Planning Commission Agenda - 06/07/2022 (Joint Workshop)AGENDA
SPECIAL JOINT MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, June 7, 2022 — 4:30 p.m.
Mississippi Room, Monticello Community Center
Commissioners: Paul Konsor, Andrew Tapper, Alison Zimpfer, Eric Hagen, Teri Lehner
Councilmembers: Mayor Lloyd Hilgart, Charlotte Gabler, Jim Davidson, Sam Murdoff, Bill
Fair
Staff: Angela Schumann, Steve Grittman, Ron Hackenmueller, Hayden
Stensgard
1. General Business
A. Call to Order
2. Joint Meeting Agenda
A. Consideration of a Concept Planned Unit Development Submittal for Scooter's
Coffee Drive-Thru in the Central Community District.
Applicant: Java Mates, LLC.
3. Adjournment
NORTHWEST ASSOCIATED CONSULTANTS,, INC.
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
MEMORANDUM
TO: Angela Schumann
Mayor Hilgart and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: May 31, 2022
RE: Monticello — Scooters Coffee Drive Through—
Concept PUD Review
NAC FILE NO: 191.07 — 22.12
PLANNING CASE NO: 2022-024
PROPERTY ID: 155-076-001020
Project Description.
This memorandum reviews the elements of a proposed concept plan for a Planned Unit
Development on an existing parcel. The parcel is bound by another commercial parcel
located along 7th Street to the north, and abuts Highway 25 to the east, commercial
property to the west, and 1-94 to the south. The development parcel consists of
approximately three-quarters of an acre. The subject site is part of a previously
approved Conditional Use Permit Planned Unit Development of approximately 15 acres,
all of which is currently zoned and guided for commercial use. The subject parcel is
zoned CCD, Central Community District and is located in the Pine Street sub -district of
the CCD.
The proposal consists of the construction of a drive-through coffee shop on the subject
parcel, which it would share with an existing full-service restaurant (Pancho Villa),
proposing two principal use buildings on a single parcel. The proposal would create the
coffee shop facility to the east of the existing restaurant and establish a drive-through
system that loops through the existing parking and circulation area on the property. The
amendment would create a two-lane drive-through order system south of the Pancho
Villa building, and a drive-through lane to the service window, exiting to the existing
egress lanes to Hwy 25.
Specialty eating establishments with drive-through facilities are allowed in the Pine
Street CCD zoning sub -district by Conditional Use Permit. The proposed Scooters
franchise is a drive-through only facility.
The overall development of the area was established by CUP with a PUD designation
when the larger commercial area including the Cub Foods facility was developed. At
that time, formal shared -access and parking agreements were created. As such, the
application is an amendment to that PUD by conditional use permit, rather than the
rezoning process used by the current zoning regulations.
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Access to the Pancho Villa restaurant site would be unchanged, although access to the
service area south of the restaurant would require cooperative management between
the two uses. The entire area is currently paved, and the amendment would potentially
create a few small areas of additional green space. However, the addition and
improvement of the drive-through lanes would likely maintain overall impervious as now
designed.
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The development plan relies on access from the common driveway and parking areas
of the site to the drive-through order board, which is a two-lane design. From there,
drive-through traffic merges to a single pick-up lane, although a parallel bypass lane is
included to permit vehicles to exit the site without an order if necessary.
Land Use Process
For the project to proceed, there are a series of City approvals that will be required:
o PUD Concept Review (the subject of this report). The project requires a PUD as
it proposes to develop on an existing developed site and is located within a
series of commercial properties that rely on joint access and parking. In addition,
certain aspects of site design may require flexibility. The proposers have
submitted the optional concept review for the PUD.
Further approvals would include the following:
o Development Stage and Final Stage PUD;
The current proposal is for a PUD Concept Plan review, which is not a formal zoning
application, but is intended to provide the applicant an opportunity to get City feedback
on a potential development proposal prior to more formal zoning review and the
extensive supporting materials that such reviews require. The Planning Commission
and City Council will have the opportunity to review the project, ask questions of the
proposer, and provide comment as to the issues and elements raised by the project.
Again, the applicant is also looking for specific feedback in the areas of PUD flexibility
noted in their narrative.
The neighboring property owners have been notified of the meeting, but it is not a
formal public hearing. This memorandum provides an overview of the project and will
serve as an outline for the discussion. No formal approval or denial is offered for a
Concept Review.
However, it is vital that Planning Commission and City Council members engage in a
frank and open discussion of the project benefits and potential issues. The Concept
Review process is most valuable when the applicants have the opportunity to
understand how the City is likely to look at the project and the potential issues it
presents. In this way, the subsequent land use and development details can be more
finely tuned to address City policy elements.
