Planning Commission Agenda 06-03-2008AGENDA
MONTICELLO PLANNING COMMISSION
Tuesday, June 3rd 2008
6:00 PM
Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and
Barry Voight
Council Liaison: Susie Wojchouski
Staff: Angela Schumann, Gary Anderson, Kimberly Holien - NAC
1. Call to order.
2. Consideration to approve the minutes of May 6~', 2008.
Consideration of adding items to the agenda.
4. Citizen comments.
5. Public Hearing -Consideration of a request for Variance from Chapter 3, Section 9 of the Monticello
Zoning Ordinance regulating Signs.
Applicant: Scenic Sign
6. Public Hearing - Consideration of a request for Variance from Chapter 3, Section 5 of the Monticello
Zoning Ordinance regulating off-street parking requirements.
Applicant: Masters 5~' Avenue
Public Hearing - Consideration of a request for Conditional Use Permit for Amendment to Planned
Unit Development for a Comprehensive Sign Plan.
Applicant: Monticello-Big Lake Community Hospital District
Public Hearing -Consideration of a request for Variance from Chapter 8 of the Monticello
Subdivision Ordinance regulating Simple Subdivision requirements for frontage on a public street.
Applicant: City of Monticello
9. Consideration of a request for extension for Conditional Use Permit for Concept Stage and
Development Stage Planned Unit Development approval for amulti-tenant shopping center, a
Conditional Use Permit for Outdoor Storage, a Conditional Use Permit for a Car Wash, a
Conditional Use Permit for a Motor Fuel Station/Convenience Store, a Conditional Use
Permit for minor auto repair, and Preliminary Plat approval.
Applicant: Mills Fleet Farm.
10. Consideration of a request for extension for Conditional Use Permit for Amendment to
Planned Unit Development for a retail commercial development at Monticello Travel Center
2nd Addition
Applicant: Mielke Bros., LLC
11. Adjourn.
MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, May 6th, 2008
Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz,
and Barry. Voight
Council Liaison: Susie Wojchouski
Staff Angela Schumann, Gary Anderson, Steve Grittman - NAC
Call to order.
Chairman Dragsten called the meeting to order and noted a full quorum of the
Commission.
2. Consideration to approve the minutes of April 1st, 2008.
Commissioner Voight noted the misspelling of his name on page 3 of the minutes.
MOTION BY COMMISSIONER HILGART TO APPROVE THE MINUTES
OF APRIL 1, 2008.
MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED,
5-0.
3. Consideration of adding items to the a eg nda.
Commissioner Gabler requested update on Warnert and Broadway Market
projects.
Chairman Dragsten asked for a legislative update on Group Homes.
4. Citizen Comments.
NONE.
5. Public Hearing_ Consideration of a request for Amendment to Conditional Use
Permit for Planned Unit Development as related to section 3-2fBl of the
Monticello Zoning Ordinance regulating R-lA Design Standards. Applicant:
Keyland Homes.
Schumann presented the staff report, stating that in May of 2002, the City of
Monticello approved a final plat and rezoning for the Hillside Farm project.
Planning Commission Minutes - 05/06/08
Hillside Farm is a Planned Unit Development project consisting of 84 single-
family lots. The plat is being developed in four phases. Schumann stated that the
PUD approval allowed the plat to be developed with R-1 lot sizes, but application
of R-lA design standards. Under the original approval, the developer did not ask
for any variation or relaxation of the R-lA design standards.
Schumann noted that since that original approval, the developer has requested one
amendment to the PUD. The amendment applied to the entire development and
relaxed the foundation square footage requirements for the homes. That
amendment was approved by the City.
Schumann explained that the current application for amendment is being
requested by the builder and owner of all lots within only the first and second
phases of the Hillside Farm development. Key Land Homes is requesting that the
City consider relaxing only one specific provision of the R-lA standards.
Schumann stated that the provision reads that no portion of any garage space may
be more than five feet closer to the street than the front building line of the
principal single-family use.
Schumann indicated that the house-forward ordinance provision was designed to
strengthen the step-up housing product, by creating a more attractive streetscape
with the house being the more prominent feature.
The applicant is requesting that this section of the R-lA standards be waived for
the remaining six (6) vacant lots in the 1St and 2nd Additions.
Schumann stated that of the 28 homes already constructed, only six (6) meet the
ordinance standard above. She indicated that Hillside Farm was the first
development to which the R-lA Zoning Standards applied, which may explain the
lack of proper application of design standards.
