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Planning Commission Agenda 03-06-2007 . . . AGENDA MONTICELLO PLANNING COMMISSION March 6'., 2007 6:00 PM Commissioners: Rod Dragsten, Lloyd Hilgart, William Spartz, Barry Voight, Charlotte Gabler Council Liaison: Brian Stumpf Staff: Jeff O'Neill, Angela Schumann, Gary Anderson, Ollie Koropchak, Kimberly Holien and Steve Grittman - NAC 1. Call to order. 2. Approval of the minutes of the Planning Commission meetings of February 6th, 2007. 3. Consideration of adding items to the agenda. 4. Citizen comments. 5. Public Hearing - Consideration of a request for a Conditional Use Permit for Development Stage Planned Unit Development approval for an inline retail center at Union Crossings. Applicant: Ryan Companies US, Inc. 6. Public Hearing - Consideration of a request for a Conditional Use Permit for Development Stage Planned Unit Development approval for a multi-tenant shopping center, Final Plat approval and Conditional Use Permit approval for a drive through lane at Union Crossings. Applicant: Ryan Companies US, Inc. 7. Public Hearing - Consideration of a request for an amendment to the Monticello Zoning Ordinance Section 2-2 (PJ) defining public signs and an amendment to Section 3-9 regulating signs to address off-site, quasi-public signs. Applicant: City of Monticello 8. Public Hearing - Consideration of a request for an amendment to the Monticello Zoning Ordinance Section 3-3 (F) regulating front yard setback averaging. Applicant: City of Monticello (NAC) 9. Consideration of the creation of an Interim Amendment to Section 9-1 the City Code regulating traffic, allowing City to grant permission to the Chamber of Commerce to place a sign within the City right-of-way for a temporary period of time. Applicant: Chamber of Commerce 10. Adjourn . . . MINUTES Monticello Planning Commission Tuesday, Febr,ary 6th, 2007 6:00 PM COMMISIONERS: Rod Dragsten, Lloyd Hilgart, Barry Voigt, William Spartz and Charlotte Gabler. COUNCIL LIASON: Wayne Mayer STAFF: Gary Anderson, Steve Grittman, Kimberly Holien (NAC) 1. Call to Order. Chairman Dragsten opened the meeting at 6:00 pm. All members were in attendance. 2. Minutes of December 5th. 2006 Planning Commission meeting. Chair Dragsten noted a correction to the minutes regarding the letter of credit for Denny Hecker. VOIGT MADE A MOTION TO APPROVE THE MINUTES OF THE DECEMBER PLANNING COMMISSION MEETING. HILGART SECONDED. MOTION CARRIED 5-0. 3. Agenda. Commissioner Voigt added an inventory oflighting to the agenda as item 8. Commissioner Gabler stated that she would like to discuss the outstanding items for the Denny Hecker site, as well as landscaping requirements for new construction. Chair Dragsten added that he would like to discuss the PUD Points System. Consulting Planner Grittman stated that he would like to give an update on the status of the Wright County Comprehensive Plan. 4. Citizens' Comments. There were no Citizens' Comments. 5. Public Hearing. Consideration of a Request for a Simple Subdivision in an 1-2 (Heavv Industrial) District. Applicant: Steve Birkeland. Custom Canopv. Grittman introduced the item to the Planning Commission and described the existing conditions of the site, including locations of existing buildings. Grittrnan described the proposal to subdivide the site into two parcels, both of which meet the performance requirements of the Zoning Ordinance. Grittrnan explained that front yard setbacks would apply to both Fallon Avenue and Dundas Road as the proposed lot is a double frontage lot. Grittman outlined the conditions of approval in Exhibit Z. Staff is recommending approval of the proposed subdivision, subject to these conditions. . . . Commissioner Voigt inquired about the required easements for both parcels. Grittman stated that the requested easements are what the City typically requires for newly created parcels. He clarified that ,easements are required on both sides of all newly created lot lines. ! Chair Dragsten inquired about the possibly of subdividing the parcel again in the future. Grittman verified that Parcel A could be subdivided in the future and still meet the minimum lot area and lot width requirements. Grittman clarified that any future subdivision of the site would need to be done through the platting process, and not as a simple subdivision. Dragsten stated that he does not like the irregular lot shape. Dragsten opened the Public Hearing. The applicant, Steve Birkeland 4013 Highway 25 N Buffalo, MN, was present. Dragsten asked the applicant why he chose the irregular lot design. The applicant stated that he chose the design to allow traffic to circulate through the site by having access off both Dundas Road and Fallon Avenue. Dragsten asked the applicant ifhe was aware of the conditions outlined in Exhibit Z. Birkeland stated that he met with staff prior to the meeting and was made aware of the conditions. He stated that he is willing to comply with all conditions in Exhibit Z. Council Liaison Mayer stated that he is concerned with the proximity of a potential access in the northwest comer of the site to the intersection of Chelsea Road and Fallon A venue. Mayer asked Grittman how far the driveway would need to be setback from the intersection. Grittman stated that he believes the required setback is 60 feet. Mayer stated that he is concerned with this potential driveway location with the future extension of Fallon A venue, as this driveway would be the first thing people would see as they come across the freeway. Grittman stated that the issue of the driveway location has not been studied, but the City could request that WSB, the consulting engineer, look into the situation. COMMISSIONER HILGART MADE A MOTION TO APPROVE THE REQUEST FOR A SIMPLE SUBDIVISION IN AN 1-2, HEAVY INDUSTRIAL DISTIRCT, SUBJECT TO THE CONDITIONS OUTLINED IN EXHIBIT Z. SECOND BY VOIGT. MOTION CARRIED, 5-0 6. Public Hearing. Consideration of a Reauest for Conditional Use Permit for a Comprehensive Sign Plan for a retail strip center in a B-3 (Highwav Business) District. Applicant: Miller Architects and Builders. Grittman introduced the proposed Comprehensive Sign Plan. Grittman presented the proposed wall signage for Building "B" of the Warner! Retail site. The amount of wall signage proposed is consistent with the Zoning Ordinance. Grittman summarized the amount of signage allowed by ordinance. Grittman presented the proposed pylon sign, which is consistent with the City's Zoning Ordinance. Staff is . . . recommending approval of the Conditiqnal Use Permit for the Comprehensive Sign Plan. Commissioner Voigt inquired as to the style of the wall signage. Grittman stated that they appear to be typical backlit, box panel signs. Commissioner Gabler inquired as to the design of the pylon sign and stated that she is concerned about whether or not it will blend in with existing signs along Highway 25. Grittman presented the pylon sign schematic and stated that he is not aware of the proposed materials of the pylon sign. I ! Chair Dragsten inquired as to the status of the lighting plan for the site. He would like to verify that the site has an approved lighting plan as he believes that may have been another outstanding issue for the project. Dragsten questioned the square footage of the signage. He stated that he reviewed the plan and got 495 square feet of signage, as opposed to 467 square feet as noted in the report. Voigt stated that he calculated the signage several times and came up with 467 square feet. Grittman stated that staff would verifY the total area of proposed wall signage. Dragsten opened the Public Hearing. Stuart Bailey of Miller Architects and Builders, 3335 West Germain Street St. Cloud, MN, spoke as the applicant. Mr. Bailey described the design and materials of the proposed pylon sign. He stated that the sign will be supported by tubular steel posts. The face of the sign will contain Lucite panels surrounded by an aluminum frame. Dragsten inquired as to whether or not an electronic reader board would be used. Bailey verified that there would not be a reader board. Bailey described the materials of the proposed wall signs. Building Official Anderson asked the applicant to consider including a message center under the pylon sign to avoid problems with the 40 days allotted for temporary signage. The applicant stated that he would take that into consideration, but the proposed sign maximizes the allowed signage for the site. MOTION BY HILGART TO APPROVE THE REQUEST FOR A CONDITIONAL USE PERMIT FOR A COMPREHENSIVE SIGN PLAN. SECOND BY SPARTZ. Dragsten asked that the square footage be verified and the lighting plan be checked. HILGART AMENDED HIS MOTION TO INCLUDE A PROVISION ASKING STAFF TO VERIFY THE SIGNAGE AREA. MOTION SECONDED BY SPARTZ AS AMENDED. MOTION CARRIED, 5-0. 7. Public Hearing- Consideration of a request for Final Plat approval. Development Stage Planned Unit Development Approval for a multi-tenant shopping center. and Conditional Use Permit approval for a drive through lane in a B-4 (Regional Business) District. Applicant: Rvan Companies. Inc. . Grittman introduced the proposed retail center to the Commission and described the conditions of the site. Grittman outlined the approvals being requested and the history of the project. Grittman pointed out access to the site as illustrated on the site plan. Grittman described the drive through location and how traffic would circulate through the site accordingly. Grittman stated that the proposed amount of stacking space is appropriate to accommodate the drive through coffee shop/restaurant use. Grittman explained that the parking requirement for the site has not been met, but may be accommodated by excess parking in the remainder of the site via Planned Unit Development. Grittman outlined the conditions of approval in Exhibit Z. Staff is recommending approval of the proposed plat, Conditional Use Permit, and Planned Unit Development subject to these conditions. Commissioner Gabler questioned the leasing status of the site. Commissioner Spartz asked about the parking situation for Lots 2 and 3. Grittman stated that parking on those lots will be evaluated upon development. Grittman also noted that the applicant will be submitting another application for the undeveloped portion of the site in the near future. . Spartz inquired about the "no stopping" area and a potential one-way turn in this area. Grittman verified that the one-way circulation is conditioned in the City Engineer's report. Spartz inquired as to whether or not there would be access to the building on the back side, facing Target. Mr. Grittman verified that the back portion of the building would be reserved for service access. Spartz inquired about the separation between the Target parking lot and the drive through lane as he is concerned about snow storage. Grittman stated that the proposed setback appears to be adequate. Voigt inquired about the requested removal of the two parking stalls located within the easement. Grittman stated that although the site is short on parking, removing these stalls would still be preferred. Commissioner Voigt inquired about the lighting plan and the proposed footcandle measurements, as well as the height of the light fixtures. He is concemed about the accuracy of the footcandle readings in the northeast corner ofthe site. Dragsten stated that a condition could be added to request that the applicant speak to their lighting engineer and provide additional information on how the footcandle readings were measured. Commissioner Voigt inquired as to whether or not the applicant would need further approval for a pylon sign. Mr. Grittman verified that they would. . Chair Dragsten verified that any future tenants for the center must be permitted uses in the 8-4 District. Dragsten inquired about the use of the parking in the Target parking lot and the rear building elevation. He stated that he is concerned with the monotony of the fa9ade as it will be visible from the Target site and the parking lot. . Dragsten inquired about the location fOf delivery vehicles and delivery times. Mr. Grittman verified that the service doors for each tenant are in the back of the building and it can be expected that service vehicles will access the site from the rear drive lane. Mr. Grittman explained that the drive through is wide enough for a passing lane in the event of delivery vehicles standing in the drive through lane. Voigt inquired about the location of trash enclosures. Planner Holien verified that the trash receptacles are enclosed and are expected to be accessed from the back of the building. Chair Dragsten stated that he is concerned with the number of conditions outlined in Exhibit Z. Grittman verified that the applicant would be required to satisfy all conditions in Exhibit Z prior to moving on to Final Stage Planned Unit Development approvaL . Chair Dragsten opened the public hearing. Steve Broyer of Ryan Companies, Inc. was present to speak as the applicant. Mr. Broyer clarified Voigt's questions on the lighting plan. Broyer explained the plan for tenant signage upon leasing each space. Broyer stated that the applicant has been asked to prepare an alternate design for the back side of building by Target. He stated that possible modifications to this portion of the building may include black awnings and/or metal glaze to break up the monotony. Broyer stated that deliveries to the site will be self-managed based on tenant usage and trash will not be picked up during peak periods. Broyer stated that monument signage was approved for the site during Phase I of the PUD. He stated that the tenant usage for this monument sign will be determined upon development of the remaining two lots. Mayer clarified that the drive through approved for the Broadway Market site, which is similar in design to that proposed, was only approved by the City Council after much debate. Mayer expressed concern about directional signage for the entrance to the drive through. He stated that he is concerned with the "no stopping" area, as the message may easily be covered by snow. Broyer stated that additional directional signage may be added to the site to ease traffic flow into and around the drive through. He also stated that no issues have been reported with similar drive through designs in other locations. Dragsten inquired about the location of the order board and pick-up window and asked if the applicant has considered blocking the pass through lane in the drive through location. Grittman stated such a design often creates traffic flow concerns as it would result in a dead-end. Grittman expressed concern about low footcandle readings near the drive through order board. Broyer stated that wall pack lighting may be added in this location and an updated lighting plan can be submitted to reflect this change. . . . . Commissioner Hilgart asked whether or not it would be feasible to keep traffic on the right side of the drive aisle in the northeast comer of the site to alleviate traffic flow, and then direct traffic toward the drive through order board after the pass through lane. Hilgart stated that the intended traffic pattern may be communicated by striping the drive aisle. Grittman and Dragsten agreed that this design may be a feasible solution to traffic congestion problems in the pass through location. Dragsten clarified that this would eliminate the need for one-way traffic circulation in this location. Commissioner Spartz asked Hilgart to clarify his proposal. The applicant stated that this modification may be accommodated. Dragsten stated that he is concerned with the design of both the front and rear building elevations, and would like the applicant to come back with revised plans. He stated that he would prefer to err on the side of caution as this is a double fronting lot. Hilgart asked ifit would be possible to duplicate the design of the front of the building on the back side. Chair Dragsten stated that he would like to see the roofline broken up and an alternate design submitted for the back side of the building. He also stated that he would like to see a color elevation of the back side of the building. Hearing no further comment, Dragsten closed the public hearing. Hilgart stated that he would like to see the alternate building design with the more detail to break up the back side of the building. Broyer stated that the applicant would prepare revised plans reflecting the Planning Commission's concerns. MOTION BY DRAGS TEN TO TABLE ALL REQUESTED APPROVALS FOR 30 DAYS TO PROVIDE THE APPLICANT TIME TO SUBMIT NEW SCHEMATICS FOR THE BUILDING DESIGN AND THE DRIVE THROUGH DESIGN. SECONDED BY COMMISSIONER VOIGT, WHO AMENDED THE MOTION TO REQUEST AN UPDATED LIGHTING PLAN. DRAGS TEN AMENDED HIS MOTION TO REFLECT THIS REQUEST. SECOND BY VOIGT. MOTION CARRIED, 5-0. 8. Added Item: Commissioner Voigt expressed concern with lighting situations throughout the City. He stated that he has had conversations with Administrator O'Neill about lighting on City properties. Mr. Voigt stated that he would like to see the lighting ordinance updated as part of a larger ordinance review in the future. Mr. Voigt recommended that the City hire a consultant to measure lighting throughout the City. Dragsten clarified the request to hire a consultant and inquired about the process with Gary Anderson. Mr. Anderson stated that it may be a good idea to look at problem properties prior to hiring a consultant. 9. Added Item: Commissioner Gabler requested a staff update on the outstanding requirements for the Jacob Holdings Interim Use Permit. . . . 10. Added Item: Commissioner Gabler req1ilested an inventory of projects with outstanding landscaping requirements. Grittman verified that staff may prepare a list of recently approved projects for the Planning Commission to review. Gabler stated that she would like to review this information prior to the spring planting season. Dragsten clarified the security mechanism used by the City to ensure landscaping compliance. Gary Anderson verified that the City uses a letter of credit process and properties must be compliant with the landscaping requirements within one growing season. II. Added Item: Dragsten asked that the City continue their work on the PUD Points System to have this project on track prior to the construction season. Grittman stated that staff is also concerned about continuing this process. Mayer stated that he would like both the City Council and Planning Commission to participate in a joint session regarding this issue and asked that the Planning Commission and City Council both be notified of any future meetings on this topic. 12. Added Item: Grittman gave an update on the Wright County Comprehensive Planning process for the Northeast Quadrant. He stated that the far northwest portion of the quadrant is guided for some smaller lot Rural Residential land uses. Grittman stated that participants at the previous meeting expressed that they would prefer to see this land guided as agricultural. He stated that the County is expecting to get a draft of this document out by the end of next month. Dragsten asked about the proposed land uses within the Orderly Annexation Area and the timeline of the process. Grittman stated that the City should have a draft of the Comprehensive Plan to review by the next Planning Commission meeting. 13. Adjournment. COMMISSIONER DRAGSTEN MADE A MOTION TO ADJOURN THE MEETING. SECOND BY HILGART. MOTION CARRIED, 5-0. Respectfully submitted, Kimberly Holien, Recording Secretary . . . Planning Commission Agenda - 03/06/07 5. Consideration of a request for It Conditional Use Permit for Development Staee Planned Unit Development approval for an inline retail center at Union Crossines. Applicant: Rvan Companies US. Inc. (NAC) BACKGROUND Ryan Companies is seeking a Conditional Use Permit for development stage Planned Unit Development for the construction of an inline retail center located at Lot 2 Block 2 of Union Crossings. The applicant is proposing 57,792 square feet of retail space between the Target and Home Depot properties. The underlying zoning is B-4, Regional Business. ANALYSIS The subject site is located at the intersection of 7th Street East and Highland Way, between the Target and Home Depot properties. The site lies within the Union Crossings PUD. The parking lot and landscaping were installed during construction of the adjacent Home Depot property. The site relies on Planned Unit Development for shared parking, shared access. The proposed use includes five commercial tenants extending southeast from the Home Depot building. The westemmost tenant will be attached to the Home Depot building, with the other four other tenants extending east inline. Two tenants have been identified for the retail space, including Office Max and Petsmart. Comprehensive Plan: Monticello's Comprehensive Plan designates this area for commercial use. Zonin:;;:: The subject site is zoned B-4, Regional Business. The purpose of the B-4 regional business district is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. CUPIPUD: A Planned Unit Development allows for flexibility in performance standards with the understanding that the development will be held to higher standards of site and building design than would ordinarily be required. It is the applicant's responsibility to design the development with significant benefits and communicate those benefits to the City for allowing a CUPIPUD. Setbacks. The site is zoned B-4, Regional Business. In this district, there are no minimum setback requirements. Planning Commission Agenda - 03/06/07 . Parking. The parking requirement for retail uses is one space for each 200 square feet of floor area. In determining the parking requirement, 10% of the building is presumed to be reserved for utilities, hallways, bathrooms, and other facilities. As such, the parking requirement is as follows: (57,792 x .9)/200 = 261 parking stalls. The site contains 309 existing parking stalls for the proposed use. The number of parking stalls provided greatly exceeds the minimum requirement for the site. As stated above, the site relies on Planned Unit Development for a shared parking arrangement between tenants. Due to its proximity to the Home Depot site, it is expected that overflow parking from this use will rely on the excess parking stalls of the inline site to accommodate parking needs during peak periods. As such, the proposed parking is appropriate for the site. . Landscaping. For commercial sites, a minimum of one overstory tree per 1,000 square feet of gross building floor area, or one tree per 50 lineal feet of site perimeter, whichever is greater, is required. The site has approximately 2,220 lineal feet of site perimeter, requiring 45 overstory trees. However, with 57,792 square feet of gross floor area, the minimum requirement is greater, at 58 trees. The applicant has submitted a landscape plan, including three Autumn Blaze Maple trees, three Prariefire Crabapple ornamental trees, Gold Flame Spirea and Anthony Waterer Spirea shrubs, Sea Green Juniper coniferous shrubs, and a variety of perennials. The existing parking lot islands were landscaped upon installation, and the northeastern perimeter of the site has also been planted. All unpaved portions of the remainder of the site will contain sod. The existing landscaping consists of 35 deciduous overstory trees, 20 evergreen trees, and a variety of shrubs and perennials. When the existing landscaping is taken into account, as well as the three overstory trees proposed, the site would contain a total of 58 overstory trees. Thus, the minimum requirement is satisfied. . 2 Planning Commission Agenda - 03/06/07 . Lighting. A lighting plan has been submitted for the site, indicating full cutofflighting throughout the parking lot. No information has been provided as to the style of fixtures, as they have already been installed as part of the parking lot construction. The parking lot lighting consists of shoebox style fixtures on 38 foot steel poles, consistent with the rest of the PUD. Wall pack lighting is proposed on the back side of the building. No information has been provided as to the style of these wall packs. However, staff recommends that the applicant use full cutoff lighting in this location to reduce glare. Footcandle readings around the perimeter of the site are relatively high, with several readings over one footcandle on the Highland Way right-of- way. However, this may also be attributed to light spilling over from the adjacent Target parking lot. A number of trees are planted adjacent to the right-of-way to assist in reducing glare and screening headlights. As such, the proposed lighting may be appropriate. . Signage. In the case of a building where there are two or more uses and which, by generally understood and accepted definitions, is considered to be a shopping center or shopping mall, a conditional use permit may be granted to the entire building in accordance to an overall site plan indicating their size, location, and height of all signs presented to the Planning Commission. A maximum of 5% of the gross area of the front silhouette shall apply to the principal building where the aggregate allowable sign area is equitably distributed among the several businesses. For purposes of determining the gross area of the silhouette of the principal building, the silhouette shall be defined as that area within the outline drawing of the principal building as viewed from the front lot line or from the related public street(s). The total fa~ade, including the front of the building and the portion visible from Highland Way, has a silhouette area of approximately 11,740 square feet. Therefore, the total allowable area for wall signage is 587 square feet. The building elevations show the approximate sign area for each tenant. The applicant is proposing a maximum of 505 square feet of signage on the front fa~ade, divided up amongst five tenants. The elevations also show an 82 square foot sign on the east elevation, facing Highland Way. As proposed, the total signage for the site is 587 square feet, within the parameters of the ordinance. . 3 Planning Commission Agenda - 03/06/07 . Access and Circulation. The primary access to the site extends west from Highland way, just south of the retail center. This driveway is proposed to be 30 feet in width. The access lines up with the access to the Target property on the east side of Highland Way. The site may also be accessed from the south, via a driveway into the Home Depot site off 7th Street. Cross access to the Home Depot site will be accommodated by existing drive aisles, connecting the parking lots. All internal drive lanes are proposed at a minimum width of24 feet, wide enough to accommodate two-way traffic. Pedestrian access will be accommodated by a concrete sidewalk running along the front of the building, and extending west to the Home Depot site. The proposed sidewalk will connect to the existing sidewalk on the Home Depot property. The width of the sidewalk in front of the building is proposed at a minimum of20 feet, and up to 75 feet on the southeast end. The pavement on the southeast end will be broken up by two landscaped islands. . Building Design. The applicant has submitted color elevations for all three sides of the building. The building is proposed to consist of synthetic stucco with rockface masonry accents in varying earth tone shades. The front and east elevations will broken up with dark fabric awnings, gray tinted glass, and anodized metal cornices above each doorway. The rear elevation is of a similar design, with fewer aesthetic details. The back side of the building will be broken up by stepping forward portions ofthe fayade and using multiple earth tone shades. Service access for the building will be located on the back side. Grading and Drainage. Regarding grading and drainage for the site, the City Engineer has provided the following comments: I. The applicant shall be required to show all drainage and utility easements. Additional comments from the City Engineer may be presented at the Planning Commission meeting. Utilities. Regarding the utility plan submitted, the City Engineer has provided the following comments: 1. The applicant shall be required to show all drainage and utility easements. . 4 Planning Commission Agenda - 03/06/07 . Additional comments from the City Engineer and Public Works Superintendent may be presented at the Planning Commission meeting. The City Engineer has also provided the following comments: Site Plan: 1, The pavement removal limits should be clearly defined on the plans. AL TER1'lA TIVE ACTIONS. Regarding the request for a Conditional Use Permit for Development Stage Planned Unit Development approval and Final Plat approval for a strip center with retail and commercial uses, the City has the following options: . 1. Motion to approve the Development Stage Planned Unit Development and Final Plat approval, based on a finding that the proposed use is consistent with the intent of the existing PUD and the 8-4 District, subject to the conditions outlined in Exhibit Z. 2. Motion to deny the Conditional Use Permit for Development Stage Planned Unit Development approval and the Final Plat, based on a finding that the proposed use is not consistent with the intent of the existing rUD and the 8-4 District, and the use may not be supported by the site. RECOMMENDATION Ryan Companies is requesting a Conditional Use Permit for Development Stage Planned Unit Development to allow for commercial strip center containing a variety of retail uses, connected to the Home Depot building. The site is part ofthe existing Union Crossings Planned Unit Development, which contains a mix of retail uses. The request is generally consistent with the recommendations made by staff during Concept Stage Review. The proposed use appears to be consistent with the intent of the 8-4 District and the existing PUD. Staff recommends approval of the CUP for Planned Unit Development and the Final Plat, subject to the conditions outlined in Exhibit Z. . 5 . I Planning Commission Agenda - 03/06/07 SUPPORTING DATA Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit I: Exhibit z: Site Plan Grading/Erosion Control Plan SWPP Plan Utility Plan Civil Details Landscape Plan Landscape Details Photometric Plan Building Elevations Conditions of Approval EXHffiIT Z Conditions of Approval 1. All wall pack lighting shall be full cutoff lighting to reduce glare. . 2. 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COQ)""C""O....... ::2: ::2: ~ ~ Q) --c:.c:.c"E ~ CD 0 0'- _Q> r- r- r- I-- z o ~ :::> w --' w w Cl U) "'E"E"E_Q) cococac:"'C c: C c: C'Di CCi ~~~~~ .!:!! en en r- u... ...c: :.c E .~ en I-I-I-F~ g g gEE E E.~ E E 'x .x x ._ __ co co CO >< >< ::2:::2:::2:"'''' u...u...u...::2:::2: U)U)U)u...u... C"")......ooU)U) ci:!~~g~ alxxxxx ..-=eeeee 58:8:8:8:2: 8~~~~~ I Q) Q) Q) Q) CD cnO>C)C)C>C> .~ ~ ~ ~ ~ ~ CO>C>OlC)O> ~i:Iii:lii:lii:lii:li . . . Planning Commission Agenda - 03/06/07 6. Consideration of a reauest for a Conditional Use Permit for Development Staee Planned Unit Development approval for a multi-tenant shoppine center. Final Plat approval and Conditional Use Permit approval for a drive throul!h lane at Union Crossines. Applicant: Rvan Companies US. Inc(NAC) The Planning Commission heard this item at their February 6, 2006 meeting and recommended tabling the item. The item was table to allow the applicant to submit an alternate drive through design, revised building elevations, and a revised lighting plan. Revised plans were submitted, addressing these issues and conditions required by the City Engineer. BACKGROUND Ryan Companies is seeking a Conditional Use Permit for development stage Planned Unit Development for the construction of a shopping center, Final Plat approval and a Conditional Use Permit for a drive through lane, located at Lot 1 Block 1 of Union Crossings Second Addition. The applicant is proposing a 15,600 square foot commercial shopping center with multiple tenants to be located in the northeast portion of the site. The underlying zoning is B-4, Regional Business. ANALYSIS The subject site is located at the intersection of CSAH 18 and East 7th Street. The existing Planned Unit Development contains Home Depot and Target, with two additional pad sites in the southwest comer. The subject site is located southeast of the Target building. A concept review was performed for the site in 2004. The site relied on PUD for shared parking, shared access, and setback flexibility. Comorehensive Plan: Monticello's Comprehensive Plan designates this area for commercial use. Zoninl!: The subject site is zoned B-4, Regional Business. The purpose of the B-4 regional business district is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. CUP/PUD: A Planned Unit Development allows for flexibility in performance standards with the understanding that the development will be held to higher standards of site and building design than would ordinarily be required. It is the applicant's responsibility to design the development with significant benefits and communicate those benefits to the City for allowing a CUP/PUD. 1 I Planning Commission Agenda - 03/06/07 . Parking. The proposed building is 15,600 square feet in area. The proposed uses for the structure have not been provided. A drive through window is proposed for the south unit of the building. The drive through indicates that this unit will be reserved for a restaurant or coffee shop use. This unit is shown at 1,800 square feet. The total kitchen and dining areas for this tenant have not been provided. Staffhas therefore estimated the area of the kitchen at 1/3 of the unit, or 600 square feet. Tenants for the remainder of the site are assumed to be various retail services. In determining the parking requirement, 10% of the building is presumed to be reserved for utilities, hallways, bathrooms, and other facilities. As such, the estimated parking requirement is as follows: Tenant Restaurant/Coffee Shop Retail Total Required Area 1,200 sf 600 sf 13,800 sf (90%) 1,080 sf 540 sf 12,420 sf Requirement 1 space/40 sf of dining area 1 soace/80 sf of kitchen area 1 soace/200 sf of floor area Stalls 27 7 62 96 . The site plan illustrates 83 parking stalls, including four handicapped stalls. The number provided is 13 stalls short of the minimum requirement. Per the City Engineer's recommendation, the applicant has removed two parking stalls that were located within the drainage and utility easement. The entire Planned Unit Development contains over 2,100 parking stalls, 300 of which are located near the retail site and the two future building pads to the south. Any overflow parking from the retail site may be accommodated by the parking provided by surrounding uses. As such, the proposed parking arrangement is sufficient. However, it should be noted that any additional restaurant uses within the retail center would require further evaluation of the parking situation, as the parking requirement for restaurant uses is much higher than that for retail uses. Drive Through. The applicant is proposing a "low-volume" drive through circulating around the site. The order board is located in the northwest comer of the building. Traffic will then circulate around to the west side of the building and head south. The pick-up window is located on the opposite end ofthe building, in the southwest comer. Drive through establishments are allowed in the B-4 District by Conditional Use Permit. The Zoning Ordinance contains the following provisions for such uses: . . The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance oflot. 2 Planning Commission Agenda - 03/06/07 . . At the boundaries of a residential district a strip of not less than five 5 feet shall be landscaped and screened in compliance with Chapter 3 Section 2 G of this ordinance. . Each light standard island and all islands in the parking lot landscaped or covered. . Parking areas shall be screened from view of abutting residential districts in compliance with Chapter 3 Section 2 G of this ordinance. . Parking areas and driveways shall be curbed with continuous curb not less than six 6 inches high above the parking lot or driveway grade. . Vehicular access points shall be limited shall create a minimum of conflict with through traffic movements shall comply with Chapter 3 Section 5 of this ordinance and shall be subject to the approval of the City Engineer. . All lighting shall be hooded and so directed that the light source is not visible from the public right of way or from an abutting residence and shall be in compliance with Chapter 3 Section 2 H ofthis ordinance. . The entire area shall have a drainage system which is subject to the approval of the City Engineer. . The entire area other than that occupied by buildings or structure or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. . All signing and informational or visual communication devices shall be in compliance with Chapter 3 Section 9 of this ordinance. . The drive through has been redesigned to remove the pass through lane, as requested by the Planning Commission. As proposed, the design provides a 12 foot wide drive lane with approximately 160 feet of stacking space behind the window. With the driveway length provided, the drive through would provide stacking space for at least eight vehicles behind the order board. The drive through contains an adjacent passing lane approximatelyl5 feet in width. The width ofthe drive lane extends to 20.25 feet on the west side of the building as traffic circulates around to the pick-up window. A low volume drive through would typically accommodate a business such as a coffee shop. The existing Caribou Coffee drive through has an average of five to six cars in the drive lane at one time, with more during peak periods. Therefore, the proposed stacking space is appropriate. . The City Engineer has noted that the curbing on the west side of the one-way drive through lane appears to be located within the 6-foot drainage and utility easement. The applicant has verified that this back of the curb does encroach approximately eight inches into the easement. Upon review, the City Engineer has noted that the proposed curb location may be allowed. However, any disruption of private structures due to work within the drainage and utility easement would be at the expense of the property owner. 3 Planning Commission Agenda - 03/06/07 . Landscaping. For commercial sites, a minimum of one overstory tree per 1,000 square feet of gross building floor area, or one tree per 50 lineal feet of site perimeter, whichever is greater, is required. The site has approximately 1,234 lineal feet of site perimeter, requiring 25 overstory trees, as opposed to the 17 that would be required under the floor area calculation. The landscape plan exceeds the minimum requirement for the site, providing 36 overstory trees to be planted, including nine Patmore Ash, seven Autumn Blaze Maple, eleven Black Hills Spruce, and nine Austrian Pine. An additional 12 Prairiefire Crabapple ornamental trees and a variety of shrubs and perennials are also proposed for the site. The majority of the plantings are around the perimeter of the site to screen from CSAH 18 and the railroad. Sod is proposed on the south side of the building with a variety of perennials proposed near the foundation. All parking lot islands will also be landscaped. Lighting. A lighting plan has been submitted for the site, indicating full cutoff lighting throughout the parking lot with shoebox style fixtures on 38 foot steel poles. Readings around the perimeter of the site are all under 1 footcandle, with no light spilling over onto adjacent rights-of-way. . Signage. A 400 square foot pylon sign for the entire Union Crossings development is currently located on Outlot D. The City's sign ordinance permits the large pylon sign, with the requirement that other signs in the project are limited to wall or monument signs. Three monument signs were also approved during the first stage of developments. Tenants of these signs have yet to be determined. As such, only wall signage has been proposed for the site. In the case of a building where there are two or more uses and which, by generally understood and accepted definitions, is considered to be a shopping center or shopping mall, a conditional use permit may be granted to the entire building in accordance to an overall site plan indicating their size, location, and height of all signs presented to the Planning Commission. A maximum of 5% of the gross area of the front silhouette shall apply to the principal building where the aggregate allowable sign area is equitably distributed among the several businesses. For purposes of determining the gross area of the silhouette of the principal building, the silhouette shall be defined as that area within the outline drawing of the principal building as viewed from the front lot line or from the related public street(s). . The front fal(ade is ap~roximately 5,200 square feet in area. The building will also be visible from 7' Street, with a silhouette area of 1,220 square feet. The total silhouette area for the site is 6,420 square feet. Therefore, the total allowable area for wall signage is 321 feet. Under the provisions of the Ordinance, the site would also be allowed a monument sign up to 100 square feet. However, no such sign is proposed. 4 Planning Commission Agenda - 03/06/07 . Each unit contains a wall sign 39 feet in area on the front fayade, for a total of 390 square feet of signage. The total area of proposed signage exceeds that maximum allowed by ordinance. However, another 100 square feet of signage would be allowed on a monument sign. The 71 square feet of excess signage may therefore be accommodated by the PUD. All plans have also been reviewed regarding directional signage. Staff is concerned with directional signage for the drive through entrance. As presented, vehicles may enter the drive through lane from the center pass-through. Additional directional signage may be necessary to direct patrons to the appropriate drive through entrance in the northeast comer of the site. One such sign is located on the east side of the site, just north of the row of parking stalls and one on the south edge of the site. Staff recommends an additional directional sign on the east side of the island in the northeast comer of the site. The City Engineer has also reviewed the plans and made the following recommendations: . 1. Add "Do Not Enter" sign (#5) at north end of driveway between lots 2 and 3. 2. Add "Stop" sign (#1) at south end of double-row of parking stalls east of building. 3. Add two "One Way" pavement markings with arrows adjacent to drive- thru bypass lane. Place one in northeast comer where one-way begins and other next to "drive-thru" marking on north side oflot 1. Access and Circulation. Access to the site is provided at two points. One point includes the construction of an access road from 7th Street. This road will pass through the two future development sites to the south, and end at the retail center site. This road is proposed to be 20 feet in width and will be a one-way, with all traffic circulating from south to north. A second access point is proposed off the existing driveway between the retail center site and the Target and Home Depot properties. The access extends to the east from this driveway and is proposed to be 30 feet wide, wide enough for two- way traffic and an additional turn lane at the intersection. All internal drive lanes are proposed at 27 feet in width, wide enough to accommodate two-way traffic. A one-way passing lane is located on the north side of the drive through stacking lane. This lane is 12 feet wide in the narrowest location. The drive through line is properly striped to delineate a passing lane, and directional signage has been provided, indicating that both lanes are intended for one-way traffic. . 5 Planning Commission Agenda - 03/06/07 . Pedestrian access will be accommodated by a concrete sidewalk running along the front of the building, and extending north to the Target site. The width of the sidewalk in front of the building is proposed at II feet. The applicant has provided a crosswalk at the sidewalk separation extending west to the Target site. A second crosswalk is shown, connecting the sidewalk to the future development pads to the south. The width of the sidewalk on the south side of the site is proposed at five feet. An existing City pathway also runs along the east edge of the property, adjacent to CSAH 18. A trail easement 21 feet in width has been provided in this location, in accordance with the development agreement dated July 5, 2005. Building Design. The applicant has submitted revised color elevations for all four sides of the building at the direction of the Planning Commission. The building is proposed to be constructed mainly of rockface masonry with stucco accents and a significant amount of glass coverage on the front elevation. The front of each unit will primarily consist of gray tinted glass. Some units will also contain a black fabric awning over the front entrance. Vertical striping within synthetic stucco pillars adds additional visual interest to the fa9ade. The right and left side elevations are similar to the front, including black awnings and glass coverage. . The back side ofthe building, facing Target, will primarily consist of rockface masonry. The long fa9ade will be broken up by adding vertical details in lighter tones and installing black fabric awnings in the center of the building, as well as on each end unit. Service access will be on the back side of the building. All service doors are colored to coordinate with the remainder of the building. The color elevations provided illustrate warm earth tones with gray tinted glass and black awnings throughout the entire building. White striping will be utilized to accent the earth tones. The proposed colors appear to blend well with the existing buildings on the Union Crossings site. Grading and Drainage. Regarding grading and drainage for the site, the City Engineer has provided the following comments: I. Show all existing private and public utilities 2. The City prefers 2% slopes for cross drainage in the parking areas. 3. Show the existing topo on the north part of the site up through the railroad tracks. 4. Show drainage and utility easements. 5. A SWPPP should be provided with the final construction submittal. . 6 . I Planning Commission Agenda - 03/06/07 Utilities. Regarding the utility plan subbitted, the City Engineer has provided the following comments: 1. The existing watermain stub is an 8-inch, not 6-inch as noted. 2. Hydrants will need to be adjusted per City detail plate # 2001. 3. The 6-inch sanitary sewer service should have a minimum 1 % slope. 4. Sanitary sewer sampling manholes are required for each building therefore add another MH downstream of sanitary MH-2 within the easement or move sanitary MH-2 into the easement. 5. Revise the note where connecting to the existing sanitary sewer to use the existing slope to the next manhole instead of adjusting the slope in the field. Minimal deflection is allowed in the pipe. 6. It may be beneficial to align the storm sewer to the south within the driveway to avoid conflicts with a future building location. 7. Show drainage and utility easements. 8. All catch basins should have a minimum 4' build to prevent invert freezinglblockage. 9. Construct outside drops with sanitary MH-1. 10. Additional hydrant(s) may be required. City Fire Chief to review. Additional engineering comments include the following: . Civil Details: 1. Include City detail plate #3002 for the outside drop. Plat: 2. The final plat should be revised (see attached easement sketch) to include an additional 10 foot drainage and utility easement along the sanitary sewer mainline. 3. Drainage and Utility Easement is missing between lots 2 and 3. Site Plan: 4. Replace the note for existing sidewalk to state "pathway". 5. The mapping in the location map needs updating. 6. Callout the offset for the curb within the drive-thru bypass lane on the west side oflot 1. 7. Update City Standard Plates. 8. Add City Standard Plate No. 2001, Typical Hydrant Installation. 9. Add City Standard Plate No. 5015, Gravel Construction Entrance. 10. Revise "?" to degree symbol in 45? in "ADA Parking Stall Layout". 11. Handicap parking signs must be mounted at a lower height to be compliant with ADA rules. Revise both sign details accordingly. . 7 Planning Commission Agenda - 03/06/07 . AL TERNA TIVE ACTIONS. Decision 1. Regarding the request for a Conditional Use Permit for Development Stage Planned Unit Development approval and Final Plat approval for a strip center with retail and commercial, and restaurant uses, the City has the following options: I. Motion to approve the Development Stage Planned Unit Development and Final Plat approval, based 01'\ a finding that the proposed use is consistent with the intent of~he existing PUD and the B-4 District, subject to the conditions outl~ned in Exhibit Z. 2. Motion to deny the Conditional Use Permit for Development Stage Planned Unit Development approval and the Final Plat, based on a finding that the proposed use is not consistent with the intent ofthe existing PUD and the B-4 District, and the use may not be supported by the site. Decision 2. Regarding the request for a Conditional Use Permit for a drive through facility, the City has the following options: . I. Motion to approve the Conditional Use Permit for a drive through facility, based on a finding that the proposed use is consistent with the intent of the PUD and the use satisfies the conditions of approval. 2. Motion to deny the Conditional Use Permit for a drive through facility, based on a finding that the conditions for approval have not been met. RECOMMENDATION Ryan Companies is requesting a Conditional Use Permit for Development Stage Planned Unit Development to allow for commercial strip center containing a variety of retail and commercial uses, as well as a restaurant use with a drive through. The site is part of the existing Union Crossings Planned Unit Development, which contains a mix of retail uses. The request is generally consistent with the recommendations made by staff during Concept Stage Review. The proposed use appears to be consistent with the intent of the B-4 District and the existing PUD. The engineer has highlighted some concerns relating to grading and utilities, as well as the Final Plat. Regarding Decision I, staff recommends approval of the CUP for Planned Unit Development and the Final Plat, subject to the conditions outlined in Exhibit Z. . 8 . Planning Commission Agenda - 03/06/07 Regarding Decision 2, staff recommends approval of the CUP for a drive through facility. The site has adequate room for stacking space, a wide drive aisle and passing lane, and meets all conditions fr approval. SUPPORTING DATA Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit I: Exhibit J: Exhibit K: Exhibit L: Exhibit M: Exhibit Z: . Site Plan Grading/Erosion Control Plan SWPP Plan Utility Plan Civil Details Landscape Plan Landscape Details Photometric Plan Final Plat Architectural Details Easement Sketch, Outlot B, Union Crossings Plan Review Comments from WSB, dated 1/23/07 Plan Review Comments from Bruce Westby, dated 1/24/07 Conditions of Approval EXHIBIT Z Conditions of Approval I. 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Consideration of a request for an amendment to the Monticello Zoninl!: Ordinance Section 2-2 [PJl defininl!: public sil!:ns and an amendment to Section 3-9 rel!:ulatinl!: sil!:US to address off-site. Quasi-public sil!:Us. Applicant: City of Monticello (NAC) BACKGROUND The City of Monticello has applied for an amendment to the Zoning Ordinance to broaden the definition of "public signs", as defined in Section 2-2 [PJ]. The request would broaden the subject definition to allow off-premise signs for quasi-public uses. The City is responding to a request made by the American Legion for an off-premise directional sign. The American Legion building, located at 304 Elm Street, is not visible from any major thoroughfares in the City of Monticello. This organization is therefore requesting a directional sign to direct visitors to their somewhat obscure location. The exact design and location of the requested directional sign have not been identified at this time. ANALYSIS The Zoning Ordinance currently allows such signs as Public Signs within the A-a, R- 1, R-2, R-3, R-4, and PZR districts. The definition of "Public Sign" currently reads, Signs of a public, non-commercial nature, to include safety signs, danger signs, trespassing signs, traffic signs, signs indicating scenic or historical points of interest, memorial plaques, and the like, when signs are erected by or on order of a public officer or employee in the performance of official duty. In order to accommodate the American Legion's request, the definition of "Public Sign" would need to be modified to include signs indicating locations of buildings for civic interest groups. The American Legion is a non-profit organization, as established in Section SOI(c) (3) of the Internal Revenue Code. However, the organization does perform functions similar to that of a commercial business. The Monticello American Legion contains a bar which operates as a commercial entity. The organization also conducts charitable gambling through the sale of pull-tabs. While the American Legion is a civic interest group, the proposed sign may not fit the definition, which restricts public signs to uses of a "non- commercial" nature. Any modification to the "non-commercial" clause of the definition would change the nature of the definition in its entirety. Therefore, broadening the definition to include civic interest groups may still exclude the American Legion from this definition. . Planning Commission Agenda- 03/06/07 Size. As the code currently reads, size limitations for public signs follow the same parameters established for pylon signs. As such, signs up to 175 square feet may be erected, if the speed limit allows. Some larger public signs do exist in the City and therefore, the existing language may be appropriate. However, staff recommends that more restrictive size regulations be established for public signs for non-governmental organizations, if the City chooses to broaden the definition. For non-governmental organizations, such as the American Legion, limiting the face area of direction signs to 18"x24" may be more suitable. The proposed size is modeled after a similar sign ordinance amendment considered by the Planning Commission on October 6, 1980. Such signs would also be consistent with the common recreational use or "point of interest" signs found on public roads. Staff also recommends that each non-governmental organization be limited to one off-premise sign, green in color with white lettering. A sample ordinance to accommodate this change may be found attached as Exhibit B. This amendment only needs to be considered if the City chooses to broaden the definition of "Public Sign." . Zoning Districts. Regardless of whether or not the definition is expanded, staff believes some minor modifications to the regulations regarding public signs are necessary. As the code currently reads, public signs are only permitted in the A-O, R-l, R-2, R-3, R-4, and PZR districts. Staff recommends that this provision be removed from the "district regulations" portion of the Ordinance to allow public signs in all zoning districts instead. A corresponding amendment has been prepared and may be found attached as Exhibit C. Code Search. As a measure of comparison, staff performed a code search of area cities for examples of ordinance language relating public signs. The City of Big Lake defines public signs as, "any public notice or warning required by a valid and applicable federal, state, or local law, regulation, or ordinance; signs of a non-commercial nature and in the public interest, erected by, or on the order of a public officer in the performance of public duty such as directional signs, regulatory signs, warning signs, public signs for parks, public buildings and informational signs. . The City of Otsego allows public signs as, "any signs in the public interest, erected by, or on the order of, public officers in the performance of their public duty, such as directional signs, regulatory signs, warning signs, and informational signs and all warning signs posted by public utilities whether or not such signs are in the public rights-of-way." 2 . Planning Commission Agenda- 03/06/07 Results from these and other cities demonstrate that most area cities do not contain a specific provision in their zoning ordinances to allow any non-governmental organizations to erect public signs. These signs are typically allowed strictly for public uses and buildings and in situations where such signs are necessary for a public notice or other public purpose. Broadening the parameters of the ordinance may solicit similar requests from other civic organizations, including, but not limited to, the VFW, the Monticello Jaycees, the Monticello Masonic Lodge and the Monticello Lions Club. All are similar civic interest groups which may qualify for an off-premise sign under the proposed amendment. CONCLUSION . In regard to the proposed Ordinance Amendment, the City should carefully consider whether or not the nature of the proposed use is generally consistent with the intent of the existing definition. In other words, the City should consider whether or not the American Legion fits the description of being non-commercial in nature. The City should also consider the potential increase in requests for off-site directional signs that may result from this amendment. ALTERNATIVE ACTIONS A. Regarding the request for an amendment to Section 2-2 [PJ], attached as Exhibit A, and the corresponding amendment to Section 3-9 [E]I(b), attached as Exhibit B, the City has the following options: 1. Approve the amendment to permit off-site directional signs for civic organization as proposed, based on a finding that the amendment is consistent with the intent of the regulations of the Zoning Ordinance relating to signage. 2. Deny the proposed amendment to permit off-site directional signs, based on a finding that the requested amendment is not consistent with the intent of the Zoning Ordinance. 3. Motion to table the request for further study. . 3 . Planning Commission Agenda- 03/06/07 B. In addition to the proposed amendment to broaden the definition of "public signs", staff has prepared an amendment that would permit such signs in all zoning districts. Regarding this amendment, attached as Exhibit C, the City has the following options: I. Approve the amendment to Section 3-9 of the zoning ordinance to allow public signs in all zoning districts. 2. Deny the request for an amendment to Section 3-9 of the zoning ordinance. RECOMMENDATION . Regarding the request to broaden the definition of "Public Sign", the City should consider the nature of the use of the American Legion, and whether it fits the description of being non-commercial in nature. If the City believes the proposed amendment is appropriate, staff recommends that any off-premise directional sign for a non-governmental use should be limited to a face area not to exceed 18"x 24". Staff also recommends that each non-governmental organization be limited to one off-premise directional sign each. Regardless of whether or the City chooses to broaden the subject defmition, staff recommends approval of the amendment proposed in Option B above. As the ordinance currently reads, public signs are only allowed in agricultural and residential districts. A number of non-conforming situations may exist with public signs located in business districts or other districts within the City. Staff recommends that public signs be added to the list of permitted signs under Section 3-9 [B] 1, which would allow them to be erected in all zoning districts. . 4 . Planning Commission Agenda- 03/06/07 EXHIBIT A: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING SECTION 2 OF CHAPTER 2 RELATING TO THE DEFINITION OF PUBLIC SIGNS THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA ORDAINS: SECTION 1. Section 2-2 [PJ] relating to the defmition of public signs is hereby amended to read as follows: . [PJ] PUBLIC SIGN: Signs of a public, non-commercial nature, to include safety signs, danger signs, trespassing signs, traffic signs, signs indicating scenic or historical points of interest, memorial plaques, and the like, and signs for civic interest grOUPS as designated bv the City Council when signs are erected by or on order of a public officer or employee in the performance of official duty. EXHIBIT B: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING SECTION 9 OF CHAPTER 3 RELATING TO PERMITTED SIGNS AND AN ORDINANCE AMENDING SECTION 9 OF CHAPTER 3 RELATING TO DISTRICT REGULATIONS FOR SIGNAGE THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA ORDAINS: SECTION 1. Section 3-9 [E]l(b) relating to the permitted signs is hereby amended to read as follows: . (B) PuI3lie signs, indudillg pUBlie sigas that aiSfllay information eleetronically, proviaed that the gmss slfUare footage of sign area dees net ell6eed sign height ana size rellUir-emeats identified in Seetien 3 9[E]4e ofilie MoHtieelle ZoRing Ordinanee. 5 . . . Planning Commission Agenda- 03/06/07 SECTION 2. Section 3-9 [B] I is hereby amended to read as follows: (i) Public Signs (as defined in Section 2-2 rpm. Such signs shall be subiect to the following reauirements: I. Anv public sign for a non-governmental organization shall have a face area no larger than 18" x 24". 2. All non-governmental organizations shall be limited to one sign each. 3. Anv public sign for a non-governmental organization shall be green in color with white lettering onlv. EXHIBIT C: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING SECTION 9 OF CHAPTER 3 RELATING TO PERMITTED SIGNS AND AN ORDINANCE AMENDING SECTION 9 OF CHAPTER 3 RELATING TO DISTRICT REGULATIONS FOR SIGNAGE THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA ORDAINS: SECTION 1. Section 3-9 [E]I(b) relating to the permitted signs is hereby amended to read as follows: (b) Puillic signs, illduding fl\olBlic signs that disfllay informatien electronically, provided that the gross square footage of sign area dees !lot ellceed sign heigHt and size reEl\oliremellts ide!ltified ill Sectien 3 9[E] 1c cftRo Mollticollo Zoning Ordinance. SECTION 2. Section 3-9 [B] I is hereby amended to read as follows: (j) Public Signs (as defined in Section 2-2 rpm. 6 . Planning Commission Agenda- 03/06/07 THIS AMENDMENT SHALL BE IN FULL FORCE AND EFFECTIVE IMMEDIATELY FOLLOWING ITS PASSAGE AND PUBLICATION Approved by the Monticello City Council the 26th day of March, 2007. CITY OF MONTICELLO By: Mayor Clint Herbst ATTEST By: Jeff O'Neill, City Administrator . . 7 . . . Planning Commission Agenda - 03/06/07 8. Consideration of a request for an amendment to the Monticello Zonine Ordinance Section 3-3 IF! relWlatine front vard setback averaeine. Applicant: City of Monticello (NAC). The Planning Commission considered this item at their December 5, 2006 meeting, and recommended approval of Alternative 2, amending Section 3-3 IF) of the Zoning Ordinance only. The recommended amendment would delete the averaging clause for front yard setbacks in all residential districts. The Commission expressed concern that the creation of an overlay district would affect few properties, and may not be necessary. The Commission determined that deleting the averaging clause would be an effective control for maintaining uniformity. The City Council considered this item at their January 22, 2007 meeting and recommended tabling the item. The Council was concerned that the residents affected by this amendment may not have been aware of the implications of the proposed amendment, or whether an overlay district would be a desired substitute. The Council tabled this item to call for a second public hearing at the Planning Commission level, focusing on the overlay district. The City has recently reviewed a request from a property owner on River Street to move a single family home off a lot and rebuild, with the new home located closer to the front yard setback line than the original building footprint. Upon reviewing the request, it was determined that the proposed location would not be permitted, due to a clause in the ordinance establishing an averaging requirement for front yard setbacks. The minimum front yard setback requirement in the R-I District is current established at 30 feet. The subject proposal meets this requirement. However, the Zoning Ordinance contains additional restrictions for front yard setbacks, establishing a maximum setback requirement, as well as a minimum. Section 3-3 of the Zoning Ordinance pertains to yard requirements, including all requirements for front yard setbacks. Section 3-3 (F) specifically contains a provision for front yard setbacks in residential districts with adjacent structures. This section states, "In residential districts where the adjacent structures exceed the minimum setbacks established in subsection [C} above. the minimum setback shall be thirty (30) feet plus two-thirds (2/3) of the difference between thirty (30) feet and the setback or average setback of adjacent structures within the same block. " 1 . Planning Commission Agenda - 03/06/07 The existing ordinance presents a number of application issues. As the ordinance reads, the maximum setback allowed for each lot is contingent upon the setbacks of the adjacent structures on the block. In that manner, each time a home is altered in any way that results in a new setback, the average setback for the block changes. Essentially, the actions of one homeowner dictate the building envelope of the adjacent property owners. As such, the ordinance is highly difficult to enforce. This Section was initially adopted to encourage uniform site lines along all city blocks. However, staff believes a more effective control for maintaining uniformity may be established. The ability to maintain setback uniformity is particularly a concern along River Street, due to the nature of the properties and the unique natural features of the area. The majority of homes along River Street greatly exceed the required minimum setback, in an effort to place homes close to the riverfront. As such, any home proposing to simply meet the minimum requirement may result in extreme staggering of homes along the street. The averaging technique may have maintained some uniformity in this regard, but as explained above, is highly difficult to enforce. . Amendments. To address the issue of uniformity, staffhas prepared an ordinance amendment containing two sections. The first section would simply delete any reference to the current averaging technique, and delete any maximum setback limitations. Removing this provision in the ordinance would apply a uniform setback to all properties, regardless of the setback of the adjacent structures. The second section of this amendment establishes an overlay district for properties on River Street, identified as the "RS" River Street District. This overlay district would be applied to and superimposed on all properties located on River Street, identified as such by a corresponding street address. The amendment would establish a more significant front yard setback for all properties along River Street, and would provide the opportunity to maintain uniform site lines along both sides of the road, while applying the same setback for all properties. The regulations and requirements imposed by the "RS," River Street, district shall be in addition to those established for the district which jointly applies. The proposed amendment is found below, and may be modified at the direction ofthe Planning Commission and/or City Council. . 2 . Planning Commission Agenda - 03/06/07 ALTERNATIVE ACTIONS Regarding the proposed amendment to Section 3-3 [F] of the Zoning Ordinance regulating front yard setback averaging, the City has the following options: 1. Motion to recommend approval of the amendment to Section 3-3 [F] and the creation of the "RS" River Street District, as prepared below. 2. Motion to recommend approval of the amendment to Section 3-3 [F] only. 3. Motion to deny the ordinance amendment and creation of the "RS" River Street Overlay District as proposed. RECOMMENDATION . As stated above, the current averaging technique applied to front yard setbacks is outdated and difficult to enforce. An amendment must be made to the ordinance to apply a uniform setback to all properties, regardless of the location of adjacent structures. The proposed amendment was drafted due to inquiry for a property on River Street. Properties along this street are unique, and have in the past been subject to a setback averaging regulation. If the setback averaging is still desired, staff would recommend the use of an overlay district, rather than the problematic language in the ordinance. As such, a sample ordinance creating an overlay district has been drafted. However, an overlay district would only affect a small area of the City. In addition, the setback averaging (in any form) creates an uneven field for the purposes of applying zoning rules and for property owners attempting to utilize their property. Therefore, staff recommends approval of Alternative 2, deleting the averaging clause. . 3 . Planning Commission Agenda - 03/06/07 CITY OF MbNTICELLO WRIGHT COUNITY, MINNESOTA ORDINANCE NO. AN ORDINANCE AMENDING SECTION 3 OF CHAPTER 3 RELATING TO YARD REQUIREMENTS AND CREATING CHAPTER 19C, ESTABLISHING THE "RS" RIVER STREET DISTRICT THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA ORDAINS: SECTION 1. Section 3-3 [F] relating to front yard setbacks is hereby amended to read as follows: [F]. In resiEleHtia! Elistriets where the aElj aeent slmetlH"es eJleeeEl!fle milliflHll1l set-eaeks establisheEl iH subseetioH [C] al3s'..e, the minffiHl.m set-eaek shall be !flirt), (39) feet pIDS two thinls (2/3) of the Elifferenee betweeH tffirty (30) feet and the setbaek Sf tl':emge setbaek of aEljaeeHt strueffifes y..ithiH the same aleeIt . SECTION 2. Section 3-3 [C] 1 relating to yard requirements is hereby amended to read as follows: [C]. In R-I, R-2, B-1, and B-2 districts where adjacent structures, excluding accessory buildings within same block, have front yard setbacks different from those required, the front yard minimum setback shall be the average of the adjacent structures. If there is only one (1) adjacent structure, the front yard minimum setback shall be the average of the required setback as established within the underlying residential district and the setback of the adjacent structure. lH HS sase shall the miHiflHll1l freHt yard setbaek e)leeed thirty (30) feet, ellsl3flt as pffl\ided iH subseetioH [F] bels'.\'. . 4 . Planning Commission Agenda - 03/06/07 CHAPTER 19C "RS" RIVER STREET OVERLAY DISTRICT SECTION: 19C-l : Purpose 19-2: District Application 19C-3: Permitted Uses 19C-4: Prohibited Uses 19C-5: Development Regulation 19C-l: PURPOSE: The purpose of the "RS" River Street overlay district is to establish regulations specific to the low density, single family, detached residential dwelling units and directly related complementary uses located along River Street. 19C-2: DISTRICT APPLICATION: . [A] The "RS," River Street, district shall be applied to and superimposed on all properties located on River Street, and identified as such by a corresponding street address, contained herein existing or amended by the text of this ordinance. The regulations and requirements imposed by the "RS," River Street, district shall be in addition to those established for the district which jointly applies. Under the Joint Application of Districts, the more restrictive requirements shall apply. 19C-3: PERMITTED USES: The following operations and uses are permitted in the "River Street district" as a matter of right subject to any other applicable code, ordinance, or law: [A] Those uses permitted in the "R-l" District, under the same conditions as listed in that district. 19C-4: PERMITTED ACCESSORY USES: The following are permitted accessory uses III The "River Street" District as a matter of right subject to any other applicable code, ordinance, or law: [A] Those permitted accessory uses as allowed in the "R-l" District, under the same conditions as listed in that district. 19C-5: CONDITIONAL USES: The following are conditional uses in the "River Street" District (requires a conditional use permit based upon procedures set forth in and regulated by Chapter 22 of this ordinance). . [A] Those conditional uses as allowed in the "R-l District, under the same conditions as listed in that district. 5 . Planning Commission Agenda - 03/06/07 19B-6: SETBACKS. The following minimum requirements shall be observed in a Public/Semi-Public Use District, subject to additional requirements, exceptions, and modifications set forth in this Ordinance. [A] Front Yards: Not less than fifty (50) feet. [B] Side Yards: 1. Side Yard, interior. Ten (10) feet minimum to dwelling and six (6) feet minimum to accessory structures. 2. Side Yard, comer. Twenty (20) feet minimum on the street side and ten (10) feet minimum to house on interior side 2. Not less than six (6) feet for single family homes on lots of record with a lot width 66 feet or less in the Original Plat of Monticello and Lower Monticello which are zoned R-I or R-2. . [C] Rear Yards: Not less than thirty (30) feet.* *May be subject to additional district regulations, including, but not limited to, the Wild and Scenic Rivers Management District, the Flood Plain Management District, and the Shoreland District. THIS AMENDMENT SHALL BE IN FULL FORCE AND EFFECTIVE IMMEDIATELY FOLLOWING ITS PASSAGE AND PUBLICATION Approved by the Monticello City Council the 23rd day of January, 2007. CITY OF MONTICELLO By: Mayor Clint Herbst ATTEST By: Jeff O'Neill, City Administrator . 6 FROM : FAX NO. : Feb. 27 2007 04: 50PM P1 . I I ~ ~ ; I fi , nl Hi m ~~-t ~:b~~;/c6~O 11" #i ,,7~ 3 -~5: -7!'fo~ _._ w ~ML PIfI{;;:~;-~fithJs;r Aw>>- ~ij-' 'fir;Jt:M~-- /1.--. 7/J l!J)~Sr:.._(<..Iv'..eA--- 5r.A4tJ'iVT{c-e':--c~ m ~ +-~- er'f'-I..f~r-I21_=?-, ;!: I), tiiNilAWr ~__,,__~~ fJIItfM C!M~tfft~ lli ~~ -/P. 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Consideration of the creation of an Interim Amendment to Section 9-1 the City Code rel!ulatinl! traffic. aUowinl! the City to l!rant permission to the Chamber of Commerce to place a sil!ll within the City ril!ht-of-wav for a temporary period of time. Applicant: Chamber of Commerce (NAC) BACKGROUND In concert with the Monticello Chamber of Commerce, the City of Monticello is proposing an amendment to Section 9-1 of the City Code of Ordinances, allowing the City to grant pennission to the Chamber to place a sign identifying various downtown businesses within the City right-of-way. The purpose of the sign is to test whether a more pennanent sign at this location would be of benefit to the businesses in the downtown area. The sign would be allowed for a period of time not to exceed six months. The proposed location of the sign is at the intersection of Highway 25 and West Broadway Street, adjacent to the Chamber of Commerce kiosk. The City established a sign committee in 2006 for the purpose of exploring the signage needs of business owners, particularly in the CCD District. At the committee's December meeting, members proposed the option of installing a sandwich board sign on the Chamber of Commerce site for a temporary period of time. Downtown business owners would be allowed to rent the sign for specific periods of time to advertise their business, as scheduled by the Chamber of Commerce. The proposed sign would be a sandwich board sign, allowed for a period of six months. In order to accommodate this temporary use, staff recommends a temporary City Code amendment that grants the City the ability to place a sign in the right of way, irrespective of the zoning regulations. This sign is intended as a trial concept, and therefore a temporary City Code amendment may be more appropriate than creating an interim use clause in the Zoning Ordinance and granting a temporary permit. The proposed temporary ordinance will contain a specific tennination date and the ordinance will expire at that time. Upon expiration, the City may effectively evaluate ifthe sign has had any effect on downtown businesses. The City may also review any potential safety concerns associated with having the sign at the busy intersection of Highway 25 and West Broadway Street. Following the test period, the City will be able to consider whether a more pennanent sign would be beneficial in this location. Staff has prepared the following amendment to the City Code, establishing specific parameters for allowing this sign in the specified location. The proposed amendment may be modified at the direction of the Planning Commission. . Planning Commission Agenda- 03/06/07 ALTERNATIVE ACTIONS Regarding the request for a temporary amendment to Section 9-1 of the City Code of Ordinances, creating a provision to allow the City to grant permission to the Chamber of Commerce to place a sign within the City right-of-way, the City has the following options: I. Motion to recommend approval of the amendment to Section 9-1 of the City Code of Ordinances to allow a temporary sandwich board sign for the Chamber of Commerce within the City right of way, as prepared below. 2. Motion to recommend denial of the proposed amendment to permit a temporary sandwich board sign for the Chamber of Commerce, within the City right of way. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA . ORDINANCE NO. AN ORDINANCE AMENDING SECTION 1 OF CHAPTER 9 OF THE CITY CODE RELATING TO TRAFFIC THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA ORDAINS: SECTION 1. Section 9-1-9 relating to Traffic is hereby created to read as follows: 9-1-9 SIGNS IN THE RIGHT-OF-WAY: The City of Monticello shall reserve the right to permit the Chamber of Commerce to place sign within the City right-of-way at the intersection of Highway 25 and Broadway Avenue, subject to the following conditions: A. The subject sign shall be located on City property at the northeast comer of the intersection, adjacent to the Chamber of Commerce site. B. The subject sign shall be a sandwich board sign. . C. The subject sign shall not exceed four (4) feet in height. 2 . Planning Commission Agenda- 03/06/07 D. The face area of the sign shall not exceed seven (7) square feet on either side. E. No sign shall be located within ten (10) feet of a fire hydrant. F. The Chamber of Commerce shall be responsible for all scheduling of tenants wishing to advertise a message on the sign. G. Color and design shall meet the design guidelines for the CCD zoning district, and shall not be composed of "fluorescent" colors. H. The Chamber of Commerce shall be responsible for reviewing the design of each faceplate to be placed on the sign. . I. The sign must be well maintained and kept in good repair at all times. Maintenance ofthe sign shall be the responsibility of the Chamber of Commerce. J. The sign shall be located on ground level. K. The sign shall not obstruct the vision of drivers or pedestrians or detract from the visibility of any official traffic control device. L. The placement of the sign shall not impede pedestrian or vehicle circulation. The Chamber of Commerce shall be responsible for sign placement. M. The sign shall not occupy any public sidewalk. N. The sign shall not have electrical connections, nor include any lighted or moving component. o. This ordinance shall expire on September 30, 2007. . 3 . Planning Commission Agenda- 03/06/07 THIS AMENDMENT SHALL BE IN FULL FORCE AND EFFECTIVE IMMEDIATELY FOLLOWING ITS PASSAGE AND PUBLICATION Approved by the Monticello City Council the 26th day of March, 2007. CITY OF MONTICELLO By: Mayor Clint Herbst ATTEST By: Jeff O'Neill, City Administrator . . 4