PUD Concept Review Criteria
The first stage consists of an informal Concept Plan review which is separate from the
formal PUD application which will follow the Concept Review step. The Ordinance
identifies the purpose of Planned Unit Development as follows:
(1) Purpose and Intent
The purpose of the Planned Unit Development (PUD) zoning district is to
provide greater flexibility in the development of neighborhoods and non-
residential areas in order to maximize public values and achieve more
creative development outcomes while remaining economically viable and
marketable. This is achieved by undertaking a process that results in a
development outcome exceeding that which is typically achievable
through the conventional zoning district. The City reserves the right to
deny the PUD rezoning and direct the developer to re -apply under the
standard applicable zoning district.
PUD Concept reviews are to proceed as follows:
(a) PUD Concept Proposal
Prior to submitting formal development stage PUD, preliminary plat
(as applicable) and rezoning applications for the proposed
development, the applicant may, at its option, prepare an informal
concept plan and present it to the Planning Commission and City
Council at a concurrent work session, as scheduled by the
Community Development Department. The purpose of the Concept
Proposal is to:
1. Provide preliminary feedback on the concept plan in
collaboration between the applicant, general public, Planning
Commission, and City Council;
2. Provide a forum for public comment on the PUD prior to a
requirement for extensive engineering and other plans.
3. Provide a forum to identify potential issues and benefits of the
proposal which can be addressed at succeeding stages of PUD
design and review.
The intent of Concept Proposal review is to consider the general acceptability of the
proposed land use and identify potential issues that may guide the City's later
consideration of a full PUD application. The City Council and Planning Commission
meet in joint session to provide feedback to the developer and may include an
opportunity for informal public comment as they deem appropriate.
Staff Preliminary Comments and Issues
For this proposal, the primary considerations evident at this point in the process include
the following elements:
Land Use. As stated above, the proposed land use is currently zoned "CCD"
The property use as commercial property is consistent with this designation,
as well as the Monti 2040 Comprehensive Plan guidance as "Regional
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Commercial", given the high levels of commercial use along 7t" Street, and
the 1-94/Hwy 25 interchange exposure.
The primary considerations in this project are site use and design rather than
land use.
Parking and Circulation. As noted, traffic to the facility would access
through the existing shared driveways and parking areas to the drive-through
order lanes south of the Pancho Villa restaurant building. The applicant has
proposed to re -stripe the parking areas between the restaurant and Cub
Foods to add a new row of parking spaces, with the expectation that these
will replace the few spaces being lost due to the new construction east of the
Pancho Villa building and create adequate new space to accommodate the
needs of Cub, Pancho Villa, and Scooters in this parking lot. Any work
occurring on the Cub Foods site will require participation in the PUD
applications.
The site plan illustratesthat 7 spaces would be removed, but as many as 20
new spaces would be added through the restriping. It is also noted that the
peak usage periods for the current restaurant and new coffee shop are likely
to be significantly different (evenings v. mornings), and as such, the parking
supply is not likely to be an issue for these shared uses. In addition, as a
drive-through only location, only employee parking is necessary to serve the
use. There is also adequate parking supply throughout the overall PUD site.
To accommodate the cross access and parking as shown, agreements
allowing for shared access to the 7t" Street and Trunk Highway 25 as well as
the shared parking areas will be required between the site's commercial users
and shall be drafted to the satisfaction of the City Attorney.
Regarding the drive-throgh specifically, staff would note that several surveys
have been made specifically of coffee shop stacking in the Twin Cities
through the past few years. Coffee shops generate a significantly greater
number of vehicles in the queue than other drive-through facilities, such as
restaurants, banks, or pharmacies, even with much shorter service times per
vehicle. It has been found that the median peak stacking period results in
between 12 and 14 spaces of active vehicles waiting for service, both behind
the order board and between board and service window.
The current concept plan shows a total of nine vehicles in the queue,
although it appears that two more could stack behind the line without
interfering with parking access. A design that shows at least 12, and
preferably 14 stacking spaces would be recommended as a part of the
Development Stage PUD plans.
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iii. Building Materials and Architecture. The applicants have not provided
details relating to building design at this stage. The corporate building design
from the Scooters website includes this image:
Other images of current facilities show similar color patterns with a variety of
brick or stone accents. The applicants should provide additional building
materials information, and the city should specify expectations to ensure a
clear path through the PUD process. It is recommended that the City's
commercial building materials be maintained.
iv. Site Planning. A preliminary site plan is provided as a part of the PUD
Concept plan. Apart from the parking and circulation comments, staff would
encourage the conversion of paved areas to landscape as noted in this
report.
V. Connectivity and Open Space. The site is not amenable to pedestrian
access. As a drive-through facility only, pedestrians would typically be
discouraged from using the site.
vi. Landscaping and Buffering. It would be expected that the development
provide enhanced landscaping features as part of any PUD flexibility. One
way of accomplishing this is to take advantage of the various edges and
corners of the site that are currently paved, but not required for parking or
circulation, and restoring them to planted green space. This effort would have
the effects of both improving site aesthetics — which currently is a very
uninviting space — and reducing overall impervious surface to minimize
stormwater flow and treatment needs.
vii. City Engineering Comments.
a. Verify route from new handicap parking location to existing restaurant
meets ADA.
b. Construction plans will be reviewed with future submittals, including utility
connections.
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Summary
As noted, the Planning Commission and City Council provide comment and feedback to
the developer at the Concept Review level. City officials should identify any areas of
concern that would require amendment to avoid the potential for eventual denial, as well
as any elements of the concept that the City would find essential for eventual approval.
Specific comment should address the following potential issues, with the notation that
the applicant is looking for specific direction with regard to the Commission and
Council's support of PUD flexibility for parking, unit size and front setback. Those items
are listed in bold below.
1. Overall Land Use — The site is zoned and guided for commercial use. The
primary issue relates to site planning, traffic management, and the visual impacts
of the area.
2. Site Planning — The applicant is encouraged to review the site planning and,
with the property owner, work toward an overall reduction of impervious space on
the site. Circulation and parking will be subject to required cross -easements.
3. Building Design and Materials — Although the available data is from corporate
sites and general information on the brand, the building architecture and
materials appears to be consistent with the CCD standards and with other similar
buildings in the area. City officials should comment on the need for brick or
stone exteriors, in addition to EIFS or similar materials.
4. Parking Supply - Overall parking supply would appear to more than adequate in
the space as designed, particularly with the different peak usage times between
the current restaurant and the proposed coffee shop. The primary issue for the
coffee facility will be additional stacking to 14 spaces to provide for the extensive
use of such facilities as documented in regional studies of this particular land
use. Cross access and parking agreements satisfactory to the City Attorney will
be required.
5. Landscaping - green space, setbacks, and other site plan improvements — How
adequately does the plan provide access to trails and open space? As noted in
the report, staff would recommend a robust effort at adding to green space areas
on the site, including planting options in any areas not needed for parking or
circulation, parking lot islands, and any similar space.
6. Circulation and Access — Changes will be needed to accommodate the
recommended increase in stacking arrangements, which would be reflected on
the formal PUD Development Stage plans.
7. Signage — Information on signage is forthcoming. Staff would recommend no
additional pylon signs on the property.
8. Engineering - comments and recommendations.
The notes listed above acknowledge that a significant amount of detail will be added as
the project proceeds to a more advanced stage of review.
SUPPORTING DATA
A. Aerial Site Image
B. Applicant Narrative
C. Scooter's Coffee Company Profile
D. Site Plan
Scooter's Coffee Concept Planned Unit Development Submittal
Created by: City of Monticello
May 17th, 2022
City of Monticello
Community Development
505 Walnut Street, Suite 1
Monticello, MN 55362
Attn: Mrs. Angela Schumann
Re: Scooters Coffee Concept Review
Dear Angela,
Please accept this cover letter as our statement and narrative for the above design review
in the City of Monticello. We are very excited to working with the city of Monticello, and are
looking forward to building a long-term relationship while becoming part of the local
community.
Scooter's Coffee was founded in the Omaha area in 1998 and is rapidly growing. To date,
Scooters has 400+ stores open and operating! The Owners Don & Linda Eckel are still involved
with the company, ensuring that the company remains a loyal and committed privately held
company where everyone is considered family. Scooter's Coffee is fairly new to Minnesota, and
is a drive-thru concept serving specialty coffee drinks, real -fruit smoothies, power drinks and
breakfast food, including hand -made from scratch cinnamon rolls in their facility in Omaha.
Note that we work directly with the growers to single source only 5 -10% of the highest quality
beans available anywhere in the world!
As Scooters franchisees, and now part of the scooters family, we fell in love with
Scooter's Coffee early in 2021 and after looking at several different alternatives, we selected
Monticello for our first location. The Scooters motto is "Amazing People, Amazing Drinks,
Amazingly Fast". We are all about positive interactions with our customers, with a major focus
on moving them through our line as fast as we can. Customer service and sharing smiles is our
priority and this, along with speed at our drive-thru is what motivates us, ever striving to grow
and improve while maintaining the consistency our customers expect.
While the attached profile shows our mission, our core competencies are what really
make Scooters so special; Integrity, Love, Humility, & Courage. Every person who joins the
Scooters team truly believes in these core values and as such we subscribe to these values
individually, with our teammates, and ultimately with our customers and communities. Again,
Scooters is grateful for the opportunity to join you in the City of Monticello and are here to listen
and answer any questions you may have.