Schumann noted that the Planning Commission is asked to consider this
amendment as it applies only the 1St and 2nd Additions. Schumann commented
that staff is recommending approval of the amendment as 28 of 34 homes are
already constructed, of which only 6 comply with the ordinance. She also stated
that it is staff's belief that the homes already built in Hillside Farm meet the intent
of the R-lA ordinance, which is to create step-up housing. Given the applicant's
compliance with other R-1 A code requirements (including foundation square
footage, finished square footage and facade improvements) staff believes that
allowing the balance of the homes to be constructed consistent with the initial 28
would not significantly impair the intent of the Hillside Farm PUD.
Hilgart inquired what the required roof pitch was for Hillside Farm. Schumann
responded hat she believed it to be 6:12.
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Planning Commission Minutes - 05/06/08
Spartz inquired whether the Commission had the ability to open up the entire
development for review as a result of this request for amendment. Planner
Grittman answered that the Commission did have that ability.
Gabler inquired whether the developer has covenants and whether they cover the
standards. Schumann stated that the development agreement covers R-lA and is
recorded at County, but that she can't say whether the developer instituted private
covenants.
Chairman Dragsten asked how this oversight happened and if there are processes
in place to take care of this in the future.
Grittman noted Hillside Farm is technically zoned R-1. However, the PUD
applied the R-lA design standards.
Schumann referred to the Planning Commission's recent discussion on PUD
amendments and stated that PUD actually requires final architectural drawings for
all buildings within a PUD. She commented that at the time Hillside Farm came
through, that application requirement was not strictly followed. Dragsten stated
even in the case that it is provided, who follows up on conformance.
Schumann stated that it is now the process that the approved plans are given to the
Building Department in order to compare the approved PUD to building permit.
Dragsten asked how many developments maybe in a similar situation. Schumann
replied that there are probably a handful. Dragsten asked if everything in place to
now prevent this. Schumann stated that she believes so. Girttman stated that the
application standards are held to a much more rigorous process and the Building
Department is now built into the planning review process.
Dragsten asked if all other design standards are being followed in Hillside Farm.
Anderson noted that the Building Department was short-staffed at the time
development was at its peak and the department was at that time, just trying to
keep up with building end. Information now flows better given the current system
of review and communication.
Dragsten asked if everything is up to date in terms of reviewing requirements.
Anderson stated that the Building Department now very actively looks through
those standards.
Spartz asked if the request for waiver is that to allow Keyland to continue moving.
beyond 5', and if they are requesting something in particular in terms of number
beyond 5'.
Planning Commission Minutes - 05/06/08
Schumann stated that the amendment to PUD applies the waiver to balance of 6
lots. The applicant has not requested a specific amount beyond the 5'. It is at the
Commission's discretion. Schumann restated that intent of the district to create a
more attractive streetscape.
Spartz asked if it is known what the farthest forward garage measurement is.
Anderson suggested perhaps 16-20 feet. Applicant stated that it is most likely
20'.
Wojchouski asked Anderson to clarify that.the square footage was on main floor
and not inclusive of second story.
Anderson responded that he wasn't involved in the initial part of the process. His
understanding was that the intent was to get larger two-stories. Anderson
described other plans and what might be needed to achieve the required square
footages.
Schumann noted that the ordinance requirements for R-lA are all designed to
work together. If applied together, it is most likely that R-lA developments
wouldn't have had any splits as most splits wouldn't meet the 5' rule. However,
when you miss one, you can end up with all of the variations. She noted the
previously approved amendment where square footage would correspond to the
style.
Voight commented that split-entry styles don't leave much ability to expand in
terms of square footage, where the two story provides that ability. He noted that
there is then a large difference in the available amount of square footage that is
possible to finish.
Anderson noted that the market influences the type of house that is built, as well.
Hilgart asked when this was caught by staff. Schumann stated that she was
unsure of the exact date, but it was most likely six months ago.
Hilgart asked if any that were any homes permitted after the catch that don't meet
the 5' rule. Schumann stated that she did not believe so.
Chairman Dragsten opened the public hearing.
Jason Penaz, 5549 Badger, addressed the Commission, stating that he is
concerned about the split entry homes that went in recently. He commented that
he was the first homeowner in the development and at that times, houses were
promised to be two-stories and large ramblers. Nothing was said about splits.
Ron Long, the realtor was asked about whether any splits would be allowed. He
indicated that was not the type of development they were seeking to build. He
stated that most homeowners in the development are concerned about this same
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Planning Commission Minutes - 05/06/08
issue. Penaz noted that the prices and finished square footage between two stories
and splits are very different. Penaz recommended putting put the cap on the
remaining 61ots such that splits not be allowed. He noted a similar situation with
River Forest, noting that when times are tough, it seems that builder make the
switch to build smaller homes.
