Zoning District Narratives

The zoning ordinance of the city has evolved over time as most zoning ordinances do and with that evolution a chart was established to provide concise information concerning what land use was available in what zoning district.  A second chart established setbacks, size of lots, building heights, impervious coverage and other data needed in administration of the code. 

These charts change over time with additions and changes.  Footnotes were added to provide specific requirements in one district or another.  The charts had limited space so sometimes they were a bit cryptic in what was shown, meaning the requirement was vague or subject to too much interpretation.  This lack of clarity in the chart also lead to requirements being placed in the definition section of the code or elsewhere making it difficult to know all the requirements. 

With that evolution a number of conflicts were created.  These were found in both charts and in some language of the code itself.  Is the requirement this or is it that when addressing the same question reading from two different sections?  These conflicts were problematic on several fronts.

A goal was set to change the code from a chart format to a narrative one.  In other words each zoning district would be listed separately.  Land uses would be shown that were Allowed, Permitted, as a Conditional or Interim Use or Prohibited.  Each zone lists setbacks and other parameters that are pertinent for the district.  This effort took a good deal of time.  When conflicts were identified the Planning Commission needed to determine how they wanted to deal with the question.  Questions were also generated about some land uses in some districts, reconsidering if that is what was wanted. 

The process of review was completed.  A public hearing was held.  The Planning Commission recommended the changes to the city council which were adopted by the council at their May meeting. 

These changes added a good number of pages to the zoning code.  However one of the benefits of these changes is that if an individual wants to know what they can do with their lot they can look at the zoning district where their property is located and know what is required or allowed.  It reduces the hunting and looking at various sections to find the information.  The chart was maintained as a reference but will not all inclusive.  The district specific language will prevail to hopefully avoid conflicts.     

Double Chip Seal

The city of Breezy Point has a number of gravel roads.  The city has a goal to eventually pave all of these but with 65 miles of roadway in the city and less than half of them paved it will take a good deal of time and resources to make that goal a reality. 

Roads are a concern for everyone and they all require maintenance whether gravel or asphalt.  With paved roads we all think of maintenance with pothole repairs.  Seal coating is another maintenance effort accomplished on paved roads.  This extends the life of a road by covering minor cracks and giving the road a new wear course. 

With gravel roads we have understand they need to be graded to refresh the surface.  Grading moves the materials that have been pushed to the side into the traveled portion of the road.  It also returns the roadway to a flatter surface eliminating washboard surfaces and other imperfections.  Most of the well-traveled roads also see dust coating accomplished. This involves an annual layer of calcium chloride which coats the surface to keep the fine materials of the road in place. 

A new approach for treating gravel roads is something the city will be trying.  In some respects this is an old approach with a twist.  The old approach is that of applying tar on a gravel road to slowly build up the surface towards a paved road.  The new approach is similar with the application of the seal coat used on asphalt roads along with a rock application done twice.  This is known as a Double Chip Seal.

This application won’t build up to eventually give us a paved road but it will provide some of the attributes of a paved road.  It provides dust coating.  It seals the gravel to hold it in place so grading isn’t required.  It also provides some erosion control.  Unfortunately it isn’t a permanent solution.  The treatment generally lasts 5 to 7 years and is an expensive maintenance activity versus that of dust control.  With the approval the council sees this as a demonstration project.  We’ll try it out to see how it holds up to determine if this is something that might be used elsewhere.   As a demonstration project they want to determine; how long it will last, how it holds up to plowing and traffic, and does it give us some erosion control.   

This will be tried on three streets in one area; Aspen Lane, Birch Lane, and a portion of Oak Lane.  Prior to installation of the Double Chip Seal the roadway needs to be final graded and firmed up with some compaction.  This will be done with the seal coating that is scheduled for later in the month.  We hope we have good results with this but time will tell.  We really don’t know if you don’t give it a try. 

Improvements to the City Public Access

Last fall the city applied for a state grant that would pay for the public landing on North Drive to be paved.  The grant required some preliminary engineering in drawing up a plan and pricing the improvements.  The grant would cover all costs associated with construction but does not cover any of the engineering costs.  The estimated costs of construction are $106,000.  The grant was submitted and we were told the state would make a determination about who would be funded in April.  We were awarded the grant so the process of getting the landing paved has begun.

In developing the preliminary plans we had to find a way to deal with drainage.  The public access is on North Drive which is a hill that slopes down to Pelican Lake.  Once the roadway is paved drainage will continue at a higher velocity and that drainage needs to be contained without going directly into the lake.  Crow Wing County has tax forfeited property abutting North Drive with enough area to provide a drainage basin.  In working with them we were able to obtain an easement on this property to create this drainage basin. 

