeview indicated she abuts the wooded lot and asked what
the setbacks for commercial would be.
Chair Hanson reviewed the setbacks for commercial.
Tom Dupre of 1781 Main Street indicated he owns the wooded lot and would like to
know the proposed rezoning for it.
Page 3 of8
Planning & Zoning Commission
May 3, 2005
Meeting Minutes
Chair Hanson indicated it could be potentially rezoned to MI but he would want to wait
and see what happens with CSAH 14.
Linda Paulsen of 1764 Main Street commented that putting those on Main Street into MI
they can take the property and leave with no setbacks but if it stays residential then the
County would have to buy them out.
City Administrator Larson indicated that depending upon the amount of land the County
would be taking if that would make the lot nonconforming they would most likely have
to buy it.
Commissioner Banzai asked how to handle the request of the residents to the south.
Council Liaison Capra indicated she had no issue with rezoning the south side but
questions the north side.
Chair Hanson indicated he would like to wait for the County to come through and then
consider which areas to rezone.
Dave Fisher of 7072 Centerville Road asked why this is affecting him ifCSAH 14 is a
block away from him.
Lee L' Allier indicated there are six lots on the north side and one lot on the south side
and asked if the Commission plans on making a decision on that because the rezoning
would be to the advantage of residents.
Lee L' Allier indicated that the County bought right of way half way up their yard years
ago by doing it wider and the median there makes the property worthless.
Commissioner Wood agreed that those six houses are in a special spot along with the one
across the street by Comer Express he would like to now rather than later. He then said it
is separated from the rest of the properties.
Commissioner Wright agreed with him.
David West of 1824 Main Street indicated that he does not want to be rezoned as he does
not see the advantage to do it now and there are possible disadvantages.
Troy Thompson of 1862 Main Street indicated that they have been trying to sell their
home but because of the impending road construction it has been difficult. He then said
that they may have a better chance of selling it if it were zoned commercial.
Council Liaison Capra commented that those lots are not going to change with the road.
Commissioner Love asked what the main drawback is from rezoning now.
Page 4 of8
Planning & Zoning Commission
May 3, 2005
Meeting Minutes
Commissioner Hanzal asked if there were any buyouts west of City Hall on the south
side.
Council Liaison Capra indicated that there is only one by the pond that is severely
affected.
Commissioner Love indicated that if this was his property he would like to have the
option before construction and not have to go through it and then be stuck.
David West of 1824 Main Street indicated that once the curbing is in place and everyone
knows where the road is going he would be more amenable to a zoning change but right
now he is unsure as to how this will affect him.
Eric Marshall of 1580 Sorel Street indicated that commercial lot width minimums are
bigger than residential and asked whether there would be special circumstances to allow
commercial on narrower lots.
Staff explained that a developer may need to purchase more than one lot to meet the
commercial requirements.
Linda Paulsen of 1764 Main Street indicated she would rather have her property zoned
commercial if she cannot stay residential because she is not interested in MI.
Stacy Witner of 7542 Peltier Lake Drive asked what the plan for the rental homes on the
lake is.
Mr. Fisher of 7072 CenterviIle Road asked what developers have talked to the City
already.
City Administrator Larson indicated there are at least three legitimately looking for
redevelopment opportunities but he is not at liberty to discuss who they are at this time.
He then said they are looking in the downtown area within two blocks either side of
CenterviIle Road.
A resident asked about the plan for downtown.
Council Liaison Capra indicated there is a grant and the City pitched in for a total of
$85,000 that is being used for a study to determine how to redevelop downtown.
Council Liaison Capra indicated that there are developers coming all the time but until a
formal plan is submitted then there is nothing to disclose.
City Administrator Larson indicated that there are three parts of planning first is utility
and infrastructure issues then water and sewer and then they would begin looking at a
Page 5 of8
Planning & Zoning Commission
May 3, 2005
Meeting Minutes
market for the community and surrounding area for downtown area and third is design
theme what the City wants the downtown to look like.
Motion bv Commissioner K1ennert Hunt. seconded bv Commissioner Wood to close
the oublic heam!!. AU in favor. Motion carried unanimouslv.
Chair Hanson closed the public hearing at 7:40 p.m.
Commissioner K1ennert Hunt indicated she believes that the City should rezone the 6
properties along 20th and Main Street and she feels it is important to do so when there is
consensus of the neighborhood.
Commissioner Wood agreed that there are special circumstances with those properties
and he agrees they should be rezoned at this time.
Commissioner Love said he would like to look at the one directly west of City Hall as
well.
Commissioner Wood agreed.
Commissioner K1ennert Hunt indicated that property is not being impacted by Main
Street at all. She then said that she does not see business going in that location and, if she
were a neighbor, she would want it to remain residential.
The Commission discussed commercial versus a rezoning to MI and agreed to
commercial.
Chair Hanson indicated he was apprehensive going with B I and the residents are not all
in agreement so he would like to wait until there is consensus.
Motion bv Commissioner K1ennert Hunt. seconded hv Commissioner Love to
rezone the seven (7) orooerties close to 20th Avenue and Main Street. All in favor.
Motion carried unanimouslY.
City Administrator Larson asked for a motion to identify the four block area as MI
district.
Motion bv Commissioner Wood. seconded bv Commissioner Banzai to identify the
four blocks as Ml as recommended bv Staff excludin!! all orooerties of S1.
Genevieve Church. AU in favor. Motion carried unanimouslv.
IV. OLD BUSINESS
1. Ordinance #13 -Memo Fees
There are no changes needed at this time.
Page 6 of8
Plamring & Zoning Commission
May 3, 2005
Meeting Minutes
2. Shoreland Ordinance
City Administrator Larson asked that this matter be tabled to allow Staff more time to
review it.
3. Church of St. Genevieve - Site Plan Review
Mr. Wilharber, acting as Trustee of the Church, provided an overview of the site plan and
history of the Church.
Pat McGuire, architect for the plan provided site plan information to the Commission.
Chair Hanson asked whether the pond would be fenced to keep the kids out.
Mr. Wilharber indicated they had not planned to do so.
Council Liaison Capra indicated that the City does not require drainage ponds to be
fenced. She then explained that Park and Recreation is interested in trail easements along
the church property to connect to the City's park.
Mr. Wilharber indicated that there is no park dedication required for this project but
indicated the Church would more than likely consider granting the easements.
City Administrator Larson asked the Planning Commission to review and consider the
landscape plan for the site as it does not meet the City's requirements.
Mr. McGuire explained that strict adherence to the City's Code would require 220 trees
and noted that the Church is phasing this development and does not want to plant trees
only to have to tear them out during the next phase of construction.
Motion bv Commissioner K1ennert Bunt. seconded bv Commissioner Wood to
recommend approval of tbe Site Plan and accept the Iandscapine plan as proposed.
All in favor. Motion carried unanimouslv.
Motion bv Commissioner Wood. seconded bv Commissioner K1ennert Bunt to
recommend amendment of the Comprehensive Plan for the rezonin!! previouslY
approved. All in favor. Motion carried unanimouslY.
Motion bv Commissioner BanzaI. seconded bv Commissioner Wood to direct Staff
to schedule a public bearin!! to amend the Comprehensive Plan to match the Zonin!!
Map. All in favor. Motion carried unanimouslv.
V. NEW BUSINESS
1. Letter of Interest Mark Pangell
Page 7 of8
L
Planning & Zoning Commission
May 3,2005
Meeting Minutes
Mr. Pangell introduced himself to the Commission and provided a brief overview of his
background.
Motion bv Commissioner Banzai. seconded bv Commissioner Wri2ht. to
recommend Mark Pan2ell be annointed to the Plannin2 and Zonin2 Commission.
All in favor. Motion carried unanimously.
VI. DISCUSSION ITEMS
City Administrator Larson provided information on an Ordinance to regulate ponding as
an accessory use not allowed for uses not located in the City.
The Commission agreed.
Motion bv Commissioner Wood. seconded bv Commissioner Love to direct Staff to
schedule a nublic hearin!! to consider the Ordinance. All in favor. Motion carried
unanimously.
VB. CONSIDERATION OF MINUTES
1. AprilS. 2005 Planning and Zoning MeetiDll Minutes
Motion bv Commissioner Hunt. seconded bv Commissioner Wood to annrove the
Minutes of Anm5. 2005. as nresented. All in favor. Motion carried unanimouslY.
Chair Hanson abstained from voting as he was not in attendance.
vm. ADJOURNMENT
Motion bv Commissioner BanzaI. seconded bv Commissioner Klennert Bunt to
Adiourn the Mav 3. 2005 Plannin2 Commission Meetin2 at 9:05 n.m. All in favor.
Motion carried unanimouslv.
Transcribed by:
Joan Lenzmeier, Recording Secretary
TimeSaver Off Site Secretarial, Inc.
Page 8 of8