Spartz asked if there Penaz sees a problem with garages being off-set. Penaz
stated that the issue is more about the value and style of homes. Penaz reaffirmed
that the style should be the same as what was initiated.
Dragsten stated that the standards are the same for the development, they haven't
changed. Originally, there was the ability to have some splits, but the developer's
their initial marketing was that they didn't want it.
Hilgart asked Penaz if he has covenant documents. Penaz stated that he did not
believe there were covenants.
Voight asked Schumann were the six lots are within the development. Schumann
stated that the applicant can point them out on the plat map.
Pat Couette, 5866 Badger Street, stated to the Commission that he believes that
the two splits are empty.
Terry Long, representing Keyland Homes made himself available for questions.
Long stated that both split homes are occupied.
Voight asked Long to identify the remaining six lots. Long stated that there is one
on Badger, the rest are on Elk Avenue.
Long stated that in regard to Commissioner Hilgart's question on roof pitch, he
believed that the front facing roof pitches are to be 8:12, the rest are 6:12. Hilgart
asked if Long is aware of any covenants. Long stated that there are none to his
knowledge; none have been provided by the developer.
Long stated that in other developments, the developer has to sign off on the
permits. Long indicated that there was no intent to put splits on Elk Avenue. It
was a marketing decision to put splits against the trees. Long apologized for
missing the 5' ordinance requirement, commenting that Keyland was careful to
meet the other requirements. Keyland as a builder is trying to make the
development work. It wasn't the intent to change the design and quality of
homes. He noted that the splits in Hillside are larger than the basic requirements.
Long explained that there are remaining unsold homes; one meets the criteria and
one does not.
Spartz stated that he agrees with Dragsten that it is a nice development. He
inquired that if this amendment were to move forward, is there a measurement on
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Planning Commission Minutes - 05/06/08
the garage forward Keyland would like to seek. Long explained that some of the
largest homes are at a 12' setback on the garage. Dragsten asked if 12' is
something Keyland can work with. Long responded that Keyland can work with
whatever the City can approve. Long explained that application of the 5' or less
rule does create a larger, more expensive home.
Spartz commented that he doesn't know that they' threshold has as much to do
with value of the neighborhood as the entire style and not allowing any split entry
homes.
Anderson noted that Carlisle Village has a requirement for developer review of
building permit. In that case, the developer signed plans that do not meet the
criteria. So in some cases, that check and balance system may not work.
David Brown, 5926 Badger Street, explained that he was also told by the realtor
there would be no splits. He stated that he confused regarding the design
standards that apply. He indicated that he thought he was moving into ahigh-end
neighborhood.
Dragsten stated that he wanted to make clear that when originally approved, there
was the ability to put in splits. The developer had indicated a marketing direction,
but they still had that ability.
Hearing no further comments, Chairman Dragsten closed the public hearing.
Hilgart stated that he doesn't believe the garage forward has that much to with the
quality. of the house as the size. He stated that he was disappointed with the splits
that were built as believes the roof pitch requirement wasn't met and that they
may not meet the other design standards. He stated that he is willing to flex on
the garage forward, but recommended that no splits be allowed. Spartz agreed.
Gabler stated that the Commission is just here to talk about 6 remaining lots.
Dragsten stated that the Commission could make amendments to carry through to
the 1St and 2nd Additions.
Dragsten confirmed that the only way to address lots in the 3~d and 4th is to open
another application.
Schumann confirmed that the developer who owns the lots in 3`d and Ott' would
need to open the balance up for discussion. The Commissioners had a brief
discussion on flexibilities to design that might be allowed with a future
amendment.
MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROVAL OF
THE AMENDMENT TO PLANNED UNIT DEVELOPMENT FOR HILLSIDE
FARM 1sT AND 2ND ADDITION, BASED ON A FINDING BASED ON A
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Planning Commission Minutes - 05/06/08
FINDING THAT THE APPLICANTS HAVE PROVIDED ADEQUATE
EVIDENCE THAT THE CHANGE IS CONSISTENT WITH THE
OBJECTIVES OF THE R-lA ZONING, SUBJECT TO THE FOLLOWING
CONDITIONS:
• NO SPLIT ENTRY HOMES BE ALLOWED ON THE BALANCE OF
THE LOTS OWNED BY THE APPLICANT.
• THE GARAGE SHALