The URL can be used to link to this page

Planning Commission Agenda 01-02-2008AGENDA MONTICELLO PLANNING COMMISSION Tuesday, January 2nd, 200$ 6:00 PM Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and Barry Voight Council Liaison: Brian Stumpf Staff: Angela Schumann, Gary Anderson, Kimberly Holien - NAC Call to order. 2. Consideration to approve the minutes of December 4th, 2007. Consideration of adding items to the agenda. 4. Citizen comments. Public Hearing - Consideration of a request for Amendment to Conditional Use Permit for Open and Outdoor Storage and Outdoor Sales & Display and a request far Variance to Monticello Zoning Ordinance Chapter 3-9 regulating pylon signs. Applicant: Moon Matarsports d. Public Hearing - Consideration of a request for Preliminary Plat, Conditional Use Permit for Development Stage Planned Unit Development, Conditional Use Permit for Drive-Through Facility, and Conditional Use Permit far Joint Parking and Access for the proposed First Federal Addition, commercial subdivision in a B-4 (Regional Business) District. Applicant: First Federal Bank 7. Public Hearing -Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 3, regulating Required Fencing, Screening & Landscaping, Required Buffer Yards, and Required Screening for Off-Street Parking. Applicant: City of Monticello 8. Public Hearing - Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 3-5, Off Street Parking Requirements, as related to the regulation of the size and weight of vehicles parked in residential districts. City of Monticello 9. Consideration to review a request for extension of a Conditional Use Permit for a Concept Stage Planned Unit Development for Kjellberg Estates, a 372 unit mixed-residential development. Applicant: Ocello, LLC 10. Consideration to review a request for extension of a Conditional Use Permit for Joint Parking and Drives and a Conditional Use Permit for Drive Through-Facility for a commercial development in the CCD (Central Community District). Applicant: Masters 5r'' Avenue 11. Adjourn. December 4th, 200'7 Planning Commission minutes to be sent under separate cover. • C Planning Commission Agenda- 01/02/2008 5. Consideration of a re uest far an amendment to Conditional Use Permit for O en and Outdoor Stora a and Outdoor Sales and Dis la and a re nest for a Variance to Monticello Zonin Ordinance Cha ter 3-9 relatin to si na e. A Leant: Moon Motors arts NAC . BACKGROUND Moon Motorsports is seeking approval for an amended Conditional Use Permit and a variance for signage to accommodate their use on Lot 1, Block 1 of the Otter Creek Crossing development. A Condit ooh 1 The suU~ect site ps approsxirnately 5 2 5 acres in e in May 2006 and amended m June 2 J area and is zoned B-4, Regional Business. The approved Conditional Use Permit allowed for a building 24, 493 square feet in area, open and outdoor storage, open and outdoor sales and service, and minor auto repair. ANALYSIS The applicant is now requesting additional amendments to the Conditional Use Permit to allow for additional signage on the site. The proposed signage exceeds the allotted amount for the use, and therefore a variance has also been requested. Both previous Conditional Use Permit applications for the use proposed signage that was within. the parameters of the ordinance. Signage. For businesses in the B-4 District, a combination of wall signs and a maximum. of one pylon sign maybe utilized for a maximum of 300 square feet of signage per property. The site was previously approved for a single monument sign at the entrance to the site, in lieu of a pylon sign, as well as wall signage. The face of the monument sign was eight feet tall with a total face area of 96 square feet. The site was also approved for four product identification wall sigms and one business identification wall sign, for a total area of 55.5 square feet. In regard to wall signage, the ordinance allows the site one business identification sign per street an which the property has legal frontage, and two product identification signs on the same wall. The total maximum allowable sign area far any wall shall be determined by taking 10% of the gross silhouette area of the front of the building up to 100 square feet, whichever is less. In this case, the maximum allowable sign area per wall. is 100 square feet. The previously approved CUP allowed five different product identification sigms and one wall business identification sign up to a total area of 100 square feet or less. With the revised plans, the applicant is proposing three product identification signs plus one business identification sign, for a total of 194 square feet of wall signage. The • Planning Commission Agenda- 01/02/2008 proposed wall signage greatly exceeds the 100 square foot maximum allotment per wall. The proposed signage is broken down as follows: Sin Area Yamaha si 48 s uare feet BMW 40 s uare feet Moon Motorsports 40 s uare feet Polaris 66 s uare feet TOTAL 194 s uare feet The applicant is also proposing multiple freestanding sigms. Pylon or freestanding signage ira the B-4 District is regulated according to the speed limit of the street on which the property has frontage. In this case, the property has frontage on Chelsea Road, which is a collector with a speed limit of 40 miles per hour. The site is permitted a pylon sigm up to 100 square feet in area and 24 Feet in height accordingly. The applicant is proposing one freestanding monument sign at the entrance to the site. Said monument sign is proposed to be 6 feet in height with a face area of 60 square feet. This sign has been reduced over what was previously approved for the site. Said sign is within the parameters allowed for the district. However, the applicant is also proposing an additional pylon sign. The pylon sign is propased to be 32 feet in height with a face area of 1$0 square feet, greatly exceeding the maximum allowable freestanding signage far the site. The freestanding sign is proposed to be located in the northeast corner of the site, approximately 20 feet from. the north property line. The applicant is proposing a total of 240 square feet of freestanding signage and 194 square feet of wall signage. The total sigmage propased for the site is therefore 434 square feet, greatly exceeding the 300-foot maximum allowed for the site. Variance. Variance requests are considered where it is alleged by the applicant that a non-economic hardship in the reasonable use of a specific parcel of property exists. A hardship that by same reason of narrowness, shallowness, or shape of a specific parcel of property or lot existing anal of retard upon the effective date of this ordinance or that by reason of exceptional topographic or water conditions of a specific parcel of land ar lot, the strict application of the terms of this ordinance would result in exceptional difficulties when utilizing the parcel or lot in a manner customary and legally permissible within the district in which said lot or parcel is located, or would. create undue hardship upon the owner of such lot or parcel that the owner of another lot or parcel within the same district would not have if he were to develop his lot or parcel in a manner proposed by the applicant. Should the Planning Commission find that the conditions outlined heretofore apply to the proposed lot or parcel, the Planning Commission may grant a variance from the strict application of this ordinance so as to relieve such difficulties or hardships to the degree considered reasonable, providing such relief maybe granted without impairing the intent of this zoning ordinance. 2 • Planning Commission Agenda- 01/02/2008 In this case, the applicant has cited the depth of the site as hardship. The subject site is 593 feet deep. A lot of this depth is common throughout the City, and is not unique to the subject parcel or the surrounding area. The adjacent property at 3887 Chelsea Road S is approximately S93 Feet in depth. The property at 3939 Chelsea Road S is approximately 575 feet in depth. In that regard, the lot depth does not create a hardship that is unique to the praperty. The parcel does nat have any unique topographical or water conditions that would create further difficulties in sign visibility or placement. Due to the layout of the site and the placement of the building, any wall signage would be highly visible from I-94. The applicant has proposed to more than triple the wall signage that was appraved with the previous plan. The layout of the site has not changed, nor has the orientation of the building. Therefore, it appears as though an increase in wall signage, up to the 100 square foot maximum allowed for the site, would adequately serve the needs of the use while staying within the parameters of the ordinance. In that regard, staff again finds that no hardship is present. ALTERNATIVE ACTIONS Regarding the request for an amended Conditional Use Permit and a variance from Section 3-9 of the Zoning Ordinance relating to signage as requested by Moon Motorsports, the City has the following options: 1. Motion to recommend approval of the amended Conditional Use Permit for Moon Motorsports and to approve a variance frarn Section 3-9 relating to signage, based on a finding that a hardship exists which prohibits the applicant from having reasonable use of the property. Motion to recommend denial of the amended Conditional Use Permit far Moon Motorsports and to deny a variance from Sectian 3-9 relating to signage, based on a finding that no hardship has been proven and the applicant has reasonable use of the property. STAFF RECOMMENDATION Staff does not recommend approval of the variance as presented. The criteria for variance consideration are detailed in the zoning ordinance, and require that the applicant prove that the strict application of the ordinance would create anon-economic hardship that is unique to the property in question. After review of the proposed plans, staff finds that no hardship exists and the applicant has reasonable use of the property. Additionally, staff believes that approval without sufficient findings of hardship would set a precedent for approval of similar future requests. In the event that the applicant wishes to increase the size of the wall signage to be within the parameters of the ordinance, a CUP amendment maybe requested. • Planning Commission Agenda- 01/02/2008 SUPPORTING DATA: Exhibit A: Site Location Map Exhibit B: Applicant Submittal Packet, including: Title Sheet Site Plan/Certificate of Survey Grading, Drainage & Erosion Control Utility Plan(s) Architectural Site Plan Architectural Landscape Plan Floor Plans Exterior Elevations Front Elevation w/Wall Signage Hi-Rise Sign Monument Sigm Exhibit B: Site Images • • 4 BXHIBIT A • ~' • .~ a~ --' ' ..`. ._~~ ~~1 K AkAP a~ ~a.~ COlIR5E R~~4f5 cN•_ ..4,r ^~~ ti ti - ~ R w y 4i~ ~ ~ Gr ,fit ~ ~~ ~ ~~ ~ W `~ . -c cE CE R 5Ai~iDTRAP -~ IR: C-ti. - Z STREET ~ \ ~~ 1 ~2 ~~ ~ .~ SrR, a ~ sr i ~ 51REEr s~ d ~ w STR T $ - ~ Hl~kwgY --:~ ~C. . ~~: a Sgt ~ ~ ~ Q a ~y w a ~a~r'1~~ ~ ~ l I~/~ ~ S+4VAiVNAN ~Y~ ~.. ~~OEME $aV AM,.. -.~~ -..~.., ~ i Request for Amendment to Conditional Use Permit for Open & Outdoor Storage, Conditional Use Permit for Outdoor Sales and Display and a Request for Variance to Monti- cello Zoning Ordinance 3-9 regulating pylon SlgnS. ~ a--~~- t N 4,~ ~,i jp~ ra~wreri~.nnta~sx.w~,.a~~ w.wcwr.w..nas ~~~~~ ~~ B6°~ • `+~Lp~2S2~'OTT~DYJ.1~S0~ ~-~ yy ~g~tli~ ~j f~ ~~~j (IV02iV~FJ~~ ,.;,d ~~ ~ @ T,~T ~y ~T 0~ ~" $~''LT I~ rX ~, ~~~~~1 ~' ~ i ~.~~~~f€~o .M~L 1~L I . ~~ J~I ~ 6 L00~ 'S~ ~.L~TLlt' ~L -i~ l~IU1Ja-JLl2i-L~1~1ViJ ~~ ~~~~ ~ ~ ~~ ~ ~ $ ~~ e ~ ~~- ~~ a~ aaa~ ~3~R$~33~3~3$..~~ ~a~~~ e~c ~ aeoae A ~~ ~! ~ ~ ~ a o Q ~ n gp ~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ aviS° ~ ~ ~ U p~ ~ ~ ~ ~ ~i's~s x ~ U X: W~_p~ ~ ~ ~~ ~ ~~ # q ~~[ ~ j Al Z ~ O ~v .9 ~~~~ ~~~~ ~ ~ ~ ~i ~ ~( ~St ~~0~ ~ 5 ~~ ~ ~ m ~~ IS5" inx~~° ~i0 ~~ Ewa wou.anunoo ~wea~ ~.reun~n ~~roia 71p ~YYIU~1NU9 w ~ wo~a ~raMl~ae ~w® a1LL~urw A E as ~ ~~s~~ ~~~~~~~ ,, 3 ~~~~~° .~ s ~~~~~~~ ~~ ~,~~~ ~~~~~~~ ~g~ ~~~ ~~~- ~~~~~~; ~ ~~ .~. ~ ~ ~ ~~~~ ~ ~ ~~ ~~ ~ ~ ~ ~ ~~ ~ ~ ~~ 6~ a ~ ~g ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~~y ~ ~ ~ ~€~~ 8~ ~ ~ $ 5 ii?d~ ~ ~~1~~0 ~ il~l~~ ~ ~~_ m9~~~ ~ ~~ .,~ ___.." V~~ ._t~.e hr rn._...__..., `~. ~., ~ .. ,~ r ~ {~ ~. /~ -. ~ --~br~nl'~VPE ~,~ . ~d~ ~' ~~ ~ - ~_ ~_ .~ ° ~~ ~ ~d ~ ~' f t~ w I ~ '~ q ~:. F, ~ ~- ~ ~.: F ~ ~ ~ ~ ~ ~ ~~ ~ ~ 6 ~ ~~ ~ ~~ ~~~~~~~~~~ ~~ ~~~~~~ ~~~~a~a~~1e~ ~~ ~~~~~~?~~~~!~z~ ~~~~e~ ~~~~~~~ ~~~e~~Sb~$s~ e~ ~ ~~ ~ q ~ ~~ ~ z ~ ~ ~3~]~9~'j~~~~5;°~~z~~~~~~~~E~~f~~~~~s~ Y~~~~~~ 3~~5~~~~~~s ~~~ ¢ e ~~ ~ ~g~ ~ ~ !G 9~ ~~~6~~~~~~~a~~s~$~~~~~~~~~~~sa~~$$~ eg~~~~~~~~~~~~aaeo~~ .s~~ d9~~$$5 e'~~~$$$$ • •. .• • • ~wrsrt~v.~rntnoceu~ ~.roc~asw.n~w: ~ pi~ ~ "r~d 9 VJiOF.10<11I1~II~'dTIiIdI~L1~Td~ ~ ~ ~ co/cr a IYp~ •N .~.~....~.,. ., ' g ~t~~~a p ~~ ~ f+ ~ iF ill QV02IViA ~ = ,:~r~~ ~ n~irwrr~w ~ ~ ~ s ~~~9a~ ~ f~~~~ ~~o ~ i A ~ /xv~a Mara ~ ~ ~ $ ~ ~~ ;~~ ~~~ o. d ~~ py~ y~ ~~e ~~~~ ~~~~ ~ ~ _ ,~ 1~ ., .I ~~ kr j ~ ~ o -. , rj.. ., L007 'ST -~Llt' -T~~~ 1\LUi.L'-JI121~L~l~tU`.., n ~, ,. • • ~ f1 ~ ~ ~'~~"` x~ Id ~'~ 'I02ISl~iO~ ~^,,~ xoisoxt~ ~ ~ ,..y 0 ~ ~ ~ ~o 'a~v~vzta[ °,,,° '~xiav~ta ~ Loop `s~ ~nr sus uols~n~ssuoo ~~ ~~~ ~ ~ ,yL ,~~._ ~~ ~~ ~~ ~~ ~O ~~ ~~ ~r ~~~ ~..~ ~~j ~ 4 p ~Q ~~ ~ ~ ~~ D Z IwLI J ~ ~ ~ ,, ~ ° \ `~ 1~ ~ \ ~u Rv ~ ~ 1 ~ ~~ ~ti .- .` ~~ (,. 6 I ~~ ~~ C~ ~~ ~I~ ~ ~~~ ~ ~~ ~~~ ~ J ~, ray. ~~~~ ~ ~~ tl~ ~ I~~ ~ ~ ~ ~~ ~tl~b ~ ~ ~~ ~~~ ~ p~~~~~ ~~~ ~~ ~ _~ ~ ~~ ~~° ~~ ~~ ~ ~ ~~~~~ ~ B ti R y~~ 8~4 J ~ ~ Ytl ~~ 6R ~ N ~ ~ ~R ~ ~ ii ~ ~ ~ `` ~ ~ ~~ ~ b !I ~ x T tl ~ ~ ~ B~ 6R ~ ~ ~ ~~~ ~~ ~ ~ ~~ a ~ ~!~ ~ ~ ~ tl ~~ ~~ tl4~ ~~ ~ ~ ~ ~4g ~ b~~ ~ ~ ~~ E ~ ~tl ~ ~ gNN 0E e ~ g ~ ° y gg 6 8 tl~ 3 ~ ~ R u ~ 9tl ~gg ~ ~ ~ ~ 6 ~ ~ q EEC ~~ ~ g 6 4 ~ s R tl~ N paap 9e ~4f ~ ~ ~ ~ ~~~ a €~ y~ ~~ ~ F~~ ~ ~ Qy~ ~ ~ ~~ ~ °tl ~ ~ ~ ~ R~ tl ~tl „-I ~~~a ~ ~ a ~ g ~ ~ .° ~~ ~ ~~ ~~ ~ ~ $ ~ e ~ ~ ~ ~~ ~ ~ ~ p b ~ C~ ~ q R ~ ~ ~ tl ggg ~ tl !y1 ~ ~ Q g Y ~ g ~ p ~ ~ ~ ~ 8 ~~~ ~ ~6 ~ ~ ~i a 8~ ~ 6~ gg ~ ~ ~ a ~ ~ R gR ~ ~k ~ ~ ~~tl f7~ ~~ ~ E ~ tl4 ~ ~~ s ~ R {~ ~~ ? ° ~ ~ k ~~ ~ ~~ ~ ~ 6 ~ ~ ~ f~ ~ ~~aAA ~~ ~~ i ~ ~ $~ g ~ ~ ~ 2pi~ tltl ~ tr ~ p~~ ~ ~. ~ ~ ~ ~ ~~ ~ ~ ~ tl~i ~~ ~y y~ ~ g~ ~~ ~~~ ~ ~~ ~ 9 ~ ~~ ~ ~b ~ tl ~ ~ ~ e fl ~ ~ ~~~ 4 ~ z ~~ ~ 9 ~ y ~~~ ~ ~g! ~ ~ ~?$[~ ~ ~~~ Y ~~• g ~~ C~ ~ ~ ~ e~ 3a~~°~y~ q tl a~ ~ p~ ~~ ~y~~ ~~ [ ~ ~, ~ ~R ~a ~~~~ r ~ ~ F!~ 4M g~yp$+~ ~ ^99~ ~ gy~i ~@(p ~~ ~` tl ~ Y~ g ~~~ ~ ~~~ ~~ ~~ « : ~{ R b ~~ ~~ 1~~6 pp Qi 5p{ B1~ ~ ~ ~4 ~i~ ~ 6+~~ ~~ ~~ ~ 5 7 R ~~ tl8~ ~~~x zS ~ 4 3 9b ~p ~ C ~ 0 ~y4 ~ ~k ~ ~ ~d 2` ~ 6 ~! ~R ~~~~tl~ tl ~ ~~ ~~ R~ ~R " # ~ ~6 ~ tl~ ~, ~~ ~R ~ ~ ~~ ~C ~ $ S ~ ~ @b ~6~ ~k~ ~ A~ ~~ ~E ~~ 6~5~ ~ 5~~~ ~~~ ~ ~R~"~~ g~ ~ ~ ~~ t~Y~ ~~ ~ ~4 ~ ~ ~ ~ tl~ ~ ~~ ~{~jQ~ tl~ 6 b $ tla tlPa$j~~~~ p~ ~~1 ~ ~~ ~ ~~ ~~ ~ ~ g "RM~ ~ ~~ ~ ~$ ~ ~~~~~~ ~qtl b ~ ~g ~~ p~sp~ ~ ~ ~ ~g ~Rg tl ~ ~ ~ ~. ~~ 4Q t!~ ~~ ~ ~ @~ 3 ~ _~ ° a a~ a a~ F~~ a%~ cl! 9 '~ ~ ~ B ~ ~~L~i ~ ~~~ ~~~ ~~ ~~~~~~ ~~ ~ ~ e f v a 9 ± . _ .~ tl _ a s ~ d tl i d~ r r r \ a+e.ti ~ \ \~f ~ __ • • ~ . ~ ~B[-E•nfae,wtio°•~eC~lw'.1.wMln[ 6 [\ _ ~ ''~~q~M ~I .~.r.urw.,, wo-n.w.y ~tyya~ ~ ~~~~~~9~~ ~ ~' V~6tI~Q O~ i~ ~ ] ~y ~ :~1H'A~ D ~i~~~ ` ~ ~ ~~$"11 ~ -7-Z2iOdS~O-LOL~I '~ ~ ~ wow ..e .,, ~na...u r ! r YJIV/ arr~ • ~+~~ e1~9 ~ sY~* y ~g E 9 / ~4 d /~ ~' ,,\ 7 s ~ \~'~ a ~ ~. ~ \ ~ _ ~~ '~ ~~ +~ _~~ ~} ,+ _ ~ ~, ~ , ~~TT ~~T ~su~a ~~~VaA 1"'~ l~ooy~ ~.rai•u ~X~`ZI1~iV9) ~oo~ `sr ~nr sus uols~nxss.~o~- n- ~~ ~ , ~ ~ ~~ ~~ ~ ~~ ~ a ~ g ~ ~ ~~ a~ ~„ ~~ ~ ~~ ~r ~~ ~ Fay d~ ~p~ ~ ~ „ a . 6 Y F ~ry +r. z h 9 ~"~ ~ ~~ 3 ~ n ~ ~~ ~ ~~~ ~ ~ a~ ® ~° ~ ~~ ~~ ~, $a~ a ~ Oil ~ ~~~ ~# ~~~ ~~~~ ~~ ~ d ~~~ ~~~ ~a~~ ~ ~~~ ~. ,,,,, ' ~~ ~ - ~~ ~ . . ~ ,u ~ ~. ~ '. _~~ ~ - ,,, ~~ ~ ~, ~ 1 a ~ 4 ~ ` a~~ ~ ~. ~ \ ~, ~ R~ ~ ~ ,` ~~ ' ~ i;i. i x a ,~~ ~a 4 ~~ ~ . \ eF rye f i+,j } 4 I j ~ `` ~ `1 ; r ~i~f51 1 ~ JY a ~`\ , ;fir ~ .'V ~... d' /~~~ `, ~ g ~~ ~~ ~ ~~~ ~~ ~~~~ R m < <' i ~~ c #~ 4Y Yl :A~ ~ ~ ~ ~ ~ ~ ~~~ ~ ~ ~ ~satr ~~~~~~~~~ ;~~~~~~ ~~~~~~a ~ I I ~ ~ ~~ ~~ ~ ~_~ A ~~~ ~~~ ~~.~~ i I ~ ~ ~~ ¢ ~ ~~~ ~R~e ~ ~~~ ~~ ~~ ~~~ ~~d= e~ ~ ~$ ~~ ~~~~ ~~~ ~4~ ~ ~~`~ ~~~ ~ ~ ~~ ~~ ~~~~ ~ . a ~e~ f p~ ~~ K ~ 'J a'. ~4~ ~t~ ~. ~ ~~ ••~ is a f ~ ~~ ~ ~ ~ ~~~ ~~ ~ ~,/ / ~ r ~ ~~ ~ s ~;~ ~~ .~ ~~~ ~~~~~ b~ ~ ~~ ti ~ ~~~ . ~~ ~~"~~~ a~~ ~~ ~~~~ ~ ~~~ ~~~~ ~~ ~~~a~ 6 ~ ~~ ~~~ ~ ~~a~ ~ ~~ ~ ~° ~~ ~ ~~~~ ~~~~~ ~s~ ~~e ~~~ c~ a~~ a j ~~ ~~~~~ sA~ .~~~~ ~ ~~~ ~~~ ~ ~~~~ 4~~~~ ~~ ~~~~~~ ~~ ~~~ ~~~ ~~ ~ ~~~ ~~~~ a ~~ ~~~ ~~~ ~ ~ ~~~ ~~ ~ ~ g ~~ ~ ~ ~ g d ~ @ ~~ ~~~ ~ ~ ~~ ~ . ~~ ~~ ~~~ ~ a ~ ~~ ~ ~ o~~ ~ ~~~ ~~ a~ ~ d =s ~~~ ~ ~ ~~ ~ ~ p #~ ~~~~~ ~~ ~ ~ Y~~~ ~ ~~~ 8g~~ ~~ a K f K ~~ 7 2 ~~ ~~ ~~ p ~~~~~ 3~~ ~~~; ~ ~~~ ~M ~~ k~~~ ~~- _. I._. „_r ._ ~~ ~~~ ~~ a ~~k~i L r ~ ~° ~~~~~ ~~~~~~ ~ L. _. ~~.. ~~ ~~ B~ ~~ ~~ ~e~ ~~~ ~~~ ~~~ . ~g ~~ pg~tl~ E~~ • ~ ~ R ~~ ~~ ~~~ ~~ t~~ ~~ ..;~ , ~~ n~..ww~+ync o ~ r ~.... Mr .r m~ ~~~~~~ ~~~_~~ ~~ _~~~ ~a~~ ~ ~~~~~ ~Rg~b~~ ~ ~~ ~ a~ ~~~~~~~~ N a ~ ~`"` ~ ~ e _ ~~ ~ ~ ~~ O ~ a ~~ ~ ~ ~ ~ ~ ~e rw.ai ~~~ ~ ~~~ ~ ~ ~ ~ ~ S eta o ~ ®~ o ®o 1~~~ ~ ~~~E~ ~~ ~Y •~_~-~, `. ` ~ v~axru~¢ ~o~niarnto~ .~ QYd2i V~EI'~D ~ ~ ~~'x ss?3odS2iOZOJ~ ~ ~ ~ ~.s tx~a~ ~xo~sn ,.,,~ ~oo~ _ o ~~i ~' ~~ ~ ~ .~ r ~oo~ `s~r ~nr sus ~oisan~ssuo~ ~~ ~ 0 o a o 0 ~~~ ~~3~ ~ o~ ~~ ~~ ~r n i.~o. ~~ ., :.~ ~ y~ t ~~~ ~ ~ . ~,,. .~ . ~ ~ ~~ a ~~~~ a¢¢~a~ 1 6E ~~ ~ ~g ~B~ ~~ ~i tl~ ri`.~ f'~i;~"s.. r.r ~! ~ ~~ ~~ ~~ a w ~~ ~~ ~~_ ~ $ ~ t ~~ ~~ ~~ ~~ ~~~ R ~ ~ , i ; ~ ~ p ~ e Y a w ~~ ~ ~~ ~~~ ~~~ ~.., aRe ~~~ ~~~ ~~ d ~ ~ ~ •~~®.a~ d - .7 ~~~~~~~ ~ ~~~~ ~ ~ i •o••. z q ~ ~~ ~ ~~ ~ ~~J ~ ~_ !~a 3~ a ~ ~~~~ ~~~~~ s~ g a~ 4 ~~ ~a~T+r L ti~ x ~~~ ~~~ ~d3~~ ~s ~~ ~~~~ ~~~~~~ ~~ i1 ~x ~- s. ~ ~ ~~~ ~~ ~ ~~~ ~~ R ~ ~ ~$ff 8 1e~R ~~~ !I,, ua ~ Ra I r ~ ?3°n " i ~~ ~~ ~~ a ~~ ti ~a $ ~ ~ ~~~ ~~ ~ ~ ~~ ~~ ~~R ~~ ~gg~ ~~~ w4 iR ~~ ~~ ~_ ~~ ~~ ~4 ~~ 4 2 s ~ ~ ~~ ~~ ~~~ ~~s~ ~~~ ~3 • . ~ ~x -a~~ ~~~~~ ~~~~~ a ~~~~ 0 Z g z ~~ ~~ ~~ _y e ~ ~~~ ,_: ~~ ~~ ~ ,.2 '~ . , ~~ t ~~ ~~ r e :~ ~ ~~ croe-rnav~+w.e~n-m~cu i•y:c ccli~r~rq tee. ~oenr¢~ww w.Nwc ~~~~ ~ 8~~n~ ~~~~~ ~ ~ ~ ~~~~~~g /~~ B ~ ~~~'~~~~ y~y~~ ~~ &y~ ~~~~~ 3~° ~~ ~rw~ s o ' ~'v ~ ~'~ s 0 „. N Z d m ~ ..~-.a dSANyINNINT 'O'I'I~OIT.NONi _cl"'"-"`•"" QV02I d~H'I6iH:7 No~4N~a ssxoasxoso~ -~ ~san-~.~~ l~oo~ ~~rur:~~x ITV id'3T,IS nlo•vu•uu V2IfIZD~fiT;IIIQ2I~+ ~+~ Loop `sz ~~nr sus uo1-i~nxss~o~ ~~ ~~ ~@~ ~~5 ~ ~ ~ ~ ~~ - ---~ ~ ~~ a > a~~ i ii * w ~ w ~i - j ~ a ii N z ~ i ~ ~' .... _. -.. i 7 J) -~ I Zw U ~ i ~ .. .ci ~ ~ v U :Or- ~B g~, s` ~~~~ ~ I ~~4;~~ ~~ 8 ~~ J Q r W Q W 9 z W c µ N ~s ~ s9 ;~ i i ~. -_.. -~ 4 r-. _. - _ w ..~_ ..... _ ~ O ............ . I .t ~...~ ' 1 _.,... J 9 .! ~ ~ m • • • ~yq~ryR{Mp~,~SL~R~ ~•~~~yYgly~pL ~tE~,~ ~`ii~8 lr~~% eejj ~~ ~~y~ i${{I~~~ v~'o~r~aYJ,c~o~ 4V02i V~9'1~~ ss2~ods?3oso~ ~oorn~ L00~ ~~~ xvrla ~ ~~~"J~1Ql~TV~I T.nmr.rrrnTlTd ~ ~~rir sus ~ozsanxss~oa ~ ~ • _ _ ~~;~~~ ~ ~'~~~;~1 ~ SS?IOdS2iOSOy1I q r---------------- 44i" ~ i i I I I I iL I i I I g I ~~ ~~ r------------ 3 I ~ r I I i I r: ~ I ~ ~~ I I ~ .r~r I } ~ I I I I I I I I I I I I I I I I I I I I I I I L____,..______.,._-__.,.__-_____~ I I -- § ~I~~ .~ F b~ I I I a .. _I~ ~~~ ~ -~---o I -~ I ~~w b' I ,~ ~ ~ I ~ ~ _~_ I I I • . ~. ..r.~.rrwo ~~~ ~ VA `,7 »Inyr~ 1~iV'Ici 2i00Zd ' ~ I ~~ ~i1i0 I~A~'I ~ `4 •~ ~oo~ `sz ~n.r s~S Nors~nxsSUO~ Qd m m `+' u u o I Q Q Q I Q Q I I Q I I Q I ro~nvv/..i.nnaa/.~u.ncoatioaY.wawr~'wr~waa ~E~~ yy ~ ~ ~ d VJ.Od~ATAII~Q'O'17~OI~LNO~ norms-~o J ES5~ytii ~~ g ~~~% ~ ~~ 4Y02IV~99~iO r.yd t"7 °,1~~ a 1J r, ~~i~~ ~ ti7W~~d~~~IJ.~O.~\L ~°°~~~' ~ ~ ~ ~~ l~lOQJ'~L ~ ~ a ~ ~ I `~ ' -mx ~' ~~~ ~ i ~ ~' ~ i I~~~~~~o ~ 1 1 m w ra ?IAI?i~TiX~ I ~ ~} ~~ a } ~~ '~~ E$ ~~ _ ____ rY ~~ ~~ }~ ~3 ~~ R6~ ~~ i e ~~ ~~~ s~~ ~- E i.. xF6~~ t^~ :~~ f Yy J ` 0~---- - ~ ~ ~~ S~ ~~ ~~ ~~ i ~y -- y~ ~`@J~@ ~Y X` ~~ 3 i I ~~ F ~ k~ ~ ~ 4 l F~ ~~ r ~----- - ~~ ~~~ o - - ~ ~ ~~ ~~ ~ ~~ ~ ~~ _@ ~~~ ~~ . 1 ~- ~~ m ~~ ~-~ p~ -~ `~ • • • 4~-- o o i Q O ~ ~ .~ • • • G Q >~. ~' O O rn x M c''~1 m I I 2 Q O ~- 0 a 0 c 0 v a--+ C O C p1 .~ +.+ Q~ C V L.L v O • • C ~ ~~ 0 O ~ , ~ ~ ~ ~ mf a C O O r A C .~ N Q .~ C p1 .~ C 41 C O N +.r C .~ Z ~i ~ M • • • 4vn ~wAS ,~' _ ~i.. }p J,.a , ~%':`_ .. .1 ~~: r ~ ~ ~~ ~ ~„ ,~ s t 4 ~' i.. t} a ~~ d, n ~~` ~ _ ~ `~ ti~ ~ Y ~, , r ~;~ ,n r ~~° ' r ~ ~ ~~` b ~ 4 t~ ~ ~~.. ~~ f M r1 k`, ~,un ~ ' .. - ~ r'r. 1 I r~ I !. - ., { ~.. ':r ~ r ~~ ... _ . .r sE `,.., .. ~,. ,1 .:,:. d _. ' ~~., ~t` .,:~ N ~: ; t 3 i ,i 't, I ~ ~ ~ ' ,.!; ~ ~ ~.. '. ~~ r , ~ ~ , s~ ' ;,z, ~u_ r 5 ~ ,y;°. .. ~ ~ ;+~. - ; tir } ,~~y ti i ; .~~ y '~}i .. ~ ti. ~1~, v r ~ ~. .. ~.. i '.'' i ~ ~ it ;. 1 w ,~ ~ ~~ ~ ° , ;,y ~' 4 i 4 . ~ 1 ~ ~ r ^ ~ .7 ~ ~ ] ~4 y ' , ~ ~~ ' ' } ~ i 's , ;, p ~" : . ~ ~ ,, , ... h ' +' ', ~4 ( Z~, ' ~ 1 ~ y ' L 'f ,~ ~, _s ~ ~ ~ ~ i;, r1~ • F,~ ~' i~" i~~ ~~ ~ ~./i A~ A k ' a V Y ' Y V Mkt, ~ ~' ~~ ~ ''~ r r f~=~.~ z ~ ~, 5 i~ ~ ~ `emu t i A na e i ~ ~` v, w ~ ~ , ~ r ~ ~ , v~x~ ~7~,, f ~ t 5 x , ' Y r `~•' ~ ~ }4r 1.. .,~ ~'y.,i } 4 y ~ f ~ ~ ~ r0~v. a"~ h ~ ? ~+~ ~7 Yi'. =W V'r t N < ~~ _ .~ eN .: 7 1 `{4~ M;~~ 3, . ~~ * ' ~S A ~ ~ r ' lA ~ ~ .~c J t i.,y ,. i f~ R '. i i' M Y a M P, t~ ~'' T [ , Y 11 h ` ; ~A ~9~,. h .. ^ A J. J. . ..AYSI.F' ... ur w~... ..air ...fir w ,y.w.~i~ ,.VW ....r mw.. nr. il,i- Planning Commission Agenda - O 1 /02/08 6. Consideration of a re uest for Preliminar Plat Conditional Use Permit for Develo ment Sta a Planned Unit Develo ment Conditional Use Permit for "Dint arkin and access and Conditional Use Permit for a drive throw h lane for the ro ased First Federal Savin s Sank Addition a commercial subdivision in the B-4 Re final Business District. A licant: First Federal Savings Bank. (NAC) BACKGROUND p'irst Federal Savings Bank is seeking a Conditional Use Permit for development stage Flanned Unit Development for the construction of a bank, Preliminary Plat approval and a Conditional Use Permits for a drive through lane and joint parking and access. The subject site is currently platted at Outlot A of Union Crossing. The applicant is proposing a 4,365 square foot commercial building with accessory parking and a drive through lane. The underlying zoning is B-4, Regional Business. ANALYSIS The subject site is located north of 7th Street, east of Highland Way, and southeast of the Home Depot property. The existing Flanned Unit Development contains Home Depot and Target, a commercial strip center and additional retail users. An additional pad site is located directly east of the property. A concept review was performed far the entire PUD site in 2004. The applicant is now requesting Development Stage PUD and Preliminary and Final Plat approval. As part of the PUD, the applicant is requesting joint access and joint parking. For purposes of this review, all directional references, with the exception of the building design section, are based off of "plan north," not "true north," as indicated on the plans. Comprehensive Plan: The Comprehensive Plan designates this area far commercial land use. Zonin.~: The subject site is zoned B-4, Regional Business. The purpose of the S-4 regional business district is to provide far the establishment of camrnercial 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 aCUP/PUD. Preliminary and Final Plat. The site is currently platted as Outlot A. The applicant is proposing to plat the site as Lat 1, Block 1 of First Federal Savings Bank Addition. The lot is proposed at 46,930 square feet in area (1.08 acres). Planning Commission Agenda - 01/02/08 Parking. The proposed building is 4,365 square feet in area and is proposed as a single-tenant building to accommodate First Federal Savings Bank. The parking requirement for professional offices is one space for each 200 square feet of Haar 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 estimated parking requirement is as follows: Area (90%) Re uirernent Stalls Bank 4,355 sf 3,929 sf 1/200 s ware feet of floor area 20 Total Required 20 The use requires a total of 20 parking stalls. The site plan illustrates 30 parking stalls, exceeding the minimum requirement for the use. The majority of the parking stalls are located on the west side of the site, with six stalls proposed in the southeast corner. One of these stalls crosses the property line to the east. This parking arrangement maybe accommodated as part of the PUD. Four angled parking stalls are also proposed on the south side of the bank building. A11 parking stalls meet the minimum dimensional requirements of 20 feet in length by 9 Feet in width. The site plan illustrates one handicap accessible parking stall. However, a minimum of two handicap accessible stalls are required for the use. The applicant shall be required to revise the site plan to designate one additional handicap accessible parking stall. Said stall shall be properly signed and designated. Drive Through. The applicant is proposing a drive through lane on the east side of the bank building with four remote teller lanes. Each of these four lanes is proposed to be 9 feet in with, with the exception of the far east lane which is proposed to be 10 feet in width. This lane is proposed to contain an ATM machine. A bypass lane is proposed on the east edge of the site, adjacent to the ATM lane, with a drive aisle width of 1.1 feet. The site plan. illustrates stacking space far a minimum of five cars in each drive through lane. Patrons choosing to exit the site without utilizing the drive through may do so via the bypass lane on the east side of the site or the primary access on the west side of the site. In the future, circulation will also be provided through the adjacent property to the east. 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 sa dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of lot. • 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. Planning Commission Agenda - O1 /02/08 • 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 S 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 of this 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 structures 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 proposed drive through is consistent with the conditions of approval for such uses and appears to function well with the site. Landscaping. For commercial sites, a minimum of one overstory tree per 1,000 square feet of gross building Hoar area, or are tree per SO lineal feet of site perimeter, whichever is greater, is required. The subject site has 8901ineal feet of site perimeter, requiring 18 overstory trees versus the 5 overstory trees required under the floor area calculation. Therefore, the perimeter requirement shall prevail. The applicant is proposing 16 overstory trees, two short of the minimum requirement. The Zoning Ordinance does allow for the equivalent of up to fifty percent (50%) of the required number of overstory trees to be created through the use of overstory trees in combination with other landscape design elements, such as understory trees, shrubs, flowers, and ground cover materials. The applicant is proposing 2 ornamental trees, over 150 shrubs, and perennials throughout the site. As such, the provided landscaping appears appropriate under PUD, and the additional plantings may serve as credit toward the two overstory trees. The overstory trees are proposed primarily around the perimeter of the site. The applicant is proposing six Slack Hills Spruce, five Sienna Glen Maple, three Skyline Honeylocust, and two Sugar Maple trees. Foundation plantings are proposed on the south, west, and north sides of the building. The applicant is also proposing plantings around the monument sign in the southwest corner of the site and a fieldstone rock garden northeast of the building. All areas not otherwise proposed far improvements will be sodded. Planning Commission Agenda - 01/02/08 Lighting. The applicant has submitted a photometric plan. The applicant is proposing eight freestanding light poles throughout the site, each with full cutoff fixtures. Additional lighting is proposed in the drive through lanes. The provided plan shows readings up to .3 footcandles along the south and west property lines, adjacent to the 7th Street right-of--way. This is within the parameters allowed. Footcandle readings along interior property lines, specifically the north and east property lines, are as high as 3.5. However, this maybe due to the existing parking lot lighting adjacent to the site, within the remainder of the PUD. The applicant shall be required to revise the photometric plan to include lighting within the subject site only. The revised photometric shall demonstrate footcandle readings under 1.0 at the property line, as required by the Zoning Ordinance. Any wall mounted lighting not shown on the site shall be required to consist of full cutoff fixtures, reducing any potential glare. Signage. An overall sign plan far Union Crossings has been previously approved. Said sign plan allows a 24-square foot monument sign in the southwest corner of the site. In addition to the approved monument sign, the site is eligible for wall Signage. The total maximum allowable sign area for any wall shall be determined by taking 10 percent of the gross silhouette area of the front of the building up to 100 square feet, whichever is less. For single or double occupancy business structures, the total maximum allowable Signage on the property shall be 300 square feet. The site has legal frontage on both 7th Street and Highland Way. As such, wall Signage is permitted on two walls of the building. The total silhouette area of the south and west elevations, the elevations facing public streets, is 2,818 square feet, permitting up to 100 square feet of wall Signage per frontage. The applicant is proposing two walls signs, one each on the north and west elevations. The proposed sign an the north elevation is approximately 71 square feet in area. The proposed sign on the west elevation is also 71 square feet in area. The proposed wall Signage is within the parameters allowed for the site. The applicant is also proposing one monument sign for the site, 24 square feet in area, as approved with the overall sign plan. The proposed sign is within the parameters allowed by the Ordinance, and is consistent with the sign previously approved for the site. In terms of directional Signage, the applicant is proposing numerous signs throughout the site, indicated "ONE WAY", "RIGHT-TURN ONLY," and "DO NOT ENTER" where appropriate. Staff recommends that additional directional Signage be posted in the southeast corner of the site, as the drive lane in this location is proposed to come to a dead-end in this location until such time as the site to the east develops. The additional directional sigmage shall be placed on the 4 Planning Commission Agenda - pl/02/08 west side of the six parking stalls, near the "RIGHT TURN ONLY" sign. Access and Circulation. The primary access mto the site is provided via a driveway extending south into the site from an existing private drive on the north side of the site. This private drive is part of the existing PUD. The curb cut in this location is 24 feet in width, allowing for two-way traffic circulation into the parking lot. However, if exiting the site southbound out of the parking lot, the drive aisle in this location is 18 feet in width and accommodates one-way traffic only. This drive aisle extends to the east, providing a future connecting to the adjacent property. In the interim, the applicant shall be required to provide barricades and directional signage in this location, indicating that the road is a dead-end. The joint access arrangement proposed maybe accommodated by PUD. This drive lane also provides access to the drive through lanes. As stated above, the applicant is proposing four drive through lanes with an additional bypass lane on the east side of the site. The curb for the proposed bypass lane is located approximately one foot from the east property line, within the drainage and utility easement. The Zoning Ordinance requires curbs to be setback a minimum of six feet from the property line. However, the ordinance also states that an exception to the setback requirement shall be granted in Business Districts where adjoining business provide for private cross access between parking lots, as is the case with the subject site. The proposed drive aisle is permitted within the drainage and utility easement, as it is not adjacent to a public street. However, any disruption of private structures due to work within the drainage and utility easement would be at the expense ofthe property owner. No striping is proposed to delineate the drive through lanes, with the exception of a 4-inch, painted white lane delineating the separation between the ATM lane and the bypass lane. With proper directional signage, this arrangement is appropriate. Pedestrian access is accommodated by a series of sidewalks extending from the parking lot to the buildin~ entrance. An existing concrete sidewalk is located south of the site, along 7t Street. Building Design. The applicant has submitted color elevations for all sides of the building. The building will be constructed primarily of stone in dark Earthtones, with significant glass coverage on the north, east, and west elevations. The building is approximately 28 feet in height, as measured. fram the top peak of the roofline. A varied roofline is proposed with E.LF.S dormers to provide articulation. The applicant has provided a quality design for the back side building as well, proposing a stone wall with glass coverage along the tap. Additional windows are provided to provide visual access for the drive through tellers. The drive through lanes will be covered by a canopy supported by stone pillars, each with a stone sill cap. Planning Commission Agenda - d 1 /02/08 Gradin and Draina e. The City Engineer has reviewed all grading and g g drainage plans and has provided the following comments: 1. Correct the scale on the drawing. 2. All detail plates should be revised to reflect the current plates from the City General Specifications dated Apri12007. 3. Extend the drainage and utility easement over the existing storm sewer pipeline on the west edge of the property to allow for City maintenance. The proposed sign in this location should be shifted outside of the easement. 4. Show haw the proposed contours will tie into the existing contours along the east property line. S. Show the proposed storm sewer pipe sizes and the structure invert elevations an the grading plan. 6. Add catch basins along the north side of the property so that the property is serviced by a local storm sewer system to accommodate drainage from the north. Please provide mare detail on how this area will drain. 7. The radius at the northwest corner of the site appears to have flat grades. Please provide more detail on how this area will drain. 8. Connect roof drains from the building to a catch basin within the on-site storm sewer system, or drainage also can be directed overland to a catch basin within the an-site storm sewer system. Utilities. Regarding the utility plan submitted, the City Engineer has provided the following comments: 1. Correct the scale on the drawing. 2. CBMH-2 is planned to accommodate drainage from the lot to the east. Please size the manhole to accommodate a 15-inch pipe extending along the south curb line of the future parking lot. 3. CB-5 should be a minimum 4 feet deep as per City design standards. 4. Reduce the slope of the 15-inch pipe from CB-i to the existing manhole to 4.5% to reduce the maximum velocity below 12 fps. 6 Planning Commission Agenda - O1 /02/08 5. The City does not allow sanitary sewer services to extend directly to a manhole. The City will be reviewing this issue as the service was extended with the Home Depot project. 6. Show where private utilities will extend from the mainline to the building in addition to what is shown on the plan. 7. Verify required hydrant locations and sprinkling requirements with the City Fire Chief. 8. Show the existing 8-inch gate valve at the end of the water stub. An fl- inch water service is required to be extended if the building is to be sprinkled. Additional engineering comments include the fallowing: 1. Provide barricades at the east drive access as per City detail plates. ALTERNATIVE ACTIONS. Decision 1. Regarding the request for a Conditional Use Permit for Development Stage Planned Unit Development approval, Preliminary and Final Plat approval, and a CUP far joint access and parking for asingle-tenant commercial building, the City has the fallowing options: 1. Motion to recommend approval of the Development Stage Planned Unit Development, Preliminary and Final Plat and Conditional Use Permits for cross parking and cross access, based an a finding that the proposed use is consistent with the intent of the existing PUD and the B-4 District, subject to the conditions outlined in Exhibit Z. Motion to recommend denial of the Conditional Use Permit for Development Stage Planned Unit Development approval, Preliminary and Final Plat, and Conditional Use Permits for cross parking and cross access, based on a finding that the proposed use is not consistent with the intent of the 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: Motion to recommend approval of 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. C~ Planning Commission Agenda - O1 /02/0$ 2. Motion to recommend denial of the Conditional Use Permit for a drive through facility, based on a finding that the conditions for approval have not been met. RECOMMENDATION Regarding the request for a Conditional Use Permit for Development Stage Planned Unit Development approval, Preliminary and Final Plat approval, and a CUF for cross access and cross parking, staff recarnmends approval subject to the conditions outlined in Exhibit Z. The proposed use is consistent with the performance requirements for the district, and the intent of the PUD. The applicant has proposed a quality building design with a desirable site layout, justifying the use of PUD. Regarding the request for a Conditional Use Permit for a drive through lane, staff also recommends approval. The proposed drive through is consistent with the conditions of approval, and will function well with the site. Significant stacking space has been provided, as well as a bypass lane, to ease traffic flow though the site. The overall drive though design is also consistent with the overall PUD. SUPPORTING DATA Exhibit A: Site Location Map Exhibit B: Applicant Narrative Exhibit C: Applicant Submittal Packet, including: Overall Site Plan Title Sheet Certificate of Survey final Plat Preliminary Plat Grading, Drainage and Erosion Control Plan Utility Plan Site Plan. Landscape Plan Photometric Plan Lower Level Floor Plan Main Level Floor Plan Building Elevations Exhibit D: Memo from WSB dated December 19, 2007 Exhibit E: Memo from City Engineer dated December 18, 2007 Exhibit Z: Conditions of Approval • • Planning Commission Agenda - Ol /02/08 C~ EXHIBIT Z Conditions of Approval First Federal Bank Outlot A, Union Crossings 1. The applicant shall submit a revised photometric plan, illustrating footcandle readings no greater than 1.0 at the property line. 2. Any wall mounted lighting shall contain full cutoff fixtures. 3. Any disruption of private structures due to work within the drainage and utility easement would be at the expense of the property owner. 4. The site plan shall be revised to include one additional handicap accessible parking stall with proper signage. 5. The applicant shall provide directional signage in the southeast corner of the site, prior to the dead-end. (. The applicant shall comply with all recommendations of the City Engineer as outlined in the mama from Bruce Westby date December 18`k', 2007 and as outlined in the memo frvrn WSB and Associates dated December 19, 2007. • EXHIBIT A ,~. ~• _ N Request for Conditional Use y ~~/ ~ - 1 ' ~ ~,~ - Permit far joint Parking, ~a `' ~ ~ '~~~ --~.~,` Joint Drives, Conditional ~ ~ ~~_ - Use Permit for Drive- fs~ 4~~ ~"+ •".~ `~ . ~ . Through Facility and aCon- `• : ~ ditianal Use Permit for ~~ ~ ~ ' ;'~ - Development Stage PUD. ~~._ ~: _ .,mow ~~ ~ ~y f *~~'~•~ r , • r• - ~j • r~~F~rac~ ~- :zr~4 A • ~~~"~£~ • r-- ii r~ ~a ,~` 41 ~4 ~~~ ~~ ~ ~ sx~~~r yf~ ~ ~~ r 'w ~ ' \r~.'• '~ f ~i c~ ~,..-~ '~~c ~ Sq ~~ 1 ~ ~~ ~` o ~ ~~~~ .~ . ~ ~~-. Tl Q ~.f~ ~~~~ ~ ~~ ii~~ /1/f~ • ARCHITECTS 28 Novemeber 2007 Angela Schumann, Community Development Coordinator City of Monticello S05 Walnut Street, Suite 1 Monticello, Minnesota 55362 Re: Proposed First Federal Saving Bank T.S.D. Monticello, MN 55305 Dear Angela, City Planning and City Council Members: First Federal Saving Bank in currently located in Big Lake, and would like to develop a new presence in Monticello. The name and logo for the new bank has not been decided. For now, we will refer to the proposed bank as First Federal Savings Bank. First Federal Savings Bank is currently submitting an application for: Preliminary and Final Plat, two (2) a Conditional Use Permits, and a Planned Unit Development - Developrnent Stage. The proposed site is located along East 7`" Street in front of the Home Depot in Monticello. It is currently Out-lot A. It will be Lot 1, Black 1 of Union Crossings, Third Edition and is zoned B-4. The actual address is to be determined. The proposed building would have approximately 4,365 sf of the main level and a lower level for mechanical and storage will. be 1,865 s.f. The total square footage for the building will be approximately 6,230 s.f. The bank would like to provide adrive-up service for its customers including four drive-thru teller lanes with the last lane having an ATM machine. The approval of the Conditional Use Perrrait #1, Drive Thru, would allow First Federal Saving Bank to provide completive and necessary banking service to its customers and provide an easy access for cash for the shoppers and residents in the area. The four lane drive-thru service is located discretely off to the east side of the building and allows for the stacking of 5 cars in each lane. The drive-thru service is an integral part of the design and the function of the building. It will also be well lit for the safety and security of their customers and employees. The approval of the Conditional Use Permit #2, Cross Parking and Cross Access, would be similar to the PUD- concept plan where there is cross parking shown. We are proposing the same cross parking at the southeast corner of the lot. At the east property line, we are proposing a by-pass lane. This allows traffic from both parcels of property to exit. First Federal Savings Bank understands that the by-pass lane and curb is within the interior 6' Drainage and Utility Easement. HTC ARCHITRCTS 93p0 Hennepin Town Road Mpls MN 55347 (952) 278-8880 www.htg-architects.epm • The orientation of the building is due to three rnajar factors: 1) The irregular shape and dimensions of the lot for the functionality of a bank with adrive-up teller service and the vehicular circulation that goes along with that, and 2) The orientation of the proposed strip mall going in on the adjacent lot to the east. The back side of that building is what will be visible from the bank and to its customers. First Federal Savings Bank would like the area next to their east property line tastefully and beautifully screened to help hide the service side of that building. 3) Best visibility while accommodating the above. The proposed site design has a parking requirement of 23 spaces and 30 parking spaces are shown. The proposed site has 67°Io impervious surface and 33°l0 of pervious surface coverage. Thank you for your consideration. We appreciate your time. Please feel free to contact me with any questions, or if additional information is needed. Sincerely, ~~ Sonya Kraft Project Architect cc: Mr. Kevan Sorenson, First Federal Savings Bank Mark Kampmeyer, Ryan Companies Tnc. • r1TG AF%CN(~rrC'., 9.~(1G' `~err~e~'.~ r:~v,' ,~r~u 'r ~.... . "' ~~ 4 www.~i '"8-Gt~~O tg-arrh,rterrs.cnr;, .~' ruo..ne n~ d~^ a c r~o r xco i 0 3 zssrz ~t.u scvo:n r-rnro-rw~~w~wrvc asn. cw.onc ,m-wraasfsxe,:e..d.'- e. .••.• wwsuouvee onurx+oun•,ne (" .8~'1 :'~~ ° ew,acs~.w-ten ••~aw ec+canc .w.~l.w••wr m, xl..lmm I cold ails IIR~enp rew ••wean ~~~ I ou weO xN M•e's r•.vx no vnpww.~a.~snnrre ueeneN acG~ ttxelss ~. ~~~ e~ON IeWS suiunwa . ny,caney . mqu.wnua '~~~...,.r r•~nw n. w....iw i 98u199oAp uaryfl raaaoa/fa "'".~~~°'a."°..~ •au~ 'upspeW :4 113tl4aS --~, w~~~~.w~.o w,. ~.d ~ wwr~n•..-.. -.-. -~ - ~W F ~'~ ~ ~' ~ a ,r ~re~~~~: W ~ 13~N nn~~ ~~ y~i ~ ~ ~ ~ g ~ ~ '9 ~ s ~ $ ~" QQrr / °~ ` I ,~~., I 1~ .:;i I ~ ~ o ' ~~. 3~ {~,~ 1, it'1 kw ~uu b I ~`o =.....~ ~ i ` ~ a ~ 1 3 k~°~~-0 . ~~~ o ~ ~~ ~ ~q ~~~ ..e •~__ p ' - ~ryl f~.a1 l it A r~~ uti I ~ ~~ ~ I ~ a' ~W ~ e'll ~~ _ W I 1 d O ~ f~ .f ~-. W ~. ~"~ ~ ~N ~.. I ~ ~~ o - ,~ ~ ~o~ ~~ p W6~ ~~ _._ _ ., y I _ o I § n~~~ l~, I ~~ 3~Y~~~°6 5 3~~~~~~$~ BY~1 ~vf ~i.~? /1 _~ ~~~ ' 'f r•J~ I ...,, N ~•x~ ~g~ ~ ~~. ,rA~ U ~ ~~ ~ n ~~ ~~ I Iyp~.._. , ~~Cry~~ o ~~ ,I ~ o ~~yy~ ~~ o yy~~ ~~(1 ~6 ~~-~ ~ a ~ p~~~ I~~ ~ ~ ~~ us~m~ ~ ~~Y~ .I ~ ~ m p =~ ~ ~,,~, ~:,., " ~~n~,......... - a `,,~ ~, Gf ~ ~ o '' ~ C W ~ W :.\ \1 ~' YkYYYYYk`~ k ~ kP ~~ '~ 1 _~ ~~tn Boa:: ~ a ~~~ "z ~ 4 ~~ ~~~~~~~~~ a ~~~~~~ • • • 8 ~ ~~~ ~ ~ ~ (yN.~~ C ~ ~ Q 4 Q ~ ~ ~ ~ ! y, ~~~~ x ~ ~ O~ 3 ~ S _ Ar~~ ¢ ~ ~, m ~ y ~ ~ ~ ~~~~ ~ n ~~"z~ ~ ~ t c m'- ~ I.N [/ w v ~~ m U ~ ~ I I I I I I I I I I I I ~3~ ~~ ~ w~~ ffi id oaf ~ tj~ ~ o' l l R~ ~ . Foy rn w~ a I.L in ~ ~ _ IN o z m Z J W W C7 0 z v Z ~o v~ ~Q VO ZW 'Q 2 m~ Ow O O O o 4 2 W W W W w F: W F• a V 4 a w ~. J C1 x W 3 Q ~ -~ ~ ~~ ~~~ ~ ~ ~~~ ~~ ~ ~~~~~~ CT ~ W ~_~ hh .. W J ~ yL ~~W~°~ a ~ N W$~ O a ~Jr 'n~ O „ ~ rr o _ v~t~ J E _ LLla Q ~ `~ ~~ ~~~ ~~ ~ ~ ~ wa = ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ mm ~g~%~ ~ ~~ ~~~~~~a~ ~~~ ~~ ~~ JO~~~~ x ~aw~~ ~~ llpp~.JI , X Y~W +~ O ~~ r ~Yt ~ ~ ~~ s ~~ ~~~ mm .. LL ~ ~ F- ~ J ~'~ ~g~ ^S'° ~ ~~ ~ ~~ ~~ ~ ~ ~~~~ ~~ ~~~~~ E~RE~APR~~~ ~' 3(1.'33 ~~~7~ • • O .. C~ F _. ;] W ~o W h ~. ° s `~a U ~ n rc N ~~ o n ~ `~' ~c m _ w b a'~ ~~ ,. I a 0 ~/ ~/ ~~ 2 ~~ ~~ ww pp F m z N ~O ~n ~_ ~~~ o~ ~N ~~ 5~ a- 2}m UW J LLLL11n m ¢ O ~ ~ s` ~~k ~~ ~~~ ~4 aXrn ~!- a~ul ~w 1~-pw z~' ~~~ O O O ve U.. _ a ~ W Q ~ ~ C q ~ ~ C + z ~ ~ .. ~~ ~~ y ~ 6 LV ~ ~ ' ~` 4 w k ~ V W W ~ N ~~ '~ r \ ~' ~ \~ .~ ,~ ~ p6 p n ~ P~ 5~h C) / ' ~,~o J A _ ~ F r' s r J ~j~ ~ ~_ J~~` ~ i ~~ ` ~ C7 ~ ~d. ~%. ~i ~ ~ U ~ p~.C'. ~ O~ r~ ~S2 ~ s ~ ~ o~~~ y o.p ~ t~`,b ~ d ~# n %' ou}_ ~E$n mo gi ~ ~ n o ~ T U o ~ e ~E m ° ,, ~ y ~ c c O D yy (] p ~' m m c cuc '~ x'Gn ~•3 o r Q m $ u l ~ v O `° ~ 3 i rn 'C in a T .~ a- ~ t V rn .6 in a 0 ~ ~~ w ° n ~ ° ~ o ° J a`°a, ~ n r $° N °c~~r € E a% ~ ° ° ~ J o o ~ .. _ n ~g o ~ g ~ m o ~~ v a ° ~ g ~ ~ - ° ~ ~ ~ ~ ~ sn vai '` - ~ n n,'-' ro° ~ ~ i c$i I rn°~ v .u ~ o •- a ~ I o ~~ u .d ~' ~ is ~e N .f~~ w p$ ~ ~ ° ~ ~v r ~ d~~~ ~ y a c~ ~~ I $ W m~O~ Y m ~ l n - ~ E •y~ t oL ~ ~~v ~^ m 'e ~ v~ u.~ - i ~ I f S, m n :: J m ~°' a'E a -m~ ~° ~-' c a °~ '~" aE g I ~ r]. °v° •~ ~ ~ vl ~ ~ I o ~ p ~ 'tl $ ~+ ~ ~ ~' Y I a ~ o ._ ~ a 1 V 0 ~ " ~ ' a y..J s., ~ ~ m ~ ~' r o - c °C F E U ~ r ° ~ I . 3 ~ C h v n ~°¢~° (7 v ~ ~~' ~Y U ~ ~Y EY 2` - $ v ~~ Y ~ I Nro o~ m ~ om° F Y u~ ~ ~ ~ ~r w ~ Ev 9 ~ a j y o ~ a ~~ ~ q ~~ aa ~~ ~ c 05 "O pp ' ° n ~° r 4 2 p~ rJV c ~ ° c ~ ~ gr rn ~e .. ~ ~. ° k ~ C IQ rnda ~~ m ~ ~~~~ r °° v- n ° m ~~ ~ ~, ~ a r~ I~ d y ~N~;o ~=gym ~ =a~ ~m ~ k ~UI~NC3 .G 3 €3 ~ ~~~~ ~ v ~~ m 7~ x~ ~~ n °v ' ~ I~ a C Q ~ V v ~ ~3 I ro~ ~ m ~ ~e G ~ i u ~ a~ .-~ ° y. l x rv x 'u U 0 ~~ [~ •- v ~ n` h~ ~ a. U s O ~ r ~ ~ c _p c `y U - ~ L I# 2 ..I _ IO Ana m .r+ y I ____ .. • • H a `- B Y~~~~ N ~ w ac J a w 0 DC u~ a t~ z a ~! oW W z w _o A\ ~ ~ `~ ~ a ^ ~ C ~z ~ ~ ~~ ~~ ~ _ o ~ ~. Wes ~ ~ m i _ i I ~ ~~ ~ ~' `, ~ ' I I ~ ,, .. I I ;~ ~ i i / ~~ r I ~_. ~ VIII , i ~= ~ I ~ •'' - r - _ ~ I '~ / f i _ ' , iii --- '> ~ ~~ .~ - - - - - --- T ,.- ~ . ,~ I ' ~ oH./ .. I i ~ / ~ /~~ /~ % /,, I _ a ;'' / ~ =I =~ c ~; ~~ / ~I ~ ~ ; ~ ~ - / " ~,,, ~ wl T ~` ~ ,~ - ~~ J ,°; ~ ,~' .j ~~ ~' ~ / r I ~' ~ - J ~ ~ j 1, ~ ~~ -, ~ ,. .''V r » - ~ ~- _. ..... F ~ .. __...,_ i y ~~., ~ ~ / ~ / f1 0 N;~I 1y n I. 18 ~T' ~ d ;' ~ / it ~i ~,. ~ '8~3' ~~3N~N0~' ~ ~ /)~'~ i ~ ~~ it r~. / ~ // ,'/ '~ l if k ~ c, ~fQ / ~ / ~ °n u I ili ~ $r i - iii // _.._> ~i III, I~' ;,~~ /,, /; .---+... ----..._.......-iii ~ ~' b U O z t.,.. Q J d Q ~_ W ~, U Qd CO ~ ~~~ ~ ~ U ~ Z f/7 ~ 2 O ~ Q w ~ ~ z O (~ ~ t,~ U~ v~ a A 4. 0 G ~~ ~ .~ a '~L~ w ~~ b` ~~ ~~ ~~ ~~ Q ~~~ ~~ ~~ a ~~ ~ 8 ~~< ~ ~~ ~ ~~ ~ ~ g ~~,~_ ~ _~~~ ~ ~ a a w ~~ w Y 2 ~(Ji C U N a U ~m ~ a 3~~ y~ °g ~ ~ ~ ~~ ~~ Q~e ~~~ ~ ' s 7 "N ~~~ ~Yg wF ~~~ ~~~ ~,- r S e ~ ~ Z ~ k epRq ~O-y ~ `; $ ~ i ~ t Ypp 8~ ~~ AAG~ ~&%d @gd,~°~ h = ~ L.f~ J r ~~ ~ ~ ~~ ~9~~~ p5~ 6 ~ZD 9 F ~ } ~ w ~~ ~ m r~~~ ~~~~ ~~ Y --- , I '' o ~ ~ M ~ O mg ~ r ~ ~ 2 ~& d aG (/1 2 -/ f' ~ ~ U __~\ ~ ~~ i,iao ~ f ~j~ _ __ '.. ~~~~it , W ~'l1. E~ ~~`~~ COQ - ...~ __. f~ ~~~i,~~~~ ~ _ a ~~~ i t~ + ~ ~ ~ ca I ~ ~ it _'~ ~ n /~ ~~ / ~~~ ~ ] „ ~, ~ I ~ ` i@ ~ / ~ ~ ~ A i LL i ~ ~ I ~ ~ ~~ ~ //~ La,' o k S ~ ~~~ ~r ~ - m . ~. ~ ®-~hi-f Jan ~~ I~.l l N S ~ 6] ," / /, / ~~W f ~~/,~%, @dq ~„ w , / ~~~ ~ ~ q, , , m ~ ~~((,', 'ir rc _ / / € ~n5 ~ ~~::.::~/ F~ ~ _,•~•~~.~~~~~~.~.~ r~mmnYf 111 ~~f ff i'SY _ .._. ~ 88rS5=- 3k~ouO~- -- ~~' 7- _ ~°s it„'~l l €8~ X6 ,/ ,~ _ n~ 3,1 / '~ i ,'<,s ~ - ~sB r 0 snou'irvn ie rn „~7 ~ ~ - / ~a a - viii N / ~ / i .= - ~ ~ ; m ~~ ~ 1 ~ , -~ --- - __ ~ ~ iiiti $7 ~ / ~ rl, / ~1II/ b~ ~T ~ ~ , 3 R w~X gg ~ u,' ~ ~° F g y ~~,` °~° w~4~ ° S ~~ 9 g~~g ~~ ~ 6'~~~~ ~ ~~ ~BCq §Y ~, 1 ~ ~~ g T ~ kS~ d Y k Y 44' S~ w ~aa~ ~a~ ~gv L 5 ' ~ ~ ~ p ~ ~ a~~ P ~ ~~I$"y ~~~{{~ ~w g~ ~ 4 ~~ ~~ ~ ~~ ` e ~ ~~~ a w ~ ~ 2w ~~~ xa~rv pp~ffi ~ d., w a~ ~ ~ K;~ ~-? ~p '~ 9` 3 t ~~ ~ ~~ ~¢ ~ ~`~ RE b "y~ F 6 ~~ ~~ 8+~ ~ e ~~ Sin ~~ ~ ~~~ R ~ F ~~ i0s ~ a ~i ~y~~ ~°yli~~ ~~ ~?~° ~ ~ ~ ~ d ~~> Fd~ ~~~ ~ ~~~~„~ ~ ~"~_ ~a ~$ x"~ `s ~ ~~'a " '3~ ~~ y~~~ e 7 ~ _ ~~ w4@ a ~ ~ ~~xw ~~~~ ~~~ ~ ~ S ~ ~ ~ x~' ~ ~~~ ~c9`w~~w~ ~ ~ ~$w v~~~~ ~ ~~ ~~ ~ ~~ ~: ~~~7 ~, ~:&~ ~~~ ~~~~' ~! ~" $z aye b ~ ~. ~° ~~~w ~p ~~ ~z ~n~ ~ ¢xa gs ~ ~ A~~ ~ a~ q3` ww ~ s~ u9 ~ rJ ~~ ~~ ~~~~ € krP a~ ~ z ~F "F. ~ g ,~y y lia~€ ~@~ w•i W~~ ~~~' e ~ ~ ~ ~~: ~z~ ~~~ ~~ ~~'3 ~~~~'2w ~ ~ ~ ~ ~~~'- # & ~" 6a~ ~ n ~ F S~ ~ ~E~ E$d yy € ~gP 3 ~ 9 Ggty~ a~g~ '~ q} q~ ~ ~ S ~ ~. gg w x 3 Y! ff ~~ ~s e ~ ~1515yy ~~„y~ B ~ ~ n ~.a ~, ~&cer~ ~ ~ ~$$ ~, ~ u ~ ~y._~ ~ aa i~~ w. ,~~ w ~, " e€ e ~ ~~~ ~~ ~~ ~ ~ ~ ~ n. ~ ~8 s $~~~4 a ~x` ~ ~~ ~ ~ a~8 ~ ~ c N ~~@$ 3 ~ F ~ 8 ~ G~ b ~~ ~:~ ~ ~~ ~~ 3 .. 3 ~ h ~ ~ y ~ ~ d YYY n- J €' ~ +' R"~ 4 g~~~ ~.~~ ~ ~p ~W q> 3 g. w R 9 ~` 88 ¢d ~g~ 4~%xx~- a~ ~~s# ~ ~~ _~ ~ $~ ~h ~3~~w dE~ ~~~~~~ ' ~'..w 3 ~ y n ~~,~n~ ffw ~w ~~ $~~~ w~ ~~ ~ 43 ~ ~ C ~ is ~~ by ~' ~~ ~ m g' ~ w ~ ~ ~'~„ w ~ ~° ~ p 9` ~ ~ A ~y d„ 4 lei ~? ~~ ~` ~ ~ ~• dx x a ~~ a~~~ ~d~~R~~~~ ~4°~ ~~~~$ ~x ~e~ $~'~ ~~ § ~ ~g~ r p~'~ ~~~' ~ ~ s~=9 u ~ e~x a" x ~ 1~ ~„ ¢~~ ~ ~ ~ ~ ~~ a ~i 3 a §': $ v [ ~~ ~ ~ ~;' ~~ . 3 y ~ ~ ~ ~'.~y cN.rtt'F ~ ~ ~~ ~w ~m y a ~ ~ ~ ~ d ~p ~ ~ 8~~ qwW ~ E g~ Y~ ~nf ~~ ~k$ ~,. T~' ¢~g` g ~ ~ ~ ~i ty~ E~~~. ~ ~ ~§'" ~ fi [ 6 wr ~e.er.o~ ~m *~wanr ~se~r cwn~nn~wrow a.~a ~ vx- ~een~memu • • • ~ ~ ~ ~ Y .pN a 4 --~~! ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~€ 1 ~ ~ ~I I ~ --- i ~ 4~ ~ I ~ I ~ ~ ~ rv I ~ I:~.'~ , ~ b ~~ ~ #~ _ =s~~ ~3 ~~~ ~ ~K~~~ ~ ~ ~ ~~ e~ za ~~~~ s ~e ~ o y ~ ~ ~ ~ ~ ~~ 8w $ ~ y ~~ ~q$ ~~ b °~ ~? ~~~ ~ a ~ ~ ~~ ~~ g _ ~g ~~ a ~~~~ ~ zl ~~ stn ~i~ ~~ ~i n ~~- ~ M r n ,. m ~~ snoN~wniie ~~ -~~r 3 ~~~ .~ ~. -_ i , -_._ ~,_ .L %; BillYS ir3~~'~ ~ '' B~ ~„ Se i 3 ~~~~ ~$~~?~ ws i B~ ~ ~ 4 ~ r 1 ~ ~. ~ "` B ~= r l ee9 9d 9 1~ 8@g gy~ p~09 !P i~ 9 ~~ .~ p!~yy !~ °lu .J ~ i~ 1 j ~i~ N I ~3 g d4 F9 d 7 g d ~~ ~~ ~ ~~P ~ ~ ~i i i Ii ~ ~~9gg ~~ a~ m o ~" .~ ~ ', U ~~ ~~ ~ z Q Z J fY d Z Q m ~ ~ W H 5z~ ~ ~~_ ~ ~ ~o~ ~ ~~ ~~¢ s ~~ ~ W ~ ~ WF~ ~z 0 ~~ ;. .a ~~ o „ ~ ~ ~~ ~ ~~ ``" ~ ~ ~" a~ ~ a-~ ;~ ~~~~F 1 ~ ~' W b ~ .. ~ y~ Q k $ ...• ZZ Q~ w ~ QU ~ .] ~ Z s ~'~ - - ~ J ~ ~~5 a ~~~ ~ ~ + 1 ~ ~~ ~ g ~~;~ ~ ~m~~ w= ac` ~ w w m +~~~ ~ ~ i ~ o o ~ -- it ~ a om v ~ ~a- ~ y 'w ~~ ~ ~ y .._._.... yh ~!~ a~ tl ~~' ~ ~w " -~ - m° u o ~a ~ ~ ~ e~~E'~'•~ 9~j~~!!~i ,, 9 t - - 1 k i ~ If ~ ~ V E~~ ~ Qo ~h ° a M, ~ ~6 ~'P .. - d .1 ~ ~ h a .. Y= ,~ d sr - , # ~~t - ~ ~ ~ ~ n % Y 1 - p ~ _ ~--~ og ~~ ~ & a~ - 'SI 1 ~ ~.e RlE i rl i ~ ( ~ ~ 1 s7' ~ ~7. 1~ is ~ ~i ~ + ~ ~~~_ g'a 0't~i~~ A 8 w m.~co~ tmzkv~~ ~un~ss~~~ao-Nan3)uxOw V,'~i ~'NW - ~f[~~~mt~~n:~ ~~~~ ~~~~~ ~~~~~ ~n~~rv~ ~~~~~~ • • ~ p r m~~ o 0 ~u~~ M-" ~ a k' ~w ~ Q ` ~ ~ ~ 4 ~ ~~~~~ o ~ Z W ~ C_] ~ ~~"~ m m~ ~ Q a] Q O ~S~s~ rn L ~ c a m e ~ r W L/] ~ ~_ ~ '-~~ m < ~ z ° I I I I I I I I I i I I ~~q~ a~ ~~~ S a a ? ~ H~ ~ ~ 2 ~~~~ rn W ~ rL I.h C!1 ~ ~ ~ ~ n s ~~ ~~~ ', - Illll~' I'~II 9 ~ 9 ~ I Ili '~I~~ ~~ ,. ~ _. _ I ", ~ ~ ~ I .6.OL ~, .o nn •ct ~, III '.I j j qb: ._ ~' _.- t? '~ I ~ ~ Fay _ - du _ m'~ / ~. III I ~~ R L...- -. ....._ _ ~ ~I ~Y .o-. ~ s n ~ , -... 9 '-- ---- - ----• ~ .. 1a 1N3W35tl3 ~ 1 4 ~ _ / ~ aui'1 AlX1fQ5i -_~ -` `~ I'~ / // / // /,' / ~- ~/ 7 i %~ o,z o•,~ ~' y O ~ h ~ ~ {~ ~ ff - ~ ~ ~ ~ ~~ ~~ ~a- ~ w~ ~: ~~ ~ ~ ~ www~ ~.~~~ ~ - ~ ~ ~ ~ gg ~~~8 ~ ~~1 W LL~~ ~"~' § {~~ '" ~ Y ,5 ,0 ~ ~ ~ y~~{ d ~* ~~ '~4 '~ $~~ ~~~y~'ay~ j;y3~ ~ a ~ F ~~~ ~ m Q ~~n~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ff ~ ~ K ~ ~ S~ ~$ ~ dZi`d' a F ~~ 111 ~ o_, `x ~ ~ o~ o~ ~ ~ ~ $ ~~ ~~ ~$3 ry Y a j z a ~ o ~ Q pa d 7 Qw ~ T' J W ~ W U ~ W W (2'} ~ T n u gza~n0 zav^ ~~ ~ i ~ cn c5 ~ ~ A dii u..~a u ~ r ~ ~ 4 I / l , i i ,'1~ n ~ Q -O..f~ ~~ /~o.. .o ~, % _ -- ' ~n . F R . y / ~ _ , q ///. t... i/~: _ u ~ ~ -- -- v 4 _ ~/~ 9 /~~ / / /, ~/ , /,~~~ / C // ~ i 9~~-- / r ~' ~ ~,, / ; f l ! / r~ '~ i i ~ ~, ; i ~~ i', ~ /~ r T~~ ~ ~; % ~~ ~ ~. / / / :~ ~:~ .O.b .9",I .9•.b €~€ ~n .ri q w ~ ~ U ~ Cl J ~... ~ e Wa ~II' ~~ I~'~j - • O llJ W I v ~I1 F- ll~l Z ..D-.t ..- .P.f _. _~o-~.. -.o--f "~ rYy~ R~L 5 O J~ ry~ ~~ .~ ~ 0".L ~~f r~ ~ Q .0-.L .0".f ~~ v ~ ~ 1 1 • J W 4 ~~ l)l _ z O LLl W z l~ ttl _v lL lL m ....... .. .._...._. I .. _.. ----._... ... .__...._ _.... I __ .............. I ~ ^ a I'i'~~ II L NW olla~i~uoW , I IC ' i.. .. 0... II'I O o ~ 4 ~n ~ ~ _~~ ° ~ W 3 ~Z n ~.Qd 5 ~~~ ~I a aaa a s.~i y9 ...~~ ~ z ~ ~ I W I' t ~ ''~ ~ II x a o ~ o~ _ $~ ~ I ~ ~ I ~ .c _. a ~~ ~ ~ I _ III ~ !I ~~' _. . I ~ ~~m I w Y W m w ~ ~ I ~~ ~~~ ~ =W` ~~ ~~ ° ! i N'b'7d 3d b'~SONb'7 ~ ~a x~~ ' w ~ ~ I ' ' i ' i I~ I ~ g ~ ~ I' ! ' I ~ , ~ , , III ,I I I ' o ~ ~ ~-- ~ ~ ~ ~ A ~ .~ ,~ I : ~ ~ I~~ ~ ~ I 'NPIAb'JOU3WVN 1~9fONd ~ ~, ~I ~I~ ' II II ¢~ Q ~i ' i ~d O '' ' I L. ..... ' I I i i i . w s J ° o~ !n ~ ~ a ~ ~~~ s u n w~~~ -~r ~ ~~ .~ a ~ (V ~ N N N ~ H ~ m m m ~ y~ Cn E ~ . ~ ~! ~ ~~ ~ z ... a w'. ~ II N II W C ~N cnm ~ ~ p~ ~ O 1` ~' d T7 u7 d _ Q~'.~ ~ h LL II ~!° o0 5° aaG: ~~ N N 0 z g II I s ~~~ ~ ~~ ~ ~~ # ~ ~ ~ ~ ~ ~ ~ W ~~ ~ ~ ~ ~ ~ > ~ ~ ~ ~ ~& ~ 9 9 s e e e ~ a a s ~ 5 ~ ~ ~ ~ yy~ ~ ~~ ~ ~ ~ bka~~ S ~ ~~ ~ r r r r r s< :: s< r r ~ ~~~~ ~ ~~~ ~~ ~ Y ~~ ~ ~~~~ ~ ~~ ~ ~$ y~y ~ 3~ ~ q ~ 3g i~ ~~ ~~r~ ~T~j ~3 ~ 177 ~^ ~ ~ ~ ~~ ~ ~~ ~e ~ $ ~~ ~ o~ ~~~ 5~ ~~~~ ~ ~~ ~ 3 m ¢ ~ rr b o 5 nn 3 ~ ~ °. i ~ ~ - r n ~ m n ~ W F It w z a a r a a 4 f'1 O a a a a o ~ g ~ ~ a m c ~ m U] `m ~ m ~ ~ ~ ~ ~ ~~ f ~ ~ C v _ ~~ I y ~ U C C O ~ 4 a~ ~ { a b, _ u' 3' m c "~~'~ ro d I '' 0 ~~ ~~ E ~~ ~r a~ y~' M I YiY _U ~ ~~ 3 a ~ ~~~ ~ U s~ ~~R~ II ~ ~ -" .~ 4~ a~~ ~ro I ~ .~ ~ ~ ~ ~ ~ ~ $ '~ g d ~ ..~ ~ ~ a ~a ~~ ~$ 'I 4 T ~ ~ ~ ti ~ ~ 'o Q L ~ a ~ ~ r O O p +~.. " .0.. ~ ~ ~ (d Q tU Qaj ~ ~ v -OO ca -r7 g~g a "s 'O a 'C) - ~ 9 M..~ '~ C ~ G ` ~ a E fi 8 $~~~ ~ ~x I ~s`~~ ~~ ~~~ _~ ~_~ `.,~ ~I 1 ~ ~- - •r r 9 r ~I ,~ / /~ ~ %~ I, ~~ i i I it / / i i %~ I i i. ~} .. 1 ~~ i '~_ ~ '' ^~ - _._ ~.. - ., t ~ i 4~ b~H ~~- ~.e ~~~ ~ N~ x~~~ ~ I e ~~ >~~2~ X ~~~ ~ . ~ g E a I-I ~ ~ O N II F W .~ U y ~r r~ I ~~ pr ~ • • vr~ ~ ~ U (~ ~ Y ~ ~ a 3 ~ ~ ~ ~~ ~~~~ ~ ~ r o ~, m ~ x ~ ~ ~ ~ ~~~~~~ ~ ~~ v c~ W ~ Q U ~ ~~ a~°~ W m ~ ~ ~ ~ Z ~ ~ ~ }e~~~~ m w a~ r °' ~ W ~ '~- ~ m ~' i l l l l l l aa7E ~~ m°w~ ~ ~ c~ra ~ ~ m~ o l l l l l l ~~ , A .+ at p N w ~ ~ ~ ~ a ~,+ c w ~ A A .- ~ p ~ ,~ +~,. . P . "A, r ro N iii } ~ ~ w n c w w ,~ . c ,~ ..p.. ~ .. Es ... P .. P N p M a ~ c.... n :...d.. m C _.. ~ N N e '„ ~ ra ~ j w ~ w . P Y ~ ,p v w p s- .- .- M N d~ ~ d~ N N s- .- F N, n .~ ~~ ~ eM ,/'i ~ s- ~~~~~ ~ w ~ P p is w d~ .~ d~ ~~ [~d A~ N r^ .~ n ~ d'~ a !~ N N ~ d~j. y ~ N N r a +~ n~, ' ~. ' vv11 O ~ '~ d'~ -I A~ a~ a ~ w '. .M- ^ .a dM dM1 d'i +^ ~ ~ d~ 1r/ "A~ n d~ N ~ .- ~ la /, ,~ .d . ~ c p .- ~ n . ,r . d~ .- I ~ ~~ 1^'..~ I == M s7 d+ t~ P dry J~ ~ n d~ N N o+ p~ n K+ n n ~ ~ + N 6 P ~ ~ N +'~ ~ ~ n ~ N N w < /~ ~ A P y ' n ~ ~ '.N ~'+ ~. ~ ' ' ..,~p ~ m ti ~~' ~ 'A. n di n dpi N °J n ~ ,e m ~ m r m. m u, N , . p ~ ~ ~ ~ i ~' ~ ~ ~ aw w a ~ ~ ~ .- s. p p ._ ~ w . 1~ ~ ~ , e ; N ~ ~. N.. /+.. d N M '~N e5 P A 1 ' P P ~ ~ ~ .~ a~ n ~ ,, ,- ~ a ' ' ,~ ~ ~~ ~ ~ ~ ~ , , A ~, F .~ d e. e ,. ~ ,~ .~ P ~. _ ;~' .~ p ~' ,~ p ss, ~ ~ .. ~ N r'~ r~ .~ ~rv ~ N N n n a ~: r. ~ ri ~. ~ ~ ~ ~ ~ ~ A A ~'.. ~ ~ l ~, A a A p s... .ca. p . + d w ~ r 4 4 _, W ., .. ., ~; ,~ ~ ~, ~ A p " ~ / , ,,- N - _ V" ~ ~ '~ z € - ~ i .. ~ 31 I F;~;a - ~ ~ k ... ~ d \ // ~ ~ ~ R y. 4 a R ~~ lid ~~ ~~~~~ .~ ~. '~ ~ ~ ~ ~ e e. ~ ~ ~~ ~~ ~~ ~g ~ ~ ~ ~ _~'~ _ _ ~. ~ ~ ~ ~~ ~I!, '' ~ ~ q~' a ~ y~y g $ ~ ~ - ~ g s ~~ ~~ ~~ II ~ ~ ~ _. ~' ~ ~ i C ffi F a~ W ~ ~~~ ~ ^ ~ "~ ~~ ~ ~" ? ~ s W f!1 n m -- W --- ~ ___ H X Il LJ J ~ -- i ~~~ N °m ~ 0 u ~ u~i ry~ J F.Q.- ~ w~ a ~ ~ ~ U d y 0 .. m W J Y I.L Z ~ S~ ~g Q S ~ ~~ ~ m j ~ ~ ~ g ~~ ~ $@~k~ i c1 W m N ~ ~ ~ m ~ W C/? ~ ~ ~ ~ff'S~ ~ n L =a ~ ~ ~ ~ ~ m ~ ~ 6 I I I I ~ ~~g~ ~ 0 z '. o ~ ~ ~ ~ ~ Q W ~O ° ~ ~.. ~~w~ ~ ~ rn w ~ a LL [/) ~ ~ ~~ ~ o r '~ L J r~ L J =B~~fi9 r~ LJ i ~ I ~ I ~ I ~ ~_ } I ~ I L____.__.__.....~..__.__..___.........._..-,-_,___._..._______...._ J r~ r~ ~.. _~ ~ .J q ~ N w 7 J o d i J W W J W . .~ ~ Q • • • ~~~ mam _ S ~ N N ~ ~ ~ ~ ~4A e ~ 0 F LL J ~ I.L ~ Z ~ Z J h ~~~~ m m~ [~ p~ Z ~ _ ~ `~ ~3~~ ~ m n o~ o g c d~ m ~ W [~ Q ~ ~ ~8~~ n L ~ ~~: N Y7 _ w ~ ~ ~ C? I I ~ I ~ 7 lh ~ - ~ W ~ [C ~ d LL [~ Z ~ ~ v_, ~ o ' w ~ ~ ~N N wa C t L a 3 Z 0 } ~ w ~x ~ ~3 ~T ~ J ~, W ~i 4 w: ~~ ~~ ~~ ~ 4 Q ~m 4 ~ ~ ~~ o. } w IU ~I~ 4~ ~ ~ ~ ~ ~~ r ~~~ ~ ~ ~~~ ~ ~ w c~ 1 1 1 1 1 1 ~;~ ~~ ~ Q ^ z O t=- w C~ q. q. o. O. ~. w. U..I tl4 6 LL w nC ~•. a~ r~ 7 Ll.l l1J z O z • ~ . s ~~~ ~ ~~ ~ ~ ~ ~ w ~ ~_~~ ~_ ~ m~ ~ ~~' cQC ~ ~ Ia~~ ~ Z ~ U ~ I I I I I Q 1~ H ° x ~+ m ~ 4 ~ ~ ~ ~ " M ~, ~W~ a ~.~ ~ ~ ~~o~~~~~ ~ Y Q Z ~ ~ LJJ ~ r ~ LL (:~ w r ~ ~ ~d~ d ~~ V 1- 2 7 w J IU a O z O ~_- d } w -~ iu ~- lj] 4 u.. U a W Z m~ ~ ~ ~ C~1 N ~~~i k' y a ~_ ~ ~ ~ ~~~ 4 w ~ ~ ~"~ ~ ~ CW,~] ~ ~„ ~ I I I I I I I I I I I I I I I I I I I I I N~ W ~5 4~~~ ~~~~~ o ~ ~ ~ ~ ~ ~ ~ N w a I I I ~n ~ p ~„i,,r•, io;c n .,,~ i, ~~ ai~o ~a f ~~ Q~ 4 ag c~ g,~ LL~ F- d u u 7 h d C I 1 i a ~I~ O H- d 7 w ~~ w r. w • • • 4~ 4~ Ow CS ;d m~ m~ 4~ ~" ~~~ - Infrastructure ^ En ineerin ^ Plannin ^ Construction 701 Xenia Avenue South & Associates, Inc. 9 9 9 Suite 300 Minneapolis, MN SS416 Tel: 763-541-4800 Fax: 763-541-1700 December 19, 2007 Mr. Troy Gamble, PE Anderson Engineering of Minnesota, LLC 13605 - 1St Avenue North, Suite 100 Plymouth, MN 55441 Re: First Federal Savings Bank Plan Review City of Monticello Planning No. 2007-033 WSB Project No. 1627-82 Dear Mr. Gamble: We have reviewed your civil plans dated December 3, 2007, for the above-referenced project. We offer the following comments. Sheet CZ --- Prelimina Gradin Draina a and Erosion Control Plan Correct the scale on the drawing. 2. All detail plates should be revised to reflect the current plates from the City General Specifications dated April 2007. 3. Extend the drainage and utility easement over the existing storm sewer pipeline an the west edge of the property to allow for City maintenance. The proposed sign in this location should be shifted outside of the easement. 4. Show how the proposed contours will tie into the existing contours along the east property line. S. Show the proposed storm sewer pipe sizes and the structure invert elevations on the grading plan. 6. Add catch basins along the north side of the property so that the property is serviced by a local storm sewer system to accommodate drainage fram the north. Please provide mare detail on how this area will drain. 7. The radius at the northwest corner of the site appears to have flat grades. Flease provide more detail on how this area will drain. C: uxcumenrs and SeningsLl ngPla,.khummmlLacu/ SruingalTnmpnmrv lmemer Fi1rs10LK31LTB-r gamhle.lll9(n.dnc Mr. Troy Gamble, PE December 19, 2007 Page 2 8. Connect roof drains from the building to a catch basin within the on-site storm sewer system, or drainage also can be directed overland to a catch basin within the on-site storm sewer system. Sheet C3 - Preliminary Utility Plan 1. Correct the scale on the drawing. 2. CBMH-2 is planned to accommodate drainage from the lot to the east. Please sire the this manhole to accommodate a 1 S-inch pipe extending along the south curb line of the future parking lot. 3. CB-S should be a minimum 4 feet deep as per City design standards. 4. Reduce the slope of the 15-inch pipe from CB-1 to the existing manhole to 4.S% to reduce the maximum velocity below 12 fps. S. The City does not allow sanitary sewer services to extend directly to a manhole. The City will be reviewing this issue as the service was extended with the Home Depot project. 6. Shaw where private utilities will extend from the nnainline to the building in addition to what is shown on the plan. 7. Verify required hydrant locations and sprinkling requirements with the City Fire Chief. 8. Show the existing 8-inch gate valve at the end of the water stub. An 8-inch water service is required to be extended if the building is to be sprinkled. Sheet Al.l 1. Provide barricades at the east drive access as per City detail plates. Please give me a call at 763-287-7162 if you have any questions ar comments regarding this letter. Thank you. Sincerely, WSS & Associates, Xnc. Shibani K. Bisson, PE Project Manager cc: Bruce Westby, City Engineer, City of Monticello srb (.": IDruumenes rmd Semngrungrlu.S'rhumunnllorul.krrin~iTenrpurnrv Inrrrnrr Fr7rs1ULK31LTR•r gnmhlr-1 d190Zdae ~~ L December 18, 2007 Mr. Troy Gamble, F.E. Anderson Engineering of Minnesota, LLC 13605 - 15t Avenue North, Suite 100 Plymouth, MN 55441 Re: First Federal Savings Bank Plan Review City of Manticello Planning Project 2007-033 Dear Mr. Gamble: The City of Monticello received your set of civil plans for the above referenced project dated December 3, 2007. Upon reviewing these plans the Engineering Department has the following comments to offer: General Notes 1. Provide one additional handicapped parking stall. The site requires two HC stalls based on the number of parking stalls provided. 2. Standard plates must reflect the most current version, which are available electronically upon request. Plan Sheet C2 1. Shaw all drainage and utility easements, including dimensions. 2. Grading and pavement construction along east edge of site will require access to adjacent easterly parcel. Coordinate work with owner of adjacent parcel as required. 3. Drainage at radius in northerly corner of site will likely result in standing water (and ice). Revise drainage design to direct runoff from northerly portion of site into storm sewer system to prevent site runoff from draining across pavement of Home Depot entrance. Plan Sheet C3 1. 6" gate valve at connection to 8" service stub is called out twice...omit one. 2. The City's Fire Chief has not yet had a chance to fully review the plans. Once this review is complete the City will inform you if additional hydrants are required. The City's Engineering Consultant, WSB and Associates, has also reviewed these plans and has additional carnments to offer. In the meantime, please call me at 763-271-3236 should you have any questions regarding the comments above. Troy Gamble December 18, 2007 Page 2 Sincerely, CITY OF MONTICELLO Bruce Westby, P.E. City Engineer cc: Jeff O'Nei11, City Administrator John Simola, Public Works Director Angela Schumann, Community Development Coordinator Steve Joerg, Fire Chief Shibani Bisson, WSB and Associates Project File • • • Planning Commission Agenda _ 01/02/08 7. Public. Hearing Consideration of a request for an amendment to the Monticello Zoning Ordinance, Chanter 3, regulating required fenci~, screenm and landsca ~n re u~red buffer ards and re urred~ screenm for off street arlcrn . A licant: Ci of Monticello. BACKGROUND In light of recent concerns with commercial parking areas adjacent to residential properties, the City has reviewed its parking lot screening requirements and recommended an amendment to Chapter 3-S regarding off-street parking requirements. The proposed amendment would create additional restrictions in instances where non-residential parking abuts residential parking. The proposed amendment is intended to reduce the impact of headlight glare on residential properties and to reinforce the purpose of the buffer yard and screening provisions, which is to minimize other negative impacts, including sound and visual issues. ANALYSIS The existing ordinance requires a buffer yard where commercial or industrial property is located adjacent to residential uses. Said buffer yard requirements state a minimum number of plant units and a minimum yard width, depending on the intensity of the conflict between uses. For example, where industrial property is located adjacent to low-density residential property, a landscaped yard 40 feet in width with 160 plant units is required. Where commercial uses abut low- density residential property, a landscaped yard 30 feet in width with a minimum of 1.20 plant units is required. In either case, the non-residential property is only responsible for one half of this requirement. The ordinance also requires all open, non-residential, off-street parking areas of five or more spaces to be screened and landscaped from abutting or surrounding residential districts in compliance with Chapter 3, Section 2, of the Zoning Ordinance. However, there have been recent cases where the landscaping and buffer yard requirement have not been sufficient in mitigating the impact of off- street parking facilities, and specifically headlights, from adjacent residential properties. This is specifically a concern with commercial and industrial properties adjacent to residential uses, which have not yet been developed. In instances where non-residential off-street parking facilities are located adjacent to ar surrounding residential property, there is potential for nuisances to arise from the glare of vehicle headlights. As such, staff has drafted an ordinance amendment that would require additional screening in locations where non- residential development may occur adjacent to residential properties. The proposed amendment would require a specific half-berm design in all locations where non-residential parking lots are designed to as to direct headlights towards Planning Commission Agenda ~ 01/02/08 residential properties. This requirement is in addition to the existing ordinance language regarding landscaping and buffer yard requirements. This half-berm design would require afour-fact retaining wall followed by adown-sloping berm directly adjacent to any parking stalls designed to face residential properties. It is expected that this design would create an immediate 1.00 percent opaque screen, high enough to shield headlights from adjacent residential uses. 'The proposed design requirement is illustrated and attached as an exhibit. Staff recognizes that there maybe instances where grades or drainage requirements do not permit the proposed design. In those cases, the applicant may request an alternate design by conditional use permit. Said design would follow the typical procedure for conditional use permits, and is subject to full review and approval by the City. Other options in lieu of this required design or in lieu of pursuing a conditional use permit include: 1. Move the parking lot to another location on the property. 2. Redesign the parking lot to avoid pointing vehicles toward residential property. 3. Increase the setback from the adjoining residential property to provide for drainage or utilities if necessary. ALTERNATIVE ACTIONS 1. Motion to recommend approval of the amendment to Section 3-S [D] 9 with the creation of Section (t) as prepared, based an a finding that the proposed amendment is necessary to assist in protecting the health, safety, and welfare of the City. 2. Motion to recommend denial of the amendment to Section 3-5 [D] 9. 3. Motion to direct staff to modify the proposed amendment, or table for further study. STAFF RECOMMENDATION Planning staff and the City Administrator believe that an ordinance amendment with. additional language for such situations is necessary. Draft language has been prepared and is attached as Exhibit A. Staff recommends approval of the ordinance language as prepared, ar as modified by the City. SUPPORTING DATA: A. Draft amendment to Section 3-5 [D] 9. B. Existing ordinance language Planning Commission Agenda - 01/02/08 EXHIBIT A. ORDINANCE NO. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA • AN ORDINANCE AMENDING PARKING LOT SCREENING REQUIREMENTS THE CITY COUNCIL OF THE CITY OF MONTICELLO, MINNESOTA, ORDAINS: SECTION 1. Section 3-5 [D] 9 shall be amended with the creation of subsection (t). (t) HEADLIGHT SCREENING. In open, non-residential off-street parking areas, parking areas shall be designed to screen headlights from abutting or surrounding residential districts through the use of ahalf--berm design. Said design shall be required in all instances where headlights are directed at surraunding or abutting residential praperties. A half-berm is required in addition to any buffer yard or landscaping requirements, with a design as illustrated below: _.~ I' In the event that drainage or other conditions do not permit a berm of this size, a solid, maintenance free fence may be permitted far all or a portion of the retaining wall to the extent necessary to permit property drainage. Examples may include atwo-foot retaining wall and berm, with a four foot tall fence section. This alternative maybe allowed by Conditional Use Permit. Any fence proposed in lieu of the required design must be 1 p0 percent opaque and in character with the surrounding area. • Yr- ~,.----~---... ~y, --~r ~~ any required traffic safety island for each additional 5,000 square feet of off-street parking space after the first 5,000 square feet; such island shall be equal in size to a single parking space and shall be bounded by concrete curbing. Trees may be installed in approved traffic safety islands used to delineate parking spaces from driving aisles and in other areas. The internal landscaped island(s) required above may be deleted if the aggregate area and trees of individual traffic islands meets or exceeds the above requirements. 12. AGREEMENT AND BOND: (a) An agreement will be signed between the City and the owner which states that in exchange for issuance of a building permit, the owner will construct, install, and maintain all items shown on the approved plan and that he will replace and/or correct any deficiencies or defaults that occur in the plan for a period of one complete year or two complete growing seasons subsequent to the installation of the landscaping plan. A landscaping performance bond will be submitted along with the agreement at this time. Far developments in I-1 and I- 2zones, upon petition by developer, the City Council may allow phasing-in of installation of required landscaping over a period of three years in order to reduce initial development casts. Terms of the phased installation of landscaping to be incorporated into the agreement. (#174, 4/10/$9) (b) if after one complete year or two growing seasons all the commitments are met, then steps may be taken to release both the bond and contract agreement. According to ordinance, the developer/owner is responsible for maintaining the landscaping in a neat and proper fashion. Further, the screening is expected to remain effective continually, so any plant material which dies or ceases to function as a screen shall be replaced or reinforced immediately to conform to City ordinance. 13. A required screening fence shall be constructed of masonry, brick, wood, or steel. Such fence shall provide a solid screening effect and not exceed eight (8) feet in height or be less than six (6) feet in height. The design and materials used in constructing a required screening fence shall be subject to the approval of the Planning Commission based upon a recommendation by the City Engineer and Building Inspector. [H] GLARE: Any lighting used to illuminate off street parking area, sign, or other structure, shall be arranged as to deflect light away from any adjoining residential zone or from the public streets. Direct or sky-reflected glare, where from floodlights or from high temperature processes such as combustion or welding, shall not be directed into any adjoining property. The source of lights shall be hooded or MONTICELLO ZONING ORDINANCE 3/18 resulting lot contains the required amount of lot area per unit as prescribed elsewhere in this Ordinance, and all other setback and performance standards of the Zoning District are met. (#320, 3/$/99) [F] Required Buffer Yards 1. PURPOSE: Buffer yards are required as to reduce the negative impacts that result when incompatible uses abut one another. 2. The following table lists the minimum buffer yard requirements dependent upon the intensity of the conflict of the abutting uses: Intensity Minimum Minimum No. Plant Units of Building Landscape Required-100 Feet Conflict Tvoe Setback Yard of Pro ert Line Minimal A 30 feet 10 feet 40 Moderate B 30 feet 20 feet $0 Significant C 40 feet 30 feet 120 Severe D 50 feet 40 feet 160 (a) Minimum building setback measured from the abutting property line. (b) Minimum landscaped yard measured as extending perpendicular from the abutting property line and extending along length of property line. Half of the required distance on each side of the property line and extending the length of the property line. (c) Plant units are a quantitative measure of the required plantings for the minimum landscaped yard. i) Plant unit value shall be assigned as follows: Vegetation Flant Unit Value Evergreen Trees 15 Deciduous Trees 10 Evergreen/Coniferous Shrubs 5 Shrubs/Sushes 1 ii) The number of plantings required shall equal or exceed the number of required plant units based upon the values assigned in Section 3-3[G]2(c) of this ordinance. iii) The property owners on both sides of the abutting property line for which the buffer yard overlays shall each be responsible for fifty (50) percent of the required planting required for the length of the abutting property line. • MONTICELLO ZONING ORDINANCE 3/zs L 3. MINIMUM REQUIRED BUFFER YARD: The following table represents the type as specified by Section 3-3[F]2 of buffer yard required far abutting incompatible uses: MINIMUM REQUIRED BUFFER YARD Low High Density Density Insti- Use Resid. Resid. tutional Comm'1 Ind'1 Low Density None A B C D Residential High Density A None A B D Residential Institutional B A None A C Commercial C B A None B Industrial D D C B None 4. The size and type of required plantings sh all be according to Sectio n 3-2[G]~l and Section 3-2[G]S of this ordinance. • 5. Existing trees or vegetation within a required minimum landscape yard preservation may substitute for required plants. The number of plant units required shall be proportionately reduced according to the number of trees or vegetation preserved. 6. The location of an opaque fence or earth berm of at least 5 feet in height within a required landscaped yard shall be considered credit toward the plant unit requirement. The number of required plant units shall be reduced by fifty (50) percent. i) All fences shall be subject to the requirements of Section 3-2[G] of this ordinance. ii) All berms shall be subject to the requirements of Section 3-2[G] of this ordinance. 7. i) DEVELOPMENT OF VACANT PROPERTY: The owner of a vacant property which would require a buffer yard under the terms of this ordinance shall be required to install one-half of the width and intensity of the required buffer yard along the entire length of the abutting property line in all cases except for the following: ii) When a vacant property abuts property that has already developed more than 50% of the length of the abutting vacant property line by footage, the owner/developer of the vacant parcel will be required to MONTICELLO ZOMNG ORDINANCE 3/26 install the entire width and intensity of buffer yard as determined in this ordinance. 8. EXISTING DEVELOPMENT: Any existing development adjacent to property developed in accordance with Section 3-3[G]7i) shall be considered exempt from the provisions of said ordinance until such time as the property or development is substantially altered, remodeled, or expanded. At such time, the existing development shall provide the remaining one-half of the buffer yard improvement. 9. The criteria for the submission requirements and approval of a buffer yard landscape plan shall be according to Section 3-2[G] of this ordinance. (#266, 2/27/95) 3-4: AREA AND BUILDING SIZE REGULATIONS: [A] PURPOSE: This section identifies minimum area and building size requirements to be provided in each zoning district as listed in the table below. DISTRICT LOT AREA LOT WIDTH BUILDING HEIGHT A-O 2 acres 200 N/A R-1 * 12,000 80 2-1/2 R-lA* 16,000 90 2-1/2 R-2 12,000 80 2-1 /2 R-2A 7,500 45 2-I/2 R-3 10,000 80 2 R-4 48,000 200 1 FZR 12,000 80 2-1/2 PZM 12,000 80 2 B-1 8,000 80 2 B-2 N/A 100 2 B-3 N/A 100 2 B-4 N/A N/A 2 I-1 20,000 100 2 I-2 30,000 100 2 I-1 A 30,000 100 2 P-S N/A 150 50 feet (#298, 10/13/97) (#259, 10/10/94) (#372,4/8/02) *R-1 District: Lot Area: 12,000 square feet, average.** For any subdivision in an R-1 District no lot may be less than 10,000 square feet in area, and no fewer than 40% of all individual lots in the subdivision shall be equal to or greater than 12,000 square feet in area. Lot width: 80 feet average.** For any subdivision in an R-1 District, no lot may be less than 70 feet in width and no fewer than 40% of all individual lots in the subdivision shall be 80 feet or mare in width, as measured according to this ordinance. MONTICELLO ZONING ORDINANCE 3/27 easement adjoining a public street. Grass, plantings, or surfacing material shall be provided in all areas bordering the parking area.. An exception to the setback requirement shall be granted in Business Districts where adjoining business provide for private cross access between parking lots. In such cases, driveway curb cuts up to 24 feet in width shall be permitted. Adjoining business properties may share full parking access of more than 24 feet with no curb barrier by Conditional Use Permit provided that: 1. The required landscaping and island areas within the share parking lot meet the combined minimum as required by this Ordinance. 2. The parking lot meets the required setback at the perimeter of the parcels in question. 3. The curb cut access locations to the parking lot(s) are approved by the City Engineer. 4. A shared access and maintenance agreement is provided by the property owners and recorded against all subject properties. (#428, 8/22/OS) EXCEPTIONS: See D. 9 (s) Stall Aisle and Driveway Design Conditional Use Permit. (# 192, 7/9/90) (p) REQUIRED SCREENING: All open, non-residential, off-street parking areas of five (S) or more spaces shall be screened and landscaped from abutting or surrounding residential districts in compliance with Chapter 3, Section 2, of this ordinance. (q) ALL DRIVEWAY ACCESS OPENINGS shall require a culvert unless the lot is served by storm sewer or is determined unnecessary by the Building Inspector. Size of culvert shall be determined by the Building Inspector but shall be a minimum of fifteen (15) inches in diameter. (r) CURBING: All commercial and industrial off-street parking areas and driveways in commercial areas shall have a six (6) inch non-surmountable continuous concrete curb around the perimeter of the parking area and driveways. ii. All off-street driveways and parking areas in the I-l,1-lA, and I-2 districts shall have a continuous, concrete, non-surmountable curb barrier. This requirement shall be modified only by the STALL, AISLE, AND DRIVEWAY DESIGN CONDITIONAL USE PERMIT as described in Section 3-5, Subd. [D] 9(s), or by a permit from the Zoning Administrator for a portion of the parking and driveway area which meets the following conditions: (#298, 10/13/97) a. The area is shown by adequate site plans and reasonable growth MONTICELLO ZONING ORDINANCE 3/35 Planning Commission, Agenda - 01/02/08 $. Public Hearin -Consideration of a re nest for an amendment to the Monticello Zonin Ordinance Cha ter 3-S Off-street Parkin Re uirements as related to the re ulation of the size and wei ht of vehicles arked in residential districts. A licarit: Cit of Monticello. BACKGROUND Due to recent concerns with parking of commercial vehicles in residential areas, the City has requested an ordinance amendment to increase regulations on commercial vehicle parking in residential areas throughout the City. Specifically, potential ordinance amendments may establish restrictions on the weight and dimensions of commercial vehicles allowed to park in residential neighborhoods, while not excluding emergency response vehicles. ANALYSIS The current Zoning Ordinance language related to off-street parking states, Off-street parking facilities accessory to residential use may be utilized solely for the parking of licensed and operable passenger automobiles, no more than one (1) truck not to exceed gross capacity of nine thousand (9, 000) pounds, and recreational vehicle and equipment. Not more than one recreational vehicle or trailer may be parked in a residential driveway at one time. Any additional recreational vehicles or trailers must be parked behind the front building line of the principle structure. For purposes of this ordinance, recreational vehicles shall include snowmobiles, ATVs, campers, trailers, motorhomes, boats, and the like. Under no circumstances shall required parking facilities accessory to residential structures be used for the storage of commercial vehicles or equipment or for the parking of automobiles belonging to the employees, owners, tenants, or customers of business or manufacturing establishments. It has recently come to the attention of staff that the above ordinance language may not be effective in regulating the parking of certain commercial vehicles, and the City has received reports of such vehicles parked in residential neighborhoods throughout the City. As such, staff has been directed to research potential amendments employing mare specific parking restrictions. Staff has prepared a number of options for consideration, ranging frarn specifying vehicle types to regulating by size. Size. One option far placing fizrther restrictions on commercial vehicle parking is to regulate on the size of the vehicle specifically. The existing ordinance allows vehicles up to 9,000 pounds to be parked in residential off-street parking facilities. However, staff performed a code search of neighboring communities (attached as Exhibit A), and found that the majority of these cities permit vehicles up to 12,000 pounds. This maybe due to the increasing size non-commercial trucks and SUV's which exceed the 9,000 pound limit. Therefore, staff recommends an Planning Commission Agenda - O l /02/08 amendment to Section 3-2 [N] 4 regarding exterior storage and Section 3-5 [D] 7 regarding off street parking to allow vehicles up to 12,000 pounds as opposed to current 9,000 pound limitation. While an amendment of this nature maybe less- restrictive than the existing language, it is not out of character with the intent of the ordinance and would reduce the number of ordinance violations. While the above amendment may allow for a wider array of vehicles to be parked in residential areas, this may be mitigated by also regulating the actual dimensions of vehicles. Some cities do regulate parking in residential areas by physical size of vehicles. Doing so may preclude most semi-cabs, and extraordinarily large commercial vehicles, but would permit vehicles that are consistent with residential-style passenger vehicles and smaller commercial vans and trucks. The city could exclude recreational vehicles from this prohibition if desired. Staff has researched dimensions of various commercial vehicles, and said research maybe found attached as Exhibit B. Based on this research, the most appropriate dimensional restriction maybe to prohibit vehicles that are larger than 7 feet in height, S feet in width, and 25 feet in length. These dimensions will allow for parking of various size pick-up trucks, while precluding most semi-cabs and larger commercial vehicles. These dimensions would also permit vehicles that are consistent with residential-style passenger vehicles and smaller commercial vans and trucks. Any vehicle larger than the chosen threshold would be required to be kept within a garage, or stored at a location that is appropriately zoned for such use. Regulating vehicles by size in this manner would require an amendment to Section 3-5 [D] 7. Exceptions for "emergency response" vehicles. In dealing with the issue of commercial vehicle parking in residential areas in the past, concerns have been raised on the potential of precluding emergency response vehicles from parking in residential areas. This issue may again require special consideration as this item is addressed. The City may need to include the mast obvious "emergency" vehicles such ambulances and any additional vehicles that meet a specific definition. As such, one method of enforcement may be to define "emergency response" vehicles. Said definition may include: (a) Ambulance, (b) Police and Sheriff, (c) Fire, (d) Emergency tow vehicles. An exception such as this may be incorporated as an amendment to Section 3-5 [D]. ALTERNATIVE ACTIONS Motion to direct staff to prepare amendments to the Monticello Zoning Ordinance as related to off-street parking, based on the direction outlined by the Planning Commission. 2. Motion to table for further study. • Planning Commission Agenda _ X1/02/08 RECOMMENDATION Based on recent concerns with arkin in residential areas throughout the City, it p g appears as though amendments to the Zoning Ordinance may be necessary to further restrict commercial vehicle parking in such areas. Staff has presented information on vehicle dimensions, as well as information on how other cities regulate commercial vehicle parking. The information is presented for the Commission's review and discussion in directing the development of draft ordinance language. Staff also believes that with any amendment to this ordinance provision, a public awareness effort should be undertaken to inform citizens of the change and to provide residents with information an other options far storage of their commercial vehicles. Currently, the City allows semi-trailer cabs to be parked in the City commuter lot. A specific area has been signed for such parking. SUPPORTING DATA: A. Vehicle Dimensions B. Matrix of Neighboring Community Commercial Vehicles Sizes • • ~~ ~ NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 ~Ison Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.239.2555 Facsimile: 763.231.2581 planners@nacplanning.com PLANNING REPORT TO: Steve Grittman FROM: Kimberly Holien DATE: December 12, 2007 RE: Monticello- Vehicle Dimensions In regard to the potential ordinance amendment placing further restrictions on vehicle parking in residential areas in the City of Monticello, I have gathered data on dimensions of various large vehicles. The findings of said research are as follows: Pickup. The largest passenger pickup truck found is an F650 crew cab. The dimensions of said vehicle are as follows: Length: 281 inches (23.4 feet) Width: 97 inches (8.08 feet) Height: 88.3 inches (7.36 feet) Other large pickups that may be more common for passenger vehicle use are as follows: F3S0 HD Crew Cab: Length: 258.7 inches (21.56 feet) Width: 95.9 inches (8 feet) Height: 76.1 inches (6.34 feet) F4S0 Crew Cab: Length: 262.4 inches (21.84 feet) Width: 95.5 inches (7.96 feet) Height: N/A Dump Truck. A range of potential dump truck dimensions is as follows: Length: 19- 24.5 feet Width: 8.5-9.5 feet 1 r~ u Height: 14-22 feet Schaol Sus. While school buses may vary greatly in size, a range of potential dimensions is as follaws: Small Bus (10-20 passengers): Length: 231 inches (19.25 feet) Width: 86.5 inches (7.21 feet) Height: 105 inches (8.75 feet) Small Bus (20-30 passengers): Length: 266 inches (22.17 feet) Width: 96 inches ($ feet) Height: 120 inches (10 feet) Large Bus (up to 90 passengers): Length: 289-471 inches (24.08-34.75 feet) Width: up to 96 inches (8 feet) Height: 124-127 inches (10.33-10.58 feet) L Tractor Trailer Cab. A wide range of sizes is available for this type of vehicle as well. However, dimensions of a typical cab axe as follows: International 9900: Length: 119-130 inches (9.92-10.83 feet) Width: 92 inches (7.67 feet) Height: N/A Semi-trailer. A range of potential semi-trailer dimensions is as follows: Length: 45-53 feet Width: 96-102 inches (8-8.5 feet) Height: 13.5 feet (standard) C~ Cutaway Van. A range of potential dimensions fox cutaway vans is as follows Length: 15-18 feet Width: 96 inches (8 feet) Height: 84- 90 inches (7-7.5 feet) z • • Straight Truck. A range of potential dimensions for said vehicle is as follows: Length: 24-26 feet Width: 102 inches (8.5 feet) Height: 102-108 inches (8.5-9 feet) Walk- In Van. A range of potential dimensions for said vehicle is as follows: Length: 15-18 feet Width: 86.5-93.5 inches (7.21-7.79 feet) Height: 81-85 inches (6.75-7.08 feet) • ~~ • • Commercial Vehicle Parking Commercial Code Language Exceptions? Vehicle Size Monticello 1 commercial Off-street parking facilities accessory to None in zoning vehicle residential use may be utilized solely for the parking of licensed and operable passenger automobiles, no mare than one (1) truck not 9,000 Ibs to exceed gross capacity of nine thousand (9,000) pounds, and recreational vehicle and equipment. Not more than one recreational vehicle or trailer may be parked in a residential driveway atone time. Any additional recreational vehicles or trailers must be parked behind the front building line of the principle structure. For purposes of this ordinance, recreational vehicles shall include snowmobiles, ATVs, campers, trailers, motorhomes, boats, and the like. Under no circumstances shall required parking facilities accessory to residential structures be used for the storage of commercial vehicles or equipment or for the parking of automobiles belonging to the employees, owners, tenants, or customers of business or manufacturing establishments. Buffalo 1 commercial On and off-street parking facilities accessory None vehlCle to residential use shall be utilized solely for the parking of licensed and operable passenger automobiles; no more than one 12,000 Ibs. truck not to exceed gross capacity of 12,000 pounds; and recreational vehicles and equipment, Under no circumstances shall required parking facilities accessory to residential structures be used for the storage of commercial vehicles or equipment or for the parking of automobiles belonging to the employees, owners, tenants or customers of business or manufacturin establishments. Big Lake 1 Commercial Off-street parking facilities accessory to Vehicles longer vehicle residential use shall be utilized solely for the than 36 feet parking of licensed and operable passenger require an 12,000 Ibs. automobiles; no more than one (1) commercial vehicle, not to exceed gross interim use vehicle weight rating (GVWR) of twelve permit thousand (12,000) pounds; and recreational vehicles and equipment. Under no circumstances shall parking facilities accessnry to residential structures be used for the storage of commercial vehicles, semi trailers, or equipment or for the parking of automobiles belonging to the employees, owners, tenants, or customers of business or manufacturing establishments not a resident at the residential sit®. • • St. Michael 1 commercial Residential parking use, Off-street parking None VehlCle facilities necessary to residential use shall be utilized solely for the parking of licensed and operable passenger automobiles; no more 12,000 lbs. than one truck not to exceed grass capacity of 12,000 pounds; and recreational vehicles and equipment. Under no circumstances shall required parking facilities accessory to residential structures be used for the storage of commercial vehicles or equipment or for the parking of automobiles belonging to the employees, owners, tenants, or customers of business or manufacturin establishments. Rogers No regulation Parking in residential areas (off-street and on-street) shall be limited to the use of the residents of those homes. Except for short term parking (six (6) hours or less) and guest parking, the number of vehicles parked on or in front of a residential lot shall not exceed double the number of persons residing on the premises and having automobile driver's licenses. Maple Grove 1 commercial Use of parking facilities accessory to None VehlCle residential use. Off-street parking facilities accessory to residential use shall be utilized solely far the parking of licensed and 12 000 lbs. + operable passenger automobiles, no more than one truck not to exceed gross capacity of 12,000 pounds, and recreational vehicles and equipment. Under no circumstances shall required parking facilities accessory to residential structures be used for the storage of commercial vehicles or equipment or for the parking of automobiles belonging to the employees, owners, tenants, or customers of business or manufacturin establishments. • Planning Commission Agenda - Ob/05/07 9. Consideration of a re uest for extension of a Conditional Use Permit for a Conditional Use Permit far a Conce t Sta a Planned Unit Develo went for K'ellber Estates a 372-unit mixed-residential develo went. A lieant: Ocello LLC AS REFERENCE AND BACKGROUND On September 6~', 2005, the Planning Commission reviewed and recommended approval of a concept stage planned unit development request for the proposed Kjellberg Estates project, submitted by Ocello, LLC. The City Council approved the concept stage PUD on September 12`", 2005. The Concept Stage PUD approved for the Kjellberg Estates project is a 37-unit mixed residential development project adjacent to the Kjellberg West homes property and the Jefferson Commons commercial district. The project is proposed to consist of both single-family uses and a mix of townhome styles. The Planning Commission and City Council's approval of the request was conditioned an a number of items, which were required to be addressed with any development stage application. Due to non-use, the conditional use permit for PUD would have expired an September 12~', 2006. The Monticello Zoning Ordinance requires that conditional use permits expire due to non- use after one year. The Planning Commission requested that staff notify applicants of their expiration and offer aone-time opportunity to seek an extension. The extension letter sent by the applicant does not reference a specific timeline for the extension period, but rather references the market conditions as a factor in a development timeline. The planning report for the original item has been provided for reference. In considering the request for extension, Conunission should consider the surrounding land use context of the proposed plan, and the objectives outlined within the draft comprehensive plan. The plan proposed in 2005 may no longer meet the objectives of the City. However, the plan maybe suitable, given the constraints presented by the surrounding uses. If the Commission chooses to recommend denial of the extension, and the Council concurs, the applicant has the opportunity to immediately re-apply with a new concept plan. ALTERNATNE ACTIONS 1. Motion to recommend extension of the September 12~', 2005 Conditional Use Permit for Concept Stage Planned Unit Development for Kjellberg Estates to a date to be specified by the Commission, with the condition that all previously approved conditions be assigned to the extension. 2. Motion to recommend denial of an extension of the September 12~', 2005 Conditional Use Permit for Concept Stage Planned Unit Development for Kjellberg Estates, based on a finding to be made by the Planning Commission. 3. Motion of other. Planning Commission Agenda - 06/05/07 STAFF RECOMMENDATION At this time, staff does not have a specific recommendation for either the approval or denial of the extension. The objectives of the draft comprehensive plan may suggest that a reevaluation of the unit mix and density is appropriate. While a conceptual stage approval grants no development rights, it does infer that the general pattern of development is acceptable. Commission should carefully weigh this in light of recent discussions on the types of housing desired for the community. SUPPORTING DATA Exhibit A: Applicant Extension Request Exhibit B: Staff Report for September 6~', 2007 Exhibit C: Concept Stage PUD Plan documents Exhibit D: Planning Commission minutes of September 6~', 2005 Exhibit E: City Council minutes of September 12~`, 2005 2 November 29, 2007 Ms. Angela Schumann City of Monticello 505 Walnut Street Suite 1 Monticello, MN 55362-8831 RE Ocello, LLC, Request for Extension, Concept Stage Planned Unit Development, Kjellberg Estates Housing Development, Monticella, Minnesota Dear Ms. Schumann: On behalf of Ocello, LLC, we respectfully request an extensian of subject Concept Stage Planned Unit Development, a housing development known as Kjellberg Estates. Based on current market conditions, there is no established date for moving forward with the development at this time. However, as soon as market conditions improve to a degree that would indicate absorption of the proposed product types, it is intended that the development will move forward accordingly. You will recall that access to the proposed development is to be via Redford Lane at its intersection with School Boulevard. In that Ocello, LLC does not own the property needed to provide right-of-way for that access, it is our understanding that the City was handling the acquisition of the necessary right-of-way required, from the land owner, in order to facilitate access. Thank you for handling this requested extension. Ve truly yours, harles C. Pfeffer, Jr. cc: Shawn Weinand Y/ef/er Company, /nc. 7200 Heminclc Lane, Suite 101 • Maple Crave, MN 553(9-5587 763.425.2930 • FAX 763.425.282.1 • pfeffercn(cJaol.cam • wwwpfefferrn.com www TheLandBpecialis•ts.com Planning Commission Agenda - 9/06/05 CJ 10. Public Hearin :Consideration of a re nest for a Conditional Use Permit for a Conce t Sta a Planned Unit Develo meet for amulti- and single-famil residential develo ment. A licant: Ucello LLC. (NAC) REFERENCE AND BACKGROUND Ocello, LI,C. has requested Concept Stage PUD approval of a mixed residential use development upon an approximate 6$ acre site located south of School Boulevard and west of State Highway 25. "hhe subject site is presently zoned A-O, Agricultural Open Space. The proposal includes a mixture of single family residential lots and townhomes totaling 372 units. This results in an approximate residential density of ~.5 dwelling units per acre. Planned Unit Development. The processing of a planned unit development (PUD) is necessary to accotnanodate the proposed mixture of uses and multiple buildings upon tl~e subject property. In considering requests for planned unit development, it is important that the City apply the purpose ol'the Planned LJnit Development approach -allowing flexibility from certain zoning standards to achieve a hither quality project than what would otherwise be achieved tlaroLtgh conventional zoning. Examples of quantifiable Pt1D design attributes are superior building quality and extraordinary landscaping details. Whether or not the purpose of PLJD has been achieved with this particular project will become more evident as more detailed project information is submitted. Land Uses. As previously indicated, the development proposal calls for a anixture of residential units including standard single family lots and townhomes. The following is a breakdown of the various proposed land uses: LJnit T e/Use Lots or Units Single Family Residential 61. C~uadraminiums 24 Six Units ~? Eight tlnits 144 Two-Story Row Homes 62 Row Townhomes 39 Total 372 • Planning Commission Agcncla - ~/06/Cl5 ZoninD. As part of future processing, the site should be rezoned from A-O, Agricultural Open Space to the various residential zoning districts which cot-respond to the use locations depicted on the concept plan. Access. Primary access to the site is proposed via a westerly extension of School. Boulevard (a collector street). A firturc street extEnsion opportunity has been provided to the west. As previously indicated, a future extension to the south which ultimately caruzects to State Highway 2S should be provided. T11e acceptability of the access points should be subject comment and recommenclation by the City Engineer. Streets /Circulation. The proposed development includes variety of features which influence site circulation. These include limited site access (along School Boulevard and. Redford Lane), the manufactured home park and future commercial development to the east. Recognizing the existence of these activities, awell-conceived plan for site circulation is both very impo~°tant and very challenging. As previously indicated, a street extension to the south (which ultimately will coa~nect to State Highway ?5) should he provided. Some concern also exists in regard. to the proposed jogged intersection along Redford Lane in the western area of the site. A reconf inured, fow• way intersection should be provided in t11is area. The tnajorit.y of townhome dwellings appear to be served by private streets, many of which have "dead-end" configurations. To the extent possible, dead-end streets and parking areas should he avoided. Some question exists in regard to an apparent turn arow~d area within the manufactured borne park. Such turn. around area encroaches into the eastern boundary of two of the six-plex buildings and presents some setbacl: and buffering concerns. Consideration should be given to utilizing such feature as an opportunity for emergency vehicle access to the manufactured home park. This issue should be subject to further comment by tl~e Fire Marshal. Lots. Specific lot size information has not been provided. As a condition of PUD Development Stage approval, all lots should be provided lot and block numbers and satisfy the minimum dirneiYSional requiremea~ts of the applicable zoning district. Redford Lane is a designated collector street. Thus, direct lot access to such street should be avoided. In the west-central area of the site (north of Redford Lane), three single family lots are provided access to such street. These lots should be reconfigured. Planning C.olnn7ission. Agenda _ 9/06/05 Building design issues have focused o11 varying roofline heights, varying front building lines, and avoiding garage-fi-ant buildings that emphasize the garage doors fro171 the street. Off-Street Parking. Colasidering tl7e proposed residential density, it is considered advantageous to include some visitor parking areas. Generally speaking, a visitor parlcing supply of one half stalls per dwelling unit is considered desirable for townhome devclopn7ents. "1,his translates to a total of 16 visitor stalls for the proposed development. BecaLise visitor parking is not a requirement of the ordinance however, this issue (the number of required spaces) is considered a City policy platter grad should he subject to recolnnlendation by the Planning Conlnlission and a detern1i17atioal by the City Council. Landscaping. As a condition of Development Stage Pt1D approval, a landscape plan I17ust be sL1b1111tted. SUC17 p1a11 s110Ll1d 117daCate tl7e IOGlttori, size and val-iety of all site plantia7gs. Specific landscaping should he provided in the following areas: • T11e street median feature at the intersection of Redford L~:lne and Scl7ool Boulevard. • Within the rear yards of lots abutting School boulevard and the manufactured 17on1e park.. • Within the townhonae building lots. Signage. Details rega~°di11g site signagc 17ave yet to be submitted. As a condition of Development Stage 1'CvJI) approval, all site signage must comply with the applicable requirements of the Sign Ordinance. Grading Drainage and Utilities. As part of the Develop~l7ent Stage PUD, a grading and drainage plan and a utility plan must be submitted. Such plans will be subject to review and comlxaent by the City Engil7eer. Design Alternative. 7•o illustrate some of the design recommendations cited previously, a design alternative has peen prepared. The alten7ative is intended simply as a tool to be referenced in the preparation of an improved site design. ALTERNATIVE ACTIONS Decision 1: Consideration of Conditional Use Permit for Concept Stage PUD 1. Motion to recommend approval of a Conditional Use Permit for Concept Stage PUD based on the comments from the staff report for the September 6, 5 1-'lannin~ Cozrzmission A7erzda - 9/06/0 (. Consideration be given to providing sozrze medium density uses directly west of the proposed "pond amenity". 7. Intended use of the open spaces and "pond amenity" he clarified. 8. "l'11e acceptability of the proposed access points shall be subject comment and recommendation by the City Engineer. 9. To the extent possible, dead-end private streets and. parking areas be avoided. 10. Consideration be given to utilizing manufactured hozrze park turn around area (along the east boundary of the subject site) as an opportunity for emergency vehicle access to the manufactured hozize park. "hhis issue should be subject to further comment by the Fire Marshal. 11. As a condition of PUD Development Stage approval, all lots should be provided lot and bloclt numbers and satisfy tlac minimum dimensional requiz•ezrzents of the applicable zoning district. 12. Direct single faz`rzily lot access to Redford l.,ane be prohibited. 13. Park and trail related issues be subject to comment and recommendation by the 1'arl: Commission. 14. City O1Ticials provide comment and recommendation in regard for the desire for designated visitor parl{ing stalls. 15. As a condition of Development Stage PL7I) approval, a landscape plan he submitted. Such plan shall indicate the location, size az~d variety of all site plantings. Specific landscaping; should be provided in the following areas: A. The street median. feature at the intersection of Redford Lane anal School Boulevard. B. Within the rear yards of lots abutting Sc11oo1 Boulevard and the manufactured home park. C. Within the townhome building lots. 1 ~. All site signage comply with the applicable requirements of the Sign Ordinance, 17. As part of the Development Stage PUD, a grading and drainage plan and a utility plan be submitted. Such plans will be subject to review and comment by the City Engineer. • .7 ,c ~IOa' C` _ _ o F ~ g~~ ui i ,i .ice N N ~ a ~ O ~ N e `~ ?i~ ~ ~ a ~ ~ ~$ ~~~ ~ ' ~ ~ a x L~ G • ~ ~ ~ v ~1 ~ z ~ ~ H O 47 ~ o eu . w... d a c C a ~ ~ y d ~ v v C S ~ ~ v '!:, ~ C 'e ~~ " e y t ~ O m C? o w _•~~ _ '-~ .~ j ~. ~ ~ / L ~_ -~ ~ ~~`S ~_~ ~m ~~~ ~~ -- /~ ~ -°-- ~, a a ~~ ~~- ,,- ~\ ~.•~ ~ / -;~ A ~~~ yec~ S tm3Y q u a ~O € '~ ` 5 €'~ ., ~aa e - U ~ ~6~ ~,~ _r E r~o ~~_ ~.~~~ d b ,~, ~ ~/~ '~ ~ ~ ~' .~_ ___ ~J, a' '' c~ i _~\ /`fro°% ~ •~4~' ~~~<'_ ~. , _ ~ ~, ~~ t'.1_ ~.. ~ ( ~ ~ '~. ~ L~_1 (f'. . -,•~ _ ~ ~ ~ I -rt_ '~ w , l ~ ' ~. '~ -- •~ _ C ~ v,~ ys, ^, 1 ~ ~ ` - l - Nw `'- __ ~ /~ ~ a ~ :-. ~ f X10 ~. rn~~ ~ N l-\ n • . ~r /.. ~. a I ~ "b ~vY ° .f ~ ~ ~ ~ N ~ N Q~ ti i ~ l ~` ~ O ~~'~~ ,Jrj" ~ fD N ~ r tD C+7 c7 X '~ ,P ~ I ~ ,~ ,. U \ ~ ~ >f a .c7 ,/ i .~ .r ~w _ ~ cri ui ~ ~ 3 ~~~~_ ,1 ~ ~~~z ~ / {~ L+, 3 a ~ \ ~ a • _ ~r~ fn ~'1 CIl LLl N CG H ._ .,. fir'. . • `j .` .- z ~t ~... ~ „ - ~, .~ .., ~ ~' 'r . ,. , ,, // ti - .0 q ., r 1~~~ ,~~ ~ ~_ ~_ " t ~ .. ~ r , ~f ,. I ,. ~. ., ~.... ~j~ - ter''! % y; ,~ ~,~t~ g}, ' q%'~ ~' , ~ ~: ;_ ~, ~ ~ ~ ~' `,~ :~ -. ~ ~ ~ - / ~•• • , t ~ - ~ ~~ r 73- ~! ..' F i °-/ ~r /< ~ ~ Y°1 ~rE"_. / to~~ 7C1~~ \ :q-....~~ fir. .a'' ' .qi .}tee ' ~ i n ,~ f.. ~ " ~~, - "~ r ~ ~ ~ ~o ~ ~ - it 1 , ~ r-. .' ~.. ,~ +\v` &~~. '`~ tr II~ ~` rw~ - }- ~ •"I I ,.. i ~ ~ - f~ ~.1 1 ry~~ ~u !, ~ ~ Y . ~ ~ '`•~•' ~l •.t r.. „y~7 yks'~= ,Ty~~ ~ y-a ~,~ ~ F,=:\~ ~` °~ ,.~} +'~j~'~ b, ";b, { _ ,~ f ~ ~"-I ~ ,~ ~ . r G 0 .y e y m VJ v c ^' 0 .y ° ~ ~ ~ t ~ ~° H ~/ F O z M T z J LL a s C ~~1~ ~~ ~~f-trnrni!~iuuuett~nJ\ ~ . ~. 5 i .' ` .:~ ..~ r ~- . s.•~,.~ .. .. . , : ._.... nc ~xn _ .a«, - seoc ,~ i:106 PROJECT DESCRIPTION A 70 Acre Residential Plan MI{'RA #14136 Perhaps the most significant planning issue associated with this project is the property's location and its adjoining land uses: • NE Groveland Residential Development • NW Future Residential (Insignia) r W Future Residential Development (Insignia) • S Large Lot Residential • SE Residential Trailer Park • E Proposed Residential The subject 70 acre development site is currently owned by two entities. The northerly and easterly-mast 20 acres is under the control of Ocello, LLC and the southern and westerly 50 acres is controlled by Kent Kjellberg. By combining these two properties, several land use compliance issues can be dealt with to the best interest of the City, the property owners and future residents of the new subdivision. The following is a partial list of the advantages and merit available to the 70 acre dual ownership property: 1. This proposal will physically contain the trailer park an the westerly boundary. 2. This proposal offers reasonable ]and use buffer guidelines along common boundaries with the existing trailer park and any future adjoining residential development. 3. By combining the two properties, City infrastructure such as road connectivity, storm water ponding and utility extensions can be done more efficiently and comprehensively. 4. By combining the properties, issues of land use transition can be dealt with along the West and North trailer park property lines. The trailer park and the proposed residential development (Poplar Hill) west of the trailer park will be dealt with comprehensively. 5. City transportation and other infrastructure implementation needs can be dealt with along with solutions for unanticipated problems. 6. The proposed residential plan is expected to generate revenue essential to the payment of assessments associated with extending Schaal Boulevard westerly. The proposed residential plan seeks to accommodate the above important planning issues in the following manner: • The proposed residential project will prohibit westerly growth of the trailer park. Property Description August 19, 2005 Page 2 • With this proposed residential plan, reasonable buffer and transition guidelines will be implemented and will include design elements as earthern berms, privacy fencing, plantings, and most importantly, compatible housing types, all of which are considered effective in land use transitioning. • Property consolidation enables comprehensive planning and engineering solutions, easements, and utilities and storm water design. • Land use transition and land use buffer guidelines will be comprehensive and effective. • Vehicular transportation right-of-way, alignment and location of future roads will be efficiently implemented with larger, two properties (70 Acres) plan. A revenue source for School Boulevard construction costs will be available as this development proposal moves toward fruition. The site plan consists of four (4) residential unit types. The variety in housing type has been selected based on existing or future adjoining land uses. Land use compatibility is essential in protecting property values and neighborhood integrity. The proposed residential development consists of for sale attached and detached housing types. A continuum of housing types is apparent an the subject property's west boundary adjacent to the future Poplar Hill single family lots. This transition is from single family lots to attached row townhomes and concludes with 6 and 8-unit manor or villa homes on the east boundary line, common with the trailer park; a classic land use transition model. This transition west to east from single family to 8-unit townhomes extends over a distance of 920 feet and will establish land use compatibility, sustain property values and accommodate socia-economic demographics far the various residential types. Additionally, housing types contribute to transitioning by utilization of a continuum of home types including single family with various lot sizes, row townhomes, twin homes, quadramanium Names and 6 to 8-unit villa or manor homes. In addition to establishing development compatibility through the use of land use and density transitions, road network and transportation plans play an equally important role in establishing the consistency and compatibility of a plan. A collector status road has been identified for this property. This collector road begins at the future intersection of Schaal Boulevard and Redford Lane, which extends from the Groveland development. At the intersection of School Boulevard and Redford Lane a four-legged collector road extends south and west through this site and to the subject property's west property line at a location consistent with the preliminary plans prepared by Insignia. It is from this collector road (Redford Lane extended south and west) and School Boulevard that all local residential streets within the subject site will connect. Property Description August 19, 2005 Page 3 The subject concept plan, consisting of approximately 70 acres and 374 mixed density housing units is an important "missing piece" in the greater land use plan for S.W. Monticello. The concept plan establishes land use compatibility with adjoining uses, existing or future. The concept plan as presented anticipates generating revenues sufficient to pay its share of School Boulevard and appurtenant infrastructure. This residential concept plan provides housing variety and choice based on lifecycle and lifestyle needs. On behalf of Ocello, LLC, we respectfully request thoughtful deliberation of this request for Concept Plan approval. In conclusion, the fallowing lcey factors, we believe, will support favorable review of this application. y School Boulevard and appurtenant public improvement costs are expected td be paid on abenefit-based ratio by the owners of these properties. This proposed residential project is expected to generate revenues that are necessary to pay these public improvement assessments. The goal of the Developer has been to prepare a residential plan which accommodates future low density residential to the west, to provide right-of-way for the collector road that passes through the site diagonally and to implement a land use transition, particularly where the trailer park adjoins this site. This concept plan is based an solid planning and site design principles. It is thoughtfully conceived, is responsive to adjoining existing and future land uses, and should preserve residential property values in the area. y The site plan provides for housing choices based on lifestyle and an aging demographic; and lastly The concept plan, is intended to immortalize land use, storm water and roadway concerns for the immediate area. The concept plan determines the boundary of the trailer park and offers solutions for buffering dissimilar land uses; i.e., trailer park adjacent to market-rate, owner-occupied housing. This concept, the "missing piece" (the hole in the doughnut) in this area of Monticello's growth area plan, when approved, will bring to a conclusion speculation as to how these properties will be developed and how they accommodate City infrastructure needs. s:\main:\Oce14136\corres\property description ";,IDO NDRTH .. 1=0 ~ E TIAL t E MEDI M ENSI Y Fpm NT AL US I=OU W. SEC ~~1 BUFFER YARD r •• ~ ~ MANUFrAC7URED NAME 'ARK m ~ SINGE AMILY RES' E TIAL PdSSIBLE EMERGENCY SE VEHICLE ACCESS MEDIUM EN tTY RESIDEN IAL USES • • -- -, T.~ ~ .,~....~.. FUTURE CDNNECTlC1N TD HIGHWAY 25 •« ~ •co~ E `'P~k• «_ eo~LE~`~R ~q b kC * . MOTION CARRIED UNANIMOUSLY. Planning Commission Minutes 9/6/05 MOTION BY COMMISSION HILGART TO APPROVE THE REQUEST FOR THE CUP FOR. CONCEPT AND DEVELOPMENT STAGE PUD, SUBJECT TO THE CONDITIONS LISTED 1N EXHIBIT Z AS FOLLOWS, BASED ON A FINDING THAT THE USE IS APPROPRIATE FOR THE ZONING DISTRICT AND THE PROPOSED SITE. 1. The applicant shall provide proof that there will be no substantial conflict in the operating hours of the buildings who are proposing to share parking facilities. 2. All parties involved in the joint parking agreement shall execute a contract approved by the City Attorney and filed with the County Recorder. 3. Applicant shall propose an alternate parking lot configuration for the new building that would provide better circulation and drainage, subject to City staff review and approval. 4. The landscape plan must be revised to show the required number of plantings far the overall site as well as the residential bufferyard, subject to City staff's review and approval. 5. The applicant must submit plans showing the proposed locations and dimensions of any outdoor storage, if any, as well as the location and screening materials for trash enclosures, subject to City staff approval. 6. Prior to consideration of a final plat, a lighting plan must be submitted compliant with regulations outlined in Section 3-2.H of the Zoning Ordinance. 9~ 7. The applicant shall submit a signage plan compliant with Section 3-9.E.2 of the Zoning Ordinance. 8. All grading, drainage and utilities plans and easements are subject to the review and approval of the City Engineer. 9. Recommendations of other City Staff, Planning Commission and/or City Council. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED UNANIMOUSLY. ] 0. Public Hearin -Consideration of a re uest for a Conditional Use Permit for a Conce t Sta e Planned Unit Develo merit far a 372 unit multi- and sin le-farnil residential develo merit. Agnlicant: Ocello, LLC O'Neill reviewed the staff report, noting the site location near Jefferson Commons, between commercial and residential property. O'Neill explained that a small piece of the site is designated within the guide plan as commercial. O'Neill noted that the boundaries of the camp plan guide map are not necessarily strict zoning boundaries. However, the Commission will need to determine if the proposed use is consistent with the comp plan. Mike Gair, engineer for MFRA, addressed the Commission representing applicant Ocello, LLC. Gair stated that this plan represents a transition from residential uses within the proposed Poplar Hill development, to commercial and trailer park uses. Gair recognized that the current applicant is for concept review, with more steps to follow. They have also incorporated the 2100 feet of frontage along trailer park, and provided open space and park under the power line area. Gair 12 Planning Commission Minutes 9/6/05 Frie asked Weinand to comment on whether he is receptive to the street extension to the south. Weinand indicated that he is. Kimberly Cahill, 3676 Redford Lane, spoke to the Commission, stating that she had purchased her lot because of the location and cul-de-sac. She stated that she had na idea it was a temporary cul-de-sac. Cahill stated that her concern is the through traffrc an Redford. Frie stated that regardless of what happens with this proposal, Redford was intended to go through. He encouraged residents to keep track of this proposal in that regard. Cory Kirk, 3712 Redford, also addressed the Commission on the issue of traffic, which is his main concern. He stated that there are always a lot of people out and about in the neighborhood. Hearing no further comment, Chairnaan Frie closed the public hearing. Hilgart asked O'Neill what the maximum units per acre is when designated medium density. O'Neill stated that it is typically somewhere between 8-12 units per acre. Weinand stated that at the time Chelsea Road was put into the Groveland area, a site they owned was designated as medium density. At that time, they were encouraged to change that property to commercial. It was discussed at that time, that this area would instead take the place of that residential. Weinand expressed his opinion this area is not particularly conducive to commercial. Weinand stated that he had committed to School Boulevard with the idea that this site would be looked at far some density. Weinand again Hated all the site constraints, and stated. that given those, this would still be anice-looking project. Hilgart asked how long the trailer park would remain. Weinand stated that the more value is created around the park, the sooner it will became of value to sell. In the distant future, it will be replaced with developments of this nature. O'Neill confirmed Weinand's recollection of the residential and commercial sites, stating that could have been followed up with a camp plan change at that time, but it may be better to deal with it now. Frie asked if the subject site needs to be annexed. O'Neill confirmed that id does. Hilgart stated that it is nice to see a development come in with a lower density than what would be allowed. Weinand indicated that staff had provided some direction in that regard and a decision had also been made on what was sellable. Dragsten stated that in terms of commercial and residential uses, he doesn't know if this is the best use of this site. He doesn't know if changing to residential is the best use of the property. Dragsten agreed with Grittman's idea of back to back units and. the elimination of private roads. He recommended additional park areas and trail connections with the proposed number of units. Dragsten also expressed concern over the size and design of units, indicating that these should. not be starter units. Frie asked if the Parks Commission had reviewed the plan. O'Neill stated it is a condition of approval far moving forward to development stage. Frie asked what a quadriminium is. Weinand stated it would be a 4-plea. Spartz stated that he likes the recommendation on the southern access to Highway 25 and Grittman's suggestion on the unit arrangement. Suchy asked for proposed lot sizes. Gair stated that they are about 140' x SO', the other tier is ] 25' x 60' or 1.20' x 60'. Suchy asked. if they would be opposed to Grittman's design. 14 Planning Commission Minutes 9/6/05 MOTION BY COMMISSIONER HILGART TO RECOMMEND APPROVAL OF A CONDITIONAL USE PERMIT FOR CONCEPT STAGE PUD BASED ON THE COMMENTS FROM THE STAFF REPORT FOR THE SEPTEMBER 6, 2005 PLANNING COMMISSION MEETING, AND BASED ON THE FINDING THAT THE CONCEPT STAGE PUD IS CONSISTENT WITH THE COMPREHENSIVE PLAN. MOTION SECONDED BY COMMISSIONER DRAGTSEN. MOTION CARRIED UNANIMOUSLY. ] l . Public Hearin -Consideration of a Re nest for a Frelimina Plat for the 1Vlonticello Travel Center 2°d Addition Conditional Use Permit far a Develo ment Sta a Planned Unit Develo meat to Allow aDrive-in Convenience Food Establishment Motor Fuel Station/Canvenience Store Car Wash Joint Parkin and Drives O en and Outdoor Stora e and a Retail Commercial Develo ment and a Variance to Parkin Re uirements in the B-3 Zoning District. Applicant: TREY Properties O'Neill reviewed. the staff report for the application, stating that the applicants are seeking a development stage PUD, preliminary plat and related variance request. In outlining the comments from the report, O'Neill noted the relationship of the Oakwood access alignments with the McDonald's site. The developer has worked through these options and this plan represents the best alternative. O'Neill stated that the one minor problem an the site from a staff perspective is parking. The parking is sufficient for the Holiday and Wendy's PUD, however more is supplied an the Holiday side than the Wendy's side, which staff believes may pose a problem for users. As part of the PUD, O'Neill explained that the Commission can grant approval of cross-parking as long as it is functional. In terms of consistency with the original concept stage FUD for this part of the site, O'Neill noted that this plan does incorporate the central through drive. The request for preliminary plat is needed to simplify the land sale far the Wendy's site. O'Neill explained that the applicants are also seeking to purchase additional Cedar Street right-of--way. The right-af way on Highway 25 is public land, and might be in control of the state. As far as access, there is a right turn in only at the access point closest to Highway 25 and full movement access across from McDonald's. O'Neill indicated that Exhibit Z outlines additional concerns, including the need for a complete sign. package. O'Neill cited that as critical, as there is currently no cohesive sign package that detail the entire PUD. Staff would recommend approval subject to the sign package coming back to the Commission. Chairman Frie opened the public hearing. A representative for IRET Properties, made himself available for questions from the Commission. He explained that Holiday and Wendy's also had representation to answer more specific questions. The IRET representative stated that they had been working with the City to make the whale block as a unit. Victor Sacco, Holiday Companies, reviewed the items listed in Exhibit Z. Specifically, Sacco asked the Commission to consider the removal of item 3, which requires the construction of future parking at an earlier time. Sacco stated that this is not passible as the applicant doesn't own that property. Sacco stated that they have accommodated Wendy's employee parking behind Holiday. He Hated that Wendy's has also reduced the size of their building to increase there parking. 16 . (:~ Council Minutes - 9/12/05 #SH OceClo PUD Residential Develaprric~rlt: Tom Perrault stated lie pulled this item. because of the 13.3 acres of proposed park land dedication which he felt was too much land. He felt tlae developer should have a cash ita lieu of land dedication noting that the City was getting ballfields with the Insignia Development. A cash dedication would allow the developer to use the land far additional housing units. Bt•ian Stumpf stated he tlaoLight tlae City's goal was to reduce the number of townhome units. The proposed development would consist of 3'l2 housing units of which 61 would he single family lots. I-Ie also asked about access to TH 2S. Bret Weiss indicated that there will be an access point at the Featherstone development that will tie into a frontage road. The Kjellberg access will no longer exist. "1"he frontage road is being proposed for 2D09. Wayne Mayer said if the number of townlaomes proposed are allowed to go in then he disagreed with Councihlaember Perrault about the need for park land. Glen Posusta stated he didn't have, a problem with the park land, he personally would rather have the developer keep tlae park land, construct the park and maitatain the park rather than having the City owning it and maintaining it. Shawn Weinand addressed the green. space stating that a 6 '/~ acre parcel under the power line is being used for ponding and that there are some additional green areas located within tlae plat. They are not asking that the 13.3 acres of park he taken from tlae green space. "l'hey would he willing to accept a cash park dedication. He also spoke about the layout of the lots anal stated the plan they presented provided a better transition from single family to high density. I-le also stated that. based on tl~e comprehensive plan, their development is on the low side as far as density. He felt their layout provided a nice interface into the Insignia project. Clint Herbst stated that while the Council was nervous about the density proposed by the development assurances that the housing would be high quality upscale would dissuade some of their fears. Glen Posusta asked if the developer could give any assurance that the 8-plexes would not become rental units. Shawn Weinand stated that while it was not the intent of the developer for this to become a rental project, he could not give assurances thati these units would not be rental. 1-le added that the developer is n~alcing a major commitment to funding of School Boulevard so he would like to see the density of units retained. He noted that being located adjacent to a mobile home park and the water tower is not necessarily .conducive to mar]<eting of the site. Wayne Mayer stated his concern is the number of units and the ratio of multi-family units to single family units. He stated the wader the old comprehensive plan this may have naet the requirenaetat but he is still concerned about the ratio of townhotnes to single family lots. BRIAN STLIMPF MOVED TO APPROVE THE CONDITIONAL USE PERMIT FOR CONCEPT STAGE PUD FOR A RESIDENTIAL DEVELOPMENT BY OCELLO, LLC. BASED ON COMMENTS FROM THE STAFF REPORT F'OR THE SEPTEMBER b, 20US PLANNING CUM1vIISSION 1vLEETING BASED ON THE FINDING THAT THE CONCEPT STAGE PUD IS CONSISTENT WITH THE COMPREHENSIVE PLAN. GLEN POSUSTA SECONDED THE MOTION. MOTION CARRIED WITH WAYNE MAYER AND TOM PERRALILT VOTING IN OPPUSfI'ION. 7 Planning Commission Agenda - 01/02/07 10. Consideration of a re nest far extensiou of a Conditional Use Permit for Joint Parkin and Drives and a Conditional Use Permit for Drive Throu h-Facili for a commercial develo ~ in the CCD (Central Community District . A licant: Masters 5th Avenue AS REFERENCE AND BACKGROUND On September 6`h, 2005, the Planning Commission reviewed and recommended approval of a Conditional Use Permit for Joint Parking and Drives and a Conditional Use Permit far Drive- Through Facility, submitted by Masters St" Avenue. The City Council approved the Conditional Use Permits on September 12`", 2005. The applicant proposed a commercial building located within the CCD, Central Community District which incorporated a nnix of retail and professional uses. The preliminary proposal also included adrive-through facility. The Planning Commission and City Council's approval of the request was conditioned on a number of items, which were required to be addressed with any development stage application. Due to non-use, the conditional use permit for PUD would have expired on September 12`h, 2006. The Monticello Zoning Ordinance requires that conditional use permits expire due to non- use after one year. The Planning Commission requested that staff notify applicants of their expiration and offer aone-time opportunity to seek an extension. The extension letter sent by the applicant does not reference a specific timeline for the extension period. The planning report for the original item has been provided for reference. It should be noted that the variance for parking was approved by the Planning Commission. Additionally, it must be clear that if the applicant seeks to deviate from the plans presented, an amendment to Conditional Use Permit will be required as a separate process. If the Commission chooses to recommend denial of the extension, and the Council concurs, the applicant has the opportunity to immediately re-apply with a new concept plan. ALTERNATIVE ACTIONS 1. Motion to recommend extension of the September 12`", 2005 Conditional Use Permit for Joint Parking and Drives, and aDrive-Through Facility for Masters 5th Avenue to a date to be specified by the Commission, with the condition that all previously approved conditions be assigned to the extension. 2. Motion to recommend denial of an extension of the September 12`", 2005 Conditional Use Perrr~it for Joint Parking and Drives, and a Conditional Use Permit for Drive- Through Facility for Masters 5`h Avenue based on a finding to be made by the Planning Commission. 3. Motion of other. Planning Commission Agenda _ 01/02/07 STAFF RECOMMENDATION Staff recommends approval of the extension request. The request is cansistent with current and proposed objectives for the Central Community District. The project presented illustrates a plan and building which are consistent with standards outlined within the Downtown Revitalization Plan and Zoning Ordinance. SUPPORTING DATA Exhibit A: Applicant Extension Request Exhibit B: Staff Report for September 6`i', 2007 Exhibit C: Conditional Use Permit Plan documents Exhibit D: Planning Commission minutes of September 6~`, 2005 Exhibit E: City Council minutes of September 12'", 2005 ~' 2 ~~~ • November 27, 2007 City of Monticello Planning Commission Dear Planning Commission. Members: I hereby request an extension of the Conditional Use Permit that was previously granted for Landmark Square II. Thank you. Maste-'s Fifth Avenue, Inc. Barry d. Fluth, president Planning Commission Agenda - 09/06/05 7. Public Hearin: Consideration of a re uest for a Conditional Use Permit to allow adrive-through facili in the Central Community District and to allow 'oint arkinrr and drives and consideration of a re uest for Variance from arkina lot standards as re uired b the Monticello Zonin Ordinance. ~plicant: Masters .5~' Avenue (NAC) REFERENCE AND BACKGROUND Masters 1~ifth Ave, lne. is proposing a lat combination to allow fora 10,800 square foot commercial building located on the northeast corner of Locust Street and Third. Street. The subject site is zoned CCD, Central Community District. The only user specified thus far for the proposed commercial building is a coffee shop that is proposing to have adrive-through. Drive through windows that are accessory to other principal uses are permitted in the CCD District by conditional use permit (Ct1P). The applicant is requesting a variance from the off-street parking requirements to allow for a reduced number of parking stalls than that which is rcqui~°ed by the Ordinance. Development ol`the proposed project will be preceded by the demolition of the existing three hoixtes and accessory structures on the site and the applicants have provided a demolition plan, which is sul?ject to the approval of the building official. Cotxaprehensive Plan. Tl~e subject site is guided for commercial uses as designated by the Comprehensive Plan. The proposed development is consistent with the future land use plan for the site. Zoninb. Tlae subject site is zoned CCD, Central Community District, which allows for commercial/retail buildings and accessory drive through establishments by CtJP. CUP Criteria. The proposed drive-through must comply with the CUP criteria outlined in Section 14B-5.E of the C.ity's Zoning Ordinance: Service through drive-through facilities is accessory to interior on-site or sit- down service within the same building. 2. Drive-through lanes are designed to avoid disruption of pedestrian and vehicular traffic flow, both on and off-site. Landscaping and other site improvements are included, which screen automobile stacking space from the public street. 4. The principal building occupies no less than forty (40) percent of the property, exclusive of easements devoted to public pedestrian use or other outdoor public spaces. 1~~ • Plamzing Commission Agenda - 09/O6/Oi portion (8,100 x 0.9 / 200 = 37) and 51 spaces for the restaurant portion (2,700 x 0.9 x 65% seating area / 40 = 40 and 2,700 x 0.9 x 35% kitchen area / 8U = 11), for a total of 88 new spaces. The proposed plan shows a total of 88 off-street parking stalls for both the existinb retail building and the Clew retail building. The applicant is proposing a shared parking arrangement with the existing businesses to the north of the subject site. Per t11e City's joint parking requirements, the proposed new building roust supply at least 60% of the required parking stalls, in this case, 5 ~ stalls. The existing retail building is required to provide S2 off street parking spaces. Thus, the total number of off-street parking stalls that should be supplied by both buildings is 10.5 stalls to comply with joint parking requirements. Sitace the applicant is only proposing to provide a total of 88 spaces, they are requesting; a variance for 17 stalls. It is important to note that on-street parking spaces cannot be addEd to the total number of spaces provided for off-street parking for the site. l~lowever, the City .acknowledges that the applicant is proposing to create additional on-street parking adjacent to the site be reconstructing the existing on-street parallel parking into on- street angled parking for a parking stall gain of approximately 20 additional spaces, 11 more than the current on-street supply. As a result, the overall parking sttpply in the area will he 8 spaces short of the standard requirement. The applicant should cotltribute to the City's public parking supply fund for the $-space shortage. The site plans shows the required handicap stalls as on-street parking. As a col1dltloll 01` approval, the plans must be revised to show the handicap stalls within the required off=street par]<itlg area. Additionally, the applicant must redesign the corner between the on-street parking areas to leave 40 feet from the corner to the curb. T11e applicant is requesting a variance from the required parking provisions since they will not be able to provide for enough off-street parking on-site. if the variance is approved, tl~e applicant will be required to pay a fee based on the shortage to the downtown parking fund, subject to City approval. Aeccss/Circulation. The proposed site will have access off of'1"bird Street and will also be able to utilize the existing access point to the north off of I:,ocust Street. The proposed drive-through window traffic will exit from the site onto Locust Street. The plan does not clearly show the placement of sidewalks along the exterior of the building. The applicant shall install sidewalks along Third Street anal Locust Street within the subject development and provide for connectivity to t11e sidewalk along Locust as it connects to Broadway. Landscaping. The applicant has submitted a landscaping plan indicating the addition of 13 trees and several smaller shrubs along the eastern perimeter of the proposed parking area. The applicant must submit a plan showing more detail around the perimeter of the building, as well as more dense plantings surrounding the parking area to provide for buffering and screening of the parking area. from the adjacent Planning Commission. Agenda _ 09/06/05 Gradrng, Drainage and Utilities. The applicant must obtain sanitary sewer service connection via locust Street rather than digging a new service via Third Street as indicated on the site plan. All grading, drainage and utilities are subject to the review and approval of the City Engineer. ALTERNATIVE ACTInNS Decision 1: Conditional Use Permit (CUP) to allow adrive-through. facility in the CC'D District and to allow for shared parking and drives. Motion to recommend. approval of the CUP with the comments listed in Exhibit 1 and based upon the findings that the ap}alication would. comply with the City's Comprehensive Plan, Downtown Revitalization flan and long-term development goals for the area. Motion to recommend denial of the CUF' based upon the findings that the application does not comply with the goals set forth by the Comprehensive Plan and/or the l:)owntown Revitalization Plan. Motion to table the application to pern7it further City review and refincment of the proposed plans. Decision 2: Variance from required off street parlcinb requirements. l . Motion to recommend a royal of the variance with the comments listed in Pp Exhibit 1 and based upon the findings that the proposal will comply with the Con~pr-ehensive Plan and Downtown Revitalization Plan. 2. Motion to recommend denial of the variance based upon the findings that the proposal will not comply with the goals set forth by the Comprehensive Plan and. the Downtown Revitalization Plan. Motion to table the application to permit further City review and refinement of the proposed plan. STAFF RE[~()MMENDATI~N Staff recommends approval of the CUP for an accessory drive-through and a variance from the required parking provisions for the proposed development. "fhe proposed uses and the retail building design are consistent with the goals for the CCD District and the provisions outlined in the Zoning Ordinance and the Downtown Revitalization Plan. • Planning Commission Agenda -- 09/06/05 Exhibit Z Conditions of Approval for Landmark Square Phase II The applicant must submit a revised landscape plan showing screening of tlac parking and drive-through areas from adjacent properties and the public street. All proposed parking lot islands must also be landscaped. The applicant shall construct the on-street angled parking spaces at his own expense, and pay a fee to the general downtown parking fund for any deficiencies in recluired parking provided. Planning staff calculates the remaining deficiency at a total of 8 parking spaces. On-street parking areas shall he redesigned io show the corner between the on-street parking areas as 40 feet from the corner to the curb and to remove all handicap stalls from the on-street areas to the off street parking area. 4. The applicant must submit proposed building materials, s~lbject to City staff approval. Material changes to the building quality or landscaping shall require further review by Planning Commission and City Council. 'I~he applicant shall install street lights along Third Street and l.~ocust Street, consistent with. the existing ornamental street lighting pattern. The applicant shall submit a detailed signage plan upon building permit wl~lch Is consistent with tlae City's Downtown Revitalization Plan and Section >-9 of t}~e "Coning C)rdinance. All easements, grading, drainage and utilities are subject to the City Engineer's review and approval. Recommendations of other City Staff, Planning Commission and/or City Council. • 7 £!£SS N34 `o"SV:IrIf)41 l()Z ;7.LI(15 ':l .5.:~1HiI,I.S NUISIAIU Z €' ~ ~ s ~ Y g ~ ~.e '~""'"~ ~ S ~ •au3'~ryu~wdn3xi.r(IW~~IpIL~H ~ " ~ ~J ~~'~~~ ~ N]nI `O'I'~~7T.I,OY~I ' ' ~ ~ ~~`~S~VQ 7 ~ '" ~ ~ ~ ~ .a .T.;I12I.I.S CRi£ Puy .I.S CI'JO'I ~ ~ ,z , ~'"' ~ ~~ ~ ` g`t ~, ~ ° ~ ~ II ~~''f1aS ~I2I~QL~IF,'I ~ ' ~' .I,~~HS ;~7.T.I,T. H W W H D 2 H c~ H U O J Z 0 J J W U H Z O v~ `'~ .,~;, e ;•~ . ! ...,..,..~ r z ~ ~ ~ ~ O ~ ~F °~ ~ o n ~ mm~7 dwm ~W") z u Q q 7 "+ ~~~,,~ C~'J u~WJim K ui Y,~ N n~KN~ ZFKN~ W Z- 0 rY ~~ 7~~~ ~NS~ ~ W u~~y{1- ~ ~~nu~.. mO~N ~pD~ >~on Z ''~r.3 0~~~ o~a~u •JnaN ' 6)°2-0.7 ZN(p f~ LNmf~ ~f~Q m ~ Q ~.I..~ d Z ~ G W w `~ r J z 2 ~ ~ l9 b ~u a uw x w z z Q o ~ y u ° ~~ U~ K _ y ~ `gtl1 v G; u~ ~g ~~~ ~. W~ oo _ ~ ~o~~~ ~W~~a z ~ uo~~-,~5~ 3~~wN u - • ~ ~ • ~ • ~ ~//~ e _ ~N a~ p YarLL •oN •03Y :~.va IIIoN~O mD vtp$3xNV~ b 3ina 3x1, 30 6Mrl 3Nl tldGWl Y3311101q 1YNpp53fpYd 035N30n A~~O Nr 11rH1 ONY NOrtNY3df19 1~3H0 A11 KIaN~ YD iN AY u3YVd7W $rM AIYId1Y'lq 'NOLLY'JlfC13d9 'NI'ld SIHl 1YNL AlLLY3~ A63Y3x 1 al's ~ti9 .a3Na3Vi7 6DLL-rLL (DLC) X09 ILLL-iLL (DLC) ~ua4d ZO£SS NW 'a~opuouuy aa~ ~Ae wwvaa £Z l L Xo8 '0'd 'S any ~InO ZL •~u~ •oossd ~ Buda®eulBu3 ~(IU®H,© Qla -03N91530 inld AanN~wn~ad Nnld NOI11lOW3L1 n,LOS~NNIW 'O'I'13011NOW Cannes ~anwaNn~ ~I ~ dl ed ~~ ~i ~i ~W b J a ~ ~ • BLYLL "DN 'OAN ~31Va D'1~ :A9 p3ND3Fq BOLL--YLL (DLC) xo9 IINH,a ~ ~LLL-1LL (DL£) auo4d 'vlos'iHHw .io ~ru Zp£55 NW 'a~Dpuquuy aw w cxn au noHn m3xlwi3 ~rNBls53ipua m~ ;ea NMVaa £~ l l %4g 'p'd 'g nny fop ZL msr~nA~no nrlinu anv HOarwl3ern i,~ua ~ d ~ Bu~ae®ujFiu~ ~~~laH,O AW IDONU YO 7tl AY 9Wrd7Yd QVM lYOdlY Ib ~'7 (~ ~`J~$~ 'MOLLY~uU3d9 'MYId 9INL 1rW, AjLL83'J AB]I[aH 1 a~D ;a~HDS3a a ~ a " - p .x P I~}j b ~~ ~' ti¢,~ ., ...~ f yl ,.,^ /~.~` i / ~ f~ -d;.,v ,.....~..., / p~~e~ti. ,,~ ~ . I S~') ys' f~.~~~. f ~ ~7 s~~ ~~. F '~ r ,4~.... Mme' '... ~' .. ~ r~ ~~ r ~ °r:v'`% / y~~"yJ. ~ •Ct s .~ .. r w,,~w ~~o b r. < n, r'a ~•`w as~u~ F~ / W z I $ ~e~ ,p n r ~ ~ i r ~ ~ ~ mm ~ a * g ~ ~J q~ as gp ~ za t{ ~ ~a G{s a~ ~ ~ w ~~ ~ ci3< ~~~ ~ ~ ~ ~ „~ ~~ ~ _~ ~ _~ ~ ~ ~ as a Q° r ~z ~ ~~ ~~ a ~~ a ~ ~ ~ ~ ~ LLL111az n ~ lac 8_ ssss ~ KK `~' r+~t $ ~w~ ~ ~°rs~ .= ~ N .~t vii v vl ~ ~ ~ ~ ~ • ~ grid A~grv~wnaad t~w~d 81~s V10S3NNIW 'G113011NOW aanntis ~anwaNn7 yfi ~., i ^ ~ ,~' i 6J ~' d ~ kk K. ( / /l~ r/ C f !~ i ~ i •.~~ ~ r,,.., ~/ ,e~ f ~ iy ~~ y~ y~ S} ~ ..~ ~~ ,M f C1~~~~:9; %/ „~/ ~.f ~~ ,.,~~ ~~ °, i ~ ~gp,V~ ~ ~ ~IH S f ~b~~ / f ;~ ~,~-_ ~/° ~. ~~ ~ iP .k"^ "1;j1 ,.d' ~I ~ U ~, ,3 9LYaL •oiY •a3a :era iiwN,a +oo wia~NNxv .n ~vix aw is ern su +L~YNn Y3]NgMi ~YNOCCgpYd o3aN3~n Ama nv 1 Lvlu axr NolsY,agdry Fv71xY FN 1dYN~ lYl 3ry Ai QLNd'Jyd 6YM lYOQY yp 'NOILY'~Nd3dx 'NYId SINL 1YHl AdLLV3:] AAAa7V1 1 Y ~ ppM C~ i~ A B~ ~ ~ ~ ~ ~~ ~g ~ ~ ~~ ~ es ~~~~ ~ ~~~ ~i ~~~~~~ '1 b,C d6 dd Y~+ I\ ~' `J B s ~ ~ S ~ $~ ~~ ~~ § ~ ~ ~~ ~ ~g ~F~~~~ ~>:~ ~~ ~ ~~ s~~~ ~~ i8 B ~s ¢9 ~S° ~ ~_ .{ f N d 6 ~ ~~' ~ ~ ~~ ~ ~ a~~~~ g ~~ ~~ g ~a ~~~~~ ~ ~~~~ ~~ ~ r~ ~ n d w ~ e19 CAB a3N~~Ha 9aLL-YLL (OZ£) xGj ILLL-YLL (OL£) ouo4d ZOfS~ NW 'e~opuouuy aai ~Ae N,xraa £z t t xo9 '0'd 'S eAd ~IoO ZL •~ul •oossb ~ bu1.leBUlbu~ VIII®H,Q d"IJ ~Q3N`J53q • lnid Aann~iw~tiaaa ~n-rd ioalr~oo Noisoa~ ~ oN~anao V1CS3NNIW `011~DI1NOW ~avn~s ~anwaNn~ ~~ ~ ~ ~ ~~~~~ ~~~~~~~ ~ A ~ ~, n N ~~~~ ~~ ~ ~ ~~~a~~®~~~~~~~~~~~ $ ~ ~~~~~ ~~ ~ ~~ ~ 1~ ~~ I I I I o 4 C d • ~I ~ U ro N ~ N .~ ~ N 3 n ~ u v u `~' u 3 ~ ~ R "~ ~-~.I ~ ~ D_ ~ L ..c ~ ' m n 4 u 3 a ~ 3 ~ ~ u p ~ 3 u K, rL~ ' h ° u ~ ~ ~ ~ . ~ ~ ' N " ~ 3 O a ~ C OO m E ;O_ E ,~ .it ~ 0., ~ C [ a ,-Q ~ N ` ~ L ~ ~ U ~- ~ ~~ `'t m ~' ~ m //--cc~~ /r^'v~, 33u L..J 1--~ ~ U C u a_ c G y ~ -a ° a E ~ ~ :~ A ~ w "Y,7 F 3 , y E 0 p E CQ ~~; H xk rM1 N ~ ~ a~ C/~ U .~ O Q C/1 W Fi W a U C/~ Q • v ~ • L_........... o ~. ~ u ~ N 0 C N ~ ~., "`~~ ~ U ~ ~'+ N M U ,~ `O m ~ U U c R n n ~ ~ w" 3 0.. O •A -~ ~° ~ v ~ u ~ ~ ~ u .1] . ~ ~ N ' -a ~ 3 ~ ,~ ~ ~t t n ~' / uJ ~ ~n VJ d p = U p E G i p i ' C ttl ~ U 4 + ~ ~ E Q u ~ E u U p_ ~ o c Q N 0 ~ ~ O_ ~ ~ .c " ~ ••~ i ~ _ ~ c +' ~L ~ ~ p ~ • ~ u u ~ u ,~° ~' _ ~ b • '~ ~ ' ~ o_ oq as O ~ ~ ; ~ µ v~ O ° ° U ~ ~+ ~ ~ n U d n o ~ ~ ~ N -a n ~ O r _ V ~-1 U L u ~ l ~~ E •3 u ~ v ~ 3 r. ~ m ° ~ v 4 ~ ~- •t° ~-- ~ 3 p O .~ ~' ~- z O 0 L • II aseud a~enbS ~aeuapue~ ~IS InN~dM ~-- m M ,9ssosa s , `p EE'99t ~WJ p P P d r~pr~iy•` r .~ r r p F ~ r ~~ Q a r N 'n v J M ,iZ,90.8~ S N p r r i] Z F^-~--I r aO ~ r r r ~ r ~ r N r r r r r ,`1 ~ ~ ~ ~ H ~ r .~ r r r .~ ~ r r~ r n r r~ .~ a r LJ i r9 r~ a . r r r r r r :. ~ ~ O n r F P ` r r r r ` r r r r r r r r r F ~ ~ n ~ wr r r d ~ r ~ P r ~ ao r rO r r r N r r ~ r v r r r ~ r r+ •' r r r r P r ~ r p q P r r ~ ~ n qw 'r r r P p r • f r rJ ~ ~ ~' r .' r r C r ~ . r r r . r N 3 ~ ~ ~ .- r .. ~ r A ~ r ~ a Q O -.G r o r r ~ ~ Pa " ~' .~ ZZ' E o ti ~, '1S 1SnS0`I 4-- O c ~ S Q ~ ti ~ g ~ ~„ 0 N ~ IA 1~ 1~~ 2 @r 0 J ty E 44 x E X E ~ L' k~ rc~ ~~ j ~ $~$ ~~~ ~ ~ ~y b° x ~rc ~~du ~~~~ ~ ~13~`s `~~~~ ~ ~~ ~ ~ u a ~:§ j u wi~~ ~ ~~`w ~ ~ rv 7 & ~ M a m 1 ~ O~ I y Q ~ ~ 'x 1' ~ iV ~ pp ~ g6 € S$ 8 Q F 4 € ~ ~ R R & R, R ~ R Y ry ~8 i i Y Y 7 ~ ~ 1. rcrc ~ ~ d n p ~` ~ ; ~ 3 ~ ~ ~ ; ~~ ~ 8 r U ~ ~~~ O ~ 4 [ [ ~ [ ; ~yi ~ ~ 6 ~rc W H §{ W ] ~~1~ ~ z H r G ~~ ~y P~ _~~ U 0 r m fr_ ~~ V/ r~ N L .~ N ~L F- a~ 3 J V ~ ~ ~ ~ :'1~.:: E a~ ¢ ~ c N o m~ O~ N- O p D _~ O D y ~ Z3 ~~ q ~ D ~ ~ ~ ~ ~ U ~ ~ N ~ ~ ~ ~ ~ ~ ~ ~ D ~ J ~ Q~ C ~ Q~ ~~ ~ ~ .C ~ ~ ~ N ~ O ~ •C2 - N - d ~ _v ~ ~; U G O ~ ~~ O ~oo~ a~ O N O ~; r_ oc z=o o~ ` O c D N -E~~~ ~ D ~ , »- N~ c D 0 0~ U O p p J O _~ -Q ~ ^ y ~ N } ~ ~ ~ ~ C y N ~ O ~ ~ ~ 7 Q~ Q ~ ~ ~ O ~ ~ w x ~ ~3 U- U ..Q ~ ri ~ O N O C _N L O U U ~ L 7• U : ~ ~ ~ N i--' ~ ~ Q O E U O ~ L1. ~ ~ a " ~ ~ t U ~ O ~ D U O ~ N i.i ~ cn O) ai ~ ~ Q +~_- O ~ C N ''> ~ p y N ~ _~ ~ O ~ _~ O ~ N C 'fl d iv O ~ ~ O i - ~~'U~ . ?off ~ ~ O n U ~- ~n= ~a~~~Na~ ~ -O N ~ ~ D O ~ p 'O O ~ .C N D ~ ~ ~ ~ O ~ ~ Q1 ' ~ ~ "' ~ ~ O ~ _ O O O D ~ ~ ~ W ACS ~ ~ ~ O ~ Q QI ~ tJ O O ~- ~ N D ~ ~ _c C3 c U c~ ~ O E ~ . z °o o } _ O `~w° ~~~~~ ~ ~ m ~ ~ a ~`~oc°~c~~ m ~` O ~ 3 ~ ~ ~ y ~ O c ~ d ~ ~ O O v> t ~ ~ ~ ~ ~ D ~ ~, ~ Q1 ~ U ~- ~, O~ ~ O Z a ~ U N D ~ ~ ~ ~ ~ ~ ~ ~ ~ a O N U ~ ~ "' ~ 3 ~ S _ ~ _c ~ c c ~ ~ O ~ ~ cn ~ ' 0 e O ~ ~ U N N a U L~7~ ,Q .// 0 U ~ ~ ~ L ~~ ~ ¢ ~ 7 7 -O N vii ~ ~ ~ o o ~~ k ¢ ~ ~ ~ O' ~ .O N ~ a ~ :c 3 ~ o o~ o'c c U oy ~ a w o ~ s~ ~ ._ e O C ,_ ~ s W V .~ 5 U N N 2 W U C9 N W _.. ` ;'~ ~ _w W 3u; ~ _, ~ ~ _n w ~~ ro~~ ~ ~ J '" ~ - O 'O a~c~~'~jo~~o° O c } Q- ~ O - O ~ O_ '~ ~ ~_~ U O_~© U~ ~ Ocn N O~ Q-~ U h U _~ ~ ~ O C p-~¢ N~ D ~~ O U U ~ -Q ~ ~ ~ OQ ~ vi ~ ~ m ~ ~ °'~U _°U~ o C ~ Q~ Q~ ~~ ~~ O~ C Q1 o o v' ~ ~U ~~ ~~ ~ ~ ~ `p~~ O O.Du~ ~~+~~ ~ _~ _C m ~ ~ Q~, C U ~ 7 ~ ~ ~ ~ ~ ~ ~ (I~5 h O.7 O~¢.Q c p O_~~ ~ ~ ~ ~ ~ D ~ O O ~ ~ Q C ~p~.~ C N - = U t7 c O U U~ U j O~ t ~~ ~~ w C~ C t1 ~ U .x ~ ~ ~ O ~` O ~ _U ~ ~ ~ ~ UO :O ~~ ~ U C~ ~ N -d ~ O U o o~- ° o c ' m o o~~ y ~ ~ ~ ~ ~ ~ ~ U ~ ~ O ii ~ ~ C c Q cai U~ +~- O U !I N N W '~ ~~ N N w cn r-~ ~~ ~r--~ V7 3 H ~ ~J L •a~~ ~ U "~ o~ ~ w ~ '~ Q' `' O w ~ -o p ~~, ~ ~ ~ ~_ o•'y c _;:, .~' ~ ~~ ~~ d""~ ~o v ~+ d 2 ivnnun inz ~.crns a.[,~~u.cs r~oisinia z r ~ru7~r~~wdadxu~+ypuCplC^tl - ,t t. , ~~ s O Q 7 w w§ N ~~ w v F :~ t, c, ~ _ k3 9~G~ I~' ~~ ~P W ~ rnY ~ `o~ratxnto~ ~x~nvs x~~ar~~ ~~ ~~ b Q 7 w ur ~ ~ ~ = ~ o ~ ~ ~ M N yo y (~ ~ • ~ • ~ ~ .---1 sNOtx~rn~~~~t „,...w. H W x z Q z z z O a W U E~ O . ,~ . --~ r * y~ rrw .^,. ~ N ~~ "~1 GA .~, ~ .~. ~.~ rr ~~ ~~ ~~ ~~ ~~ ~~ U '"" ~ ~ 7-, ~ Ca ~ ~ ~ RS b ~ F+ b ~ Q •'d "C7 •y ~ ~~ ~ C~ p .~,~~ ~~ ,_., •~ .~ ~ ~ ~~ ~,~~ ~~° ~~~ ©.. .~ ~~ ~~~ ~~ ~ ~3 a ~~ •~ ~ ~° ~' c ~ ~ ~ e° ~ ~ 3 ~' ~' ~ ~ ~~ ~ •~~~ .~ ,~ ° H Q~ -~J v LJ ~o~ X71) • Relurnte sidewalk ~~~. _._._ w JC fir. AM:. ~ J v V '~"~ii~ h:.~istina Access Lunation to Lun<Imark I r~ • I:csidcntiul .utu un W'cst sidr of Locust Street Vir~~ From I)cvrlnhmcn( Across •I'hinl tiuccl ~ '' `~ '~-~ ~- .y., ~.~ -"""- ~~- Vice fFom De~•clnpmcnt Acruss'I'hird Street ~~' k i• ~ ti~ . , y-. ~ , r v:- ~ ~'. ~ 7 • • • i\rcu I'uhlii furl:in^ i\cuiluhilin ~.~' v~ ~ ~,~i; '" ~~ v I { `Y ~., ~ ~~ tn" _ >.. ~;,. ,~ ~~ ~, ~~~~ ~ ~, , mss," m~ ..• t ~' 9• ~ ~~~~'~M ^ - - r t °, p w ~ ~- 1 i~..• ~j u m .. ., <<~~ M 1~£~r~~~ ate' "`~ _ «~. i b -r~"~'i' - - ate. ~ ~~ *._. ' 1 _) • C7 • Virw IFnnt nd~urrnt I'ruhrrt~ In I.;isl of tiilr .~i rrj~, _ ' ~~ ~. ~~~ ~~ :~y~ ~~ _ iM ~"tYr i:. ~s ~ n ~T~,k ..~ ~,1 4..M. }~ '~ ,y, "lF4 4 1 'I - (i:uaec Luc, tcd within I".u ling nfGl. A ` '•f~ T C` • • ~~ -~ ~ ~~' ~~ .~, - --''_ „»~~ ..,~. z~ ~~ ~ ,_ ~ ~ k i t ' a ~W Barriers ohsuuctine drive across to a~l.j:tcrnt prupah T~\ ~ g•.~;~ "~~: ~,«~ itii: ~~: ~ li ~' a ~~ C~ ~. o ~ "~ o ~, Q, U ~ ~ 0 0 ~ ~ •~ o~ x o C~~~ W V o a U~ x r~ ~ _~ ~ a ~ w ~ y ~ c~ ~ ~ ~ ~~ U 4.1:' `~C,' 3-r .~' ` L~" ~';~ !' O,•..,_ p ~..~ .:pia i CV C+7 4 ~ ~_ ~.. 1 ~. W `~~ .. f ,,~- {` ~ :~ _ z _ _ ,' ~ ~~ / .~ a ,r ,~ ~„~ _ ~', ~r'/ ~ ,' fi' ~ 1 Lz1 J ,'` r. /' ~~ 4 H ~! ~ ~ ~' f~~ ,~~r ~~ ~~ ~ ~~ r_ ~ ~ +~: ~ ~ a i 4 ,4y ~ ~,- ~`- w~ ~i- ~cr .~ '~ '1 ~~ :; a. ~, Q r~ ~ NFL 1 ~ ~ r~. i ...~ i, Planning Commission Minutes 9/6/05 ~~ MOTION BY CHAIRMAN FRIE TO RECOMMEND DENIAL OF THE CUP, BASED ON FINDINGS OF FACT AS FOLLOWS. 1. The proposed use is located in a neighborhood dominated by low density, single family residential houses. 2. The PZM District allows for business uses in areas of transition to high density residential, or mixing of commercial and high density residential uses. 3. The uses in the surrounding neighborhood do not support the conditions necessary for the introduction of a commercial use as required by the Zoning Ordinance. 4. The property, if converted to business use, would not be able to accommodate the required parking supply as required by the Zoning Ordinance. 5. The property requires significant buffering and landscaping to screen the use and activity from the adjacent residential property. 6. No hardship exists to support the request for a variance from the parking regulations. 7. The property can be put to a reasonable use under the PZM regulations without the need for a variance. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED 3-2, WITH COMMISSIONERS DRAGSTEN AND HILGART IN DISSENT. MOTION BY COMMISSIONER HILGART TO DENY THE VARIANCE FROM THE CITY' S PARKIl~IG REGULATIONS FOR COMMERCIAL OFFICES. MOTION SECONDED BY SPARTZ. MOTION CARRIED UNANIMOUSLY. 7. Continued Public Hearin -Consideration of a re uest for Conditional Use Permit to allow a drive-throu h facilit in the Central Communit District and to allow 'oint arkin and drives and consideration of a re uest for Variance from Arkin lot standards as re aired b the Monticello Zonin Ordinance. A licant: Masters Fifth Avenue Inc. O'Neill presented the staff report, noting that the subject site is within the Central Community District. O'Neill explained that the applicant is seeking the removal of single- family homes and replacement with commercial/retail space. In terms of the comprehensive plan, O'Neill reported that the proposed use is consistent, and consistent with zoning standards. O'Neill stated that Drive-throughs are allowed by CUP in the CCD, and are intended to be designed to create little obstruction to the downtown. O'Neill referred to Exhibit Z, stating that the site does have issues relating to screening of the parking areas, and reported that there is a deficiency of parking stalls. That is when taking into account that the whole site will be open to the public. As allowed by the parking standards for the CCD, the applicant provide 60% of required parking and then supplied fluids to build parking nearby. O'Neill explained that the site plan includes on-street parking, but is still 8 short of the required 60%. As far as the other conditions, there is some additional lighting and landscaping needed and the signage package is incomplete. O'Neill reported that DAT is working with the applicant on those items. O'Neill indicated that DAT did review and approve the plans in terms of the information available on materials, lighting, and signage. 6 Planning Commission Minutes 9/6/05 With those notations and others listed in Exhibit Z, O'Neill stated that staff is recommending approval. Chairman Frie opened the public hearing Brad Johnson, representing Masters 5`" Avenue as the developer, explained that they had spent time with DAT in a review of the downtown design standards. Johnson introduced George Fantauzza, project architect. Frie asked Johnson about the noted conditions. Johnson stated that they are in agreement with all conditions. Fantauzza indicated that they had worked through parking on the site, making improvements that they believe improve parking as a whole in the downtown area. Fantauzza noted that they are working with Xcel on the powerlines in the area. Fantauzza restated that they have no problem meeting the outlined conditions. Hearing no further comment, Chairman Frie closed the public hearing. Dragsten asked about the parking deficiency. O'Neill stated that when calculating the total amount needed, then what 60% of that amount is, then adding back what is available on- street, they are short about 8 spaces. O'Neill stated that there is available parking in other areas to absorb the deficiency. Spartz asked about barriers obstructing a clear drive aisle through the parking areas. Johnson explained those barriers are on property they do not own. He responded that there is a waterline which runs under the road. The current property owner is concerned that heavy trucks would disturb the waterline. Johnson stated that they would like to work with the property owner in the next phase to improve that parking area. He commented that for this phase, they believe the proposed loop arrangement improves parking in the immediate area. Suchy asked about an-street angled parking in terms of Public Works and snowplowing. Patch noted that Public Works had made comments on this plan in regard to plowing, which the applicants have agreed to. Frie asked about landscape plans and the recommendation to increase the number of plantings. Frie asked if there is now a building landscape plan available. Fantauzza responded that a draft landscape plan is available, but that the ultimate powerpole relocation will affect the final landscape plan. Frie commented that plan is also subject to the review and approval of the City. O'Neill illustrated the draft plan and stated that as part of the permit process, another will be submitted. Frie made note of staff's landscaping requirements. Fantauzza stated that the final plans will meet City approval and type. Fantauzza also noted that staff had requested that the paver and lighting pattern continue down from the insuranoe agency. They will be tearing out the sidewalk at Locust and bringing that into compliance. Frie noted that if a variance is approved, the applicants will still be required to pay into downtown business fund. Frie commented on the condition requiring a detailed signage plan. Fantauzza stated that as not all tenants are known, each time they apply for a sign specific to the tenant, they would apply for it with a detailed plan. Frie asked if they are familiar with the sign ordinance. 7 Planning Commission Minutes 9/6/05 Fantauzza stated they will comply and they understand the requirements. Posusta noted the parking issue. Posusta stated that he doesn't understand the downtown efficiency parking fund. He inquired where the funds go and how they are utilized. O'Neill responded that the ordinance requires a certain amount of parking. The applicants are allowed a reduction up to the 60% mark if they allow their parking areas as public parking. O'Neill stated that the theory behind this is that the parking goes further if everyone can park everywhere. He stated that the method has been working and has consolidating parking. In this case, the parking is below that allowable 60%, but still requires the applicant to contribute funding. It is up to the Commission and Council to determine if it is acceptable based on surrounding conditions. Posusta asked how much they would pay into the fund. O'Neill stated it would be approximately $2000 per deficient stall. Posusta asked how this helps. O'Neill responded that it funds parking in other locations downtown. Koropchak reported that DAT has approved materials, lighting, pavers and landscaping. They would see the signage package at a later date. MOTION BY COMMISSIONER SUCHY TO RECOMMEND APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW A DR1VE-THROUGH FACILITY iN THE CCD DISTRICT, AND TO ALLOW FOR SHARED PARKING AND DRNES, WITH THE COMMENTS LISTED IN EXHIBIT Z AS FOLLOWS. THE RECOMMENDATION IS BASED UPON THE FINDINGS THAT THE APPLICATION WOULD COMPLY WITH THE CITY'S COMPREHENSNE PLAN, DOWNTOWN REVITALIZATION PLAN AND LONG-TERM DEVELOPMENT GOALS FOR THE AREA. 1. The applicant must submit a revised landscape plan showing screening of the parking and drive-through areas from adjacent properties and the public street. All proposed parking lot islands must also be landscaped. 2. The applicant shall construct the on-street angled parking spaces at his own expense, and pay a fee to the general downtown parking fund for any deficiencies in required parking provided. Planning staff calculates the remaining deficiency at a total of 8 parking spaces. 3. On-street parking areas shall be redesigned to shave the corner between the on-street parking areas as 40 feet from the corner to the curb and to remove all handicap stalls from the on- street areas to the off-street parking area. 4. The applicant must submit proposed building materials, subject to City staff approval. Material changes to the building quality or landscaping shall require further review by Planning Commission and City Council. 5. The applicant shall install street lights along Third Street and Locust Street, consistent with the existing ornamental street lighting pattern. 6. The applicant shall submit a detailed signage plan upon building permit which is consistent with the City's Downtown Revitalization Plan and Section 3-9 of the Zoning Ordinance. 7. All easements, grading, drainage and utilities are subject to the City Engineer's review and approval. 8. Recommendations of other City Staff, Planning Commission and/or City Council. MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED UNANIMOUSLY. ~. Council Minutes - 9/12/05 pull the item and allow additional discussion. Sheila Nelson, 4762 Eagle Ridge Lane, asked if consent agenda item #SD(Blue Chip Development) could be pulled for discussion 5. Consent agenda: A. Consideration of approving hires and departures. Recommendation: Ratify hires and departures for Building Department, Streets, Water and MCC as identified. B. Consideration of approving contribution from Land of Lakes Boys Choir to MCC. Recommendation: Approve a resolution accepting the contribution and authorizing uses of funds as specified by donor. C. Consideration of approving temporary liquor license for the Monticello Lions Club at Pioneer Park for September 23, 2005. Recommendation: Approve temporary liquor license of the Monticello Lions Club for September 23, 2005. D. Consideration of a request for an amendment to a p1a~lned lulu development allowing the construction of an additional multi-tenant building on a single lot in an I-2 District. Applicant: Blue Chip Development. Recommendation: Approve preliminary plat for Blue Chip Development with conditions noted below based upon the findings that the proposal would comply with the City's Comprehensive Plan and long term development goals for the area and to approve the conditional use permit for concept and development stage PUD with conditions noted below based on a finding that the use is appropriate for the zoning district and the proposed site. 1. The applicant shall provide proof that there will be no substantial conflict in the operating hours of the buildings who are proposing to share parking facilities. 2. All parties involved in the joint parking agreement shall execute a contract approved by the City Attorney and filed with the County Recorder. 3. Applicant shall propose an alternate parking lot configuration for the new building that would provide better circulation and drainage subject to City staff review and approval. 4. The landscape plan must be revised to show the required number of plantings for the overall site as well as the residential buffer yard subject to City staff review and approval. ~. The applicant must submit plans showing the proposed locations and dimensions of any outdoor storage, if any, as well as the location and screening materials for trash enclosures subject to City staff approval 6. Prior to consideration of a final plat, a lighting plan must be submitted compliant with re~~ulations outlined in Section 3-2.H of the Zoning Ordinance 7. The applicant shall submit a signage plan compliant with section 3-9.E.2 of the Zoning Ordinance. 8. All grading, drainage and utility plans and easements are subject to the review and approval of the City Engineer. 9. Recommendations of other City staff, Planning Commission and/or City Council. d~ Council Minutes - 9/12/05 E. Consideration of approving preliminary plan gild final plat for Gould's Addition. Recommendation: Approve a resolution adopting the preliminary and final plat for Gould's Addition subject to the addition of drainage and utility easements as requia-ed by the Monticello Subdivision Ordinance. F. ~ Consideration of a request for a conditional use permit to allow a drive through facility ~'`-"'' in the Central CommLmity District and to allow joint parking and drives and consideration of a request for a variance from parking lot standards as required by the Monticello Zoning Ordinance -Applicant: Master's Fifth Avenue. Recommendation: Approve the conditional use permit to allow adrive-through facility in tl-te CCD District and to allow for shared parking and drives subject to the conditions noted below based on the findings that the application would comply with the City's Comprehensive Plan, Downtown Revitalization Plan and long term development goals for the area. 1. The applicant must submit a revised landscape plan showing screening of the parkin; and drive- through areas from adjacent properties and the public street. All proposed parking lot islands must also be landscaped. 2. The applicant shall construct the on-street an~~led parking spaces at his own expense, and pay a fee to the general downtown parl:in~~ fund in order to ensure that adequate and required parking ;. is provided. On-street parking areas shall he redesigned to show the corner between the on-street parking areas as 40 feet i'orm the corner to the cw°b and to remove all handicap stalls fi~om the on-street 4. areas to the off-street parking area. The applicant must submit proposed building materials, subject to City staff approval. Material i b Pl i ng ann y ew changes to the building quality or landscaping shall require further rev Commission and City Council. 5. The applicant shall install street lights along Third Street and Locust Street consistent with the existing ornamental street lighting pattern. 6. The applicant shall submit a detailed signage plan upon building permit application which is consistent with the City's Downtown Revitalization flan and Section 3-9 of the zoning 7. Ordinance. All easements, grading, drainage and utilities are subject to the City Engineer's review and apps°oval. 8. Recommendations of other City staff, Planning Commission and/or City Council. G. Consideration of final plat of 90`'' Street 3~d Addition. Recommendation: Adopt a resolution approving the final plat of 90`x' Street 3"d Addition. H. Consideration of a request for a Conditional Use Permit for a Concept Stage Plana~ed Unit Development for amulti- and. single-family residential development. Applicant: Ocello, LLC. Recommendation: Approve a conditional use permit for concept stage PUD based on the comments from the staff report for the September 6, 2005 Planning Commission meeting based on the finding that the concept stage PUD is consistent with the Comprehensive Plan. 1. Consideration to adopt a resolution approving the elimination of parcels from TIF' District No. 1-22 located within Central Monticello Redevelopment Project No. 1. -, Council Minutes - 9/].2/05 I " buildings who are proposin~~ to share parking facilities. 2. All parties involved in the joint parking agreement shall execute a contract approved by the City Attorney and filed with the County Recorder. 3. Applicant shall propose an alternate parking lot configuration for the new buildin~ry that would provide better circulation and drainage subject to City staff review and approval. 4. The landscape plan must be revised to show the required number of plantings for the overall site as well as the residential buffer yard subject to City staff review and approval. S. The applicant must submit plans showing the proposed locations and dimensions of any outdoor storage, if' any, as well as the location and screenin} materials for trash enclosures subject to City staff approval. 6. Prior to consideration of a final plat, a lighting plan must he submitted compliant with regulations outlined in Section 3-2.H of the Zonin~j Qrdinance. 7. The applicant shall submit a sitrnage plan compliant with Section 3-9.E.2 of the 'Zoning Ordinance. 8. All gradin4~, drama}e and utility plans and easements are sul?ject to the review and approval of the City Engineer. 9. Recommendations of other City staff, Planning Commission and/or City Council. TOM PERRAULT SECONDED THE MOTION. MOTION CAItC~IED UNANIMOUSLY. #SFMaster's Fifth Avenue Conditinnrrl User Permit: Wayne Mayer questioned, #7 on Exhibit I. asking if the review was going to be done by the new city enginect• or WSB. Clint Herbst responded that if the new engineer felt coml:ortable doing tlae review he could do it. or any overflow could go to WSB & Associates. Glen Posusta stated that while he would like to see the project go forward, he questioa~ed the parking situation. if the project goes forwaa•d it should go forward with the t-egtiired parking stalls. EIe felt if the angled. parking was done on the east side of l,,ocust Street as well as the west side of Locust Street and Third Avenue it should provide the required parking spaces. Brian Stt.tmpf felt that angled parking was not appropriate in a residential area. In addition the residents would have to give up an additional. 7' o1-land in order for angled parking to be constructed and he didn't think the property owners would be willing to do that. Clint 1-lerbst shared tlae concern about adequate parking in this area. John Simola, >='ublic Worlcs Director, indicated that money collected for parking stall deficiencies does not cover the cost of acquiring any land fir parking. City Planner, Steve Grittrnan reviewed the parking calculations for- tlae development and had come up with a parlciaag stall deficiency of $ stalls. It was discussed whether agreements could be made with any of the nearby cotnmea°cial properties for shared par]<ing. Glen Posusta didn't feel it was the City's responsibility to purchase additional land for parking. ,ieff O'Neill stated that although there were still b stalls short it bettered the deficiency from what it was. Clint Herbst disagreed with that comment stating he felt they should have the required parking and he didn't feel the City should have to dram up parking spaces for these developtnents..leff O'Neill stated that the developer had met the parking requirements for this phase anal had corrected some of the parking deficiency created in the 1"irst phase. Clint Herbst reiterated that while the Council felt this was a good project the parking situation was a major concern. • Council Minutes - 9/12/05 Brad Johnson representing Barry Fluth stated that he felt the parking situation was greatly improved over what it was before. He stated the parking will be sufficient for the size building they are constructing. He noted that in most downtown areas there are a number of restaurants and limited parking so customers have to walls. Clint Herbst asked if any parking stalls were given tip for the drive-through. Brad Johnson indicated no parking stalls were lost because of the drive-through. The Council commented on the landscape plan where the arrows show the traffic lanes in the development and questioned whether the area by the existing garage was wide enough to allow traffic to freely move in and out. It appeared to be only enough room to allow one car to pull in or back out. Glen Posusta stated that the City had taken great pains on the Monticello Travel Center site making sure that standards were met for access and the City seems to be abandoning those standards here. Brad Johnson indicated the area in question would be designated as employee parking. Brad Johnson stated they are requesting approval of the conditional use permit for the drive-through facility and if the variance for parking is required, they will come back for that at a firture date. Clint Herbst felt the developer should make some contact with the commercial properties for shared parking. He also added that Exhibit Z should include the notation of the area designated for employee parking. GLEN POSUSTA MOVED TO APPROVE THE CONDITIONAL USE PERMIT TO ALLOW A DRIVE-THROUGH FACILITY IN THE CCD DISTRICT AND TO ALLOW FOR SHARED PARKING AND DRIVES SUBJECT TO THE CONDITIONS NOTED BELOW AND BASED UPON THE FINDING THAT THE APPLICATION WOULD COMPLY WITH THE CITY'S COMPREHENSIVE PLAN, DOWNTOWN REVITALIZATION PLAN AND LONG-TERM DEVELOPMENT GOALS FOR THE AREA AND THAT AN EFFORT BE MADE TO FIND ADDITIONAL PARKING FOR THE DEVELOPMENT. 1. The applicant must submit a revised landscape plan showing screening of the parking and drive-through areas from adjacent properties and the public street. All proposed parking lot islands must also be landscaped. 2. The applicant shall construct the on-street angled parking spaces at his own expense, and pay a fee to the general downtown parking fund in order to ensure that adequate and required parking is provided. 3. On-street parking areas shall be redesigned to show the corner between the on-street parking areas as 40 feet form the corner to the curb and to remove all handicap stalls from the on-street areas to the off-street parking, area. 4. The applicant must submit proposed building materials, subject to City staff approval. Material changes to the building quality or landscaping shall require further review by Planning Commission and City Council: 5. The applicant shall install street lights along Third Street and Locust Street consistent with the existing ornamental street lighting pattern. 6. The applicant shall submit a detailed signage plan upon building permit application which is consistent with the City's Downtown Revitalization Plan and Section 3-9 of the Zoning Ordinance. 7. All easements, grading, drainage and utilities are subject to the City Engineer's review and approval. 8. Recommendations of other City staff, Planning Commission and/or City Council. TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY. 6 • ADD ON ITEM FOR JANUARY AGENDA 11. Consideration to review and recommend alternative meeting dates for February and November Planning Commission meetings. At December's meeting, Commissioner Spartz had requested that staff present alternate dates for February and November's meetings, due to conflicts with the caucus and general election. As such, please find attached calendars for both months. It will be important to determine whether Wednesday will be a suitable alternative because of taping needs. That can be discussed at the January meeting. • ~y,~ ~~,- 'y} ~ t: ~¢ y ,h ; 9Yt a ~w t y `~ ~{' Y-IOFJYI`FT c' ~~~ A i R NN ~4 444 * ' 4i ~ ,,,~ 2hYj~,~ .~:'. i9 'I , `4 S`Fy; S ~~4 ~~:k~ ~ `.a -1~~1=~~T .~ ~~a/1NCY I e '~{) S ~~ ]t 2. f 1t ~~ ~ '.bl. ~` ~'Vfhbe~~ ~ :. ~~ ~, >5 ~ %` ~ i { ~ fit' ~ 1 ~t v ~' ~ ~'$'~I~`;T~xa ~. , ~ .o v, EM1 W . . ~ v s E ~}Se is OQ 1 n ' .V , . ~ `~ > ~ r "~ tnNm~tr ~:~ - ~ r,~ ~ r h~ 1'~ ~~ V rl~v} 1 r,.~~~ V1 ~ C~tO~~V^ t'} S ~'! u a~ i . ~ i. ~~ + tx,r' ~~ r ;•,l e ~r `L ~i'SFt f~ ~- ~h, ,~~ sk ~-~ ,~ ac . ' yi'~ <~ h k ti±ic ~ ~i'~. ~ C ° i~ r ~ a ~ ` ~ .~~~. N v ~ t tp r i ~ L r 2 C Y x a ~ < ~~'. fY,' Y~ ~~ %' ~ ~ Q 1 W} K< 4 Y ~~ -~ ~T ~ 1 ,- 4 }.' ~, 3( yr, c 0 .p. ~ M i.+ '}_ -~~ * Y f ~ r'ra ,_ ~ .. U C I r ~ ~~ C„) ~~~; i ~` ~ l ~ (ry'' LPL 3f F ~ ~ ~ ~ O y ~ ''~ r .o a°i O O f`f ~ f0 '. ' 7 'u v ~ ~< ,,. ~ o r ~;~y ~ ,. {f ~~ ~ ~ R, ' ~ x ~ tl' `~ ~~` ~ { f -. C ~ , ~ l L C W L 4 tv t y y +'~ } ~~ y~ 1 ~t ~~~ i + ~a ~, S N N Q ,~,~~,~i~4,~~yka~y° c L 'f~ I` ~j f, j ~ a r ~ ~' i }3 ~i~i f y,.1 i ',~.~ :r ,,. .~ ~r=; ,y;. ~.. ~Q ~ a ~ ~,ry ` ~` y '4 y ~ ~ ~) ~ ~ F.1 I I {. MO+~o ~~ 1 { ' k S:i ~ ~- -~{ i . -j~{/' ~...~ A~}' ~M ~N G Y~` h •' ~~ t ): T - : rl~ ~: . t: .t ""tip 'd:. f t 1+~'hf r .:~ ~ 3 t f.. ~ S ~}~ 1'+Yt '.. k.~ ` r . L ~'T k e ~ i ~ h Y ; r j i' Y. h R\ Y A +ti. !`l ri n 7 ` d ' _ t pp+ ~ ,S ~~N ~ ~ ~K ~ [ ~ ~ R : ti_r ~ ~ ` *+~b~y F i } .`ti °i. x, '~ ~ s ~,~ ~. cntonw r+t''M. f . ;~ i N t+rrn.nTt'J . r ~, ~ 4 E ¢ 't 'r'i 1 R G'~F: f J} a x r ?fir F ~ ~. *~ ' ~ ~ ~y ~Y ;' 1 f '% ~ rl i s.` ~t ~ w t~ y i r ~ b k2 ; ~ ~ '~~, 1~yµ`5 £ ~~} ] 'p~µr'N f jf h /.t ~ ~~N ~ •:j >?l:`fi~ /A 5 T ~ L w i , ` 'S ~ ~ J !~ ~'. "~ ~c~'4 r 'j L.~ C ~aa'~ ~ 7 ~ ~ Y ~~i t= .. C ` ^ ~f t ' ~. ~ ry C ~~ ~ f N 1 1- ~ y LL .i -' ~~ *'', clr~ •, - ~ ~ .`i ~z t u ~ ~ a~ ~ ~ ~, ' ' ~ ` ~ . t ~ t ~ - ~}mot ~~ ; ~ ^ - '~ 1 ~, ~ o `. :a 3 ~ O ~~ ~. ~ ~.; ', ~_ . ;a k~:~ o~ E.-+~ k ,. Rc' t~ fLp C k~,;i ff i v ~ {± 4 f,,Ci erv~~ ~~ , I F.~ ~ ' ~ c ~_. V r . , ~ }T ~ ~~ ~ ~ r G.L 7 tyy~.7 P ~ }} ~ ~ ` w ~ Y A~ ~. ^~S' W ~'~ ~ ~ ~ I (~~ .. cV ,_ ~ ~, . L 4 1 ~ ~, ~5~ .~ ? % ~ .a '. F L ~bk ` ' ~ o, ' .~:' r . i ~ ~~~' ~ r . ~ cam. S ~ ~~ ~y` ~' i y C ~.,~ ~ ~~-. t: ~ k~, ,~ , F.. r Y ~~ k -3 ~ ~ 1 Dsv -~ ~a:~ '1. . ~;; ~~' ' ~~~ n O O N .-~ N .ti C C f0 7 L f0 N C Q