The project requires a public bidding process which means plans and specifications are required for bidding and construction.  Plans and specifications need to be reviewed and approved by the state to be assured it meets their requirements. The project needs Crow Wing County approval as they will be the fiscal agent for the grant.  Finally the City Council needs to approve the plans and specifications before bids can be received. 

The City Council ordered plans and specifications for the project at the May City Council meeting.  The cost for these efforts has been estimated at $27,200.  Funds have been earmarked for these costs.  Plans and specifications will be reviewed by the City Council at the July meeting so bids can be solicited.  With any luck we should be able to get the project completed this fall.

Fire Contract

Breezy Point receives its Fire Service from the Pequot Lakes Fire Department.  The department is a volunteer organization that is part of the city of Pequot Lakes.  There is however a Fire Board that provides guidance from the representatives of the jurisdictions that are served by the Fire Department.  The department also serves, in addition to Pequot Lakes, the city and township of Jenkins, and the townships of Loon Lake, Moose Lake, Popular and part of Pelican.  By working cooperatively with other jurisdictions, costs can be managed better and the level of service can be higher with pooled resources. 

The city recently renewed the contract with them.  The cost for service is based on a formula.  The formula uses the overall estimated market value of structures in the jurisdiction and the use of fire service averaged over a 10 year period.  That ratio is then applied against the budget for the department.  The majority of the costs are borne by Pequot Lakes and Breezy Point but with the formula all jurisdictions share in the cost of fires services.  Pequot Lakes share of the costs are slightly higher than Breezy Points share.  

The contract amount this year for Breezy Point is $83,700.30.   Last year the contract amount was $76,027.66.  This is an increase of $7,672.64.  The total budget for the Pequot Fire Department for 2016-17 is $262,551.  This compares to last year at $241,252. The amount of the charges that are paid by the contracts for services in 2015 was $222,452 and in 2016 it is $240,190.  With new equipment and the need for replacement air-packs that meet current standards the fire departments budget has increased.  

The department has also seen an improved ISO rating for insurance purposes.  The increase may result in a decrease in fire insurance premiums depending on your location.  The Pequot Lakes Fire Department does a good job with many well trained and dedicated volunteers.  Many of the firemen live in Breezy Point and report to the substation in Breezy Point to provide a quicker response.  We are pleased to have them serving the city. 

2017 Road Improvements?

Accomplishing road improvements takes some time.  There is a process that needs to be followed with public improvements.  These include the formal bidding requirements that need to be followed.  These processes are prescribed by Minnesota Law.  We’re already working on road improvements for 2017.

One step at a time! The process starts with some planning.  What projects make sense and how are we going to address the financing?  

The Road Committee recommended several streets in Breezy Point to be paved.  These streets are those in the subdivision of Whitebirch 6^th Addition and include: Navaho Trail, Pima Circle, Zuni Circle, Aztec Circle and Pawnee Circle.  The recommendation was received and accepted by the city council. 

 

Street improvements are paid for by assessments levied on benefiting properties.  Financing of the improvements is being accomplished with existing revenues.  By using resources without bonding a good deal of costs are eliminated.

In following the process prescribed by law to assess improvements the first action needed is for the city council to request a feasibility study.  This study defines what is needed to be done to install the road improvements.  Typically the roadway surface is viewed for adequacy of base and drainage.  Ditches may need to be upgraded along with culverts, outlets or other requirements.  This study has been requested by the city council.  

Accomplishing this study requires a contract with the engineer to do the study.  This was approved as well in moving the process forward.  Once the study is accomplished the city council is informed of the outcome and considers the possibility of the road improvement project.  If it seems feasible and reasonable to accomplish the improvements they will call for a public hearing.  All affected property owners are given notice of the hearing and the preliminary costs are reviewed along with related assessment amounts.  

With a favorable outcome from the improvement hearing the council would take action on the remaining steps of ordering plans and specifications, seeking bids and holding a final assessment hearing prior to ordering the project.  If the outcome at the assessment hearing seems to indicate the owners want the improvements, the council orders them and awards the contract for construction.  

Considering the time lines; the feasibility study will be completed in a month or two.  The improvement hearing will be held a couple of weeks after that.  If the process moves forward plans and specifications are developed for approval in late fall, early winter.  Bids are then received in February or March. The assessment hearing follows within about three weeks.  Subject to that outcome, the ordering of the project and award of the contract can take up to an additional six weeks.  Construction would occur sometime after road restrictions are lifted in the spring.  Project completion occurs in the summer of 2017 with final restoration in the fall.  

It takes a process, and time, to get road improvements accomplished.