Respectfully,
Kyle Wermerskirchen & Brent Schell
SCOOTER'S
SCOOTER'S COFFEE:
COMPANY PROFILE
THE SCOOTER'S COFFEE STORY
It all started in 1998 with one small coffee drive-thru. While living in California, co-founders Don and Linda
Eckles witnessed the development of the specialty coffee industry and the drive-thru coffee model.
They decided to fuse the two concepts together and bring the idea back to their home state of Nebraska.
The Eckles opened the first Scooter's Coffee in Bellevue, Nebraska, on March 23, 1998. On that blustery
morning, Linda Eckles flashed her signature smile, opened the drive-thru windnow and served the very first
cup of world- class Scooter's Coffee. The instant warmth from the friendly conversation, the unique smiley
face stickers and the freshly brewed coffee kept the customers coming back for more.
Today, you can visit one of our many stores located across the country, and you will still feel the spirit of that
very first store in every single sip! The roots of the company remain at our headquarters in Omaha, where we
roast only the top beans from across the world and bake from scratch our signature cinnamon rolls and pastries.
OUR MISSION
Our mantra is" Amazing People ...Amazing Drinks... Amazingly Fast! "® and reflects a steady commitment
to providing an unforgettable experience for our customers.
OUR STORES
The Scooter's Coffee "drive- thru kiosk" model is the original business model of the company and remains
at the core of our brand. However, we have also experienced success with our drive-thru coffeehouses,
where it serves as a gathering place for our customers to enjoy quality coffee, impeccable service and a
welcoming atmosphere.
We are in states such as Texas, Florida, Iowa, Illinois, Kansas, Oklahoma, Colorado, Missouri, Utah, New
Mexico and more. We are currently moving into Wisconsin, Minnesota and the Dakota's - to date we have
346 stores open and operating, with more coming every month!
ST. 1998
SCOOTERS SCOOTER'S COFFEE:
COFFEE - OUR PRODUCTS
Scooter's Coffee offers a vast range of incomparable products
that our customers can enjoy in stores, at home and on -the -go.
Coffee: We pride ourselves on crafting world-class coffee. We roast from only the top 10% of
the coffee beans in the world and the result is a rich, smooth, delicious, "warm your heart and
make you feel good" cup of coffee.
COFFEE
FLAVOR PROFILE
Scooter's Blend
Medium roast, rich, smooth flavor, easy finish
Ethiopian Select
Bold roast, smooth, full body, floral notes
Guatemala Finca Especial
Bold roast, slightly sweet, smokey flavor
Columbia Decaf
Medium roast, full body, rich, creamy
Scooter Doodle
Medium roast, cinnamon and hazelnut flavor
Hazelnut
Medium roast, hazelnut flavor
Caribbean Caramel (seasonal)
Medium roast, caramel and chocolate flavor
Pumpkin Spice (seasonal)
Medium roast, pumpkin and spice flavor
Specialty Drinks: Hot, iced and blended espresso beverages, real fruit smoothies, "power"
smoothies, tea and more! Our signature drink is the Caramelicious®, a caramel -based latte
that is drizzled in sweet, caramel syrup and topped with homemade whipped cream. Other
customer favorites include the Red Bull Vertigo Smoothie and Candy Bar lattes.
Fresh -Baked Pastries: Muffins, cinnamon rolls, scones, cookies, breads and more... all baked
with extra love at the Scooter's Coffee bakery located at our Omaha headquarters.
On -the -Go Food: Breakfast burritos, breakfast sandwiches and healthy oatmeal.
Retail Products: Whole bean and ground coffee, single serve Cups (compatible
with Keurig° K -Cup® Machines), Espresso Meltaways (our branded chocolate line),
gift cards, mugs, tumblers, etc. We have also recently introduced ready -to -drink
cold brew cans with flavors including Scooter Doodle, Guatemala, and Costa
Rica Micro Mill.
THE STORY BEHIND THE SMILE
In 1998, Linda Eckles bought happy face stickers at a local store and began
placing them on every drink she sold. Customers loved the added touch so much
that they often commented on how it made their day a little more special. In 2010,
we commissioned a children's book illustrator to create Scooter's Coffee's very
own "happy face family." The stickers continue to represent our commitment that
you will always walk (or drive) out of a Scooter's Coffee with a world-class cup
of coffee and a smile on your face!
:R
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THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL
COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR
THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED
STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
CALL BEFORE YOU DIG
GOPHER STATE ONE CALL
TWIN CITY AREA: 651-454-0002
TOLL FREE 1-800-252-1166
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7500 OLSON MEMORIAL HWY
SUITE 300
GOLDEN VALLEY, MN 55427
PHONE: 763-252-6800
FAX: 952-831-1268
WWW.STANTEC.COM
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ISSUE DATE: 02/03/2022
ISSUE NO.: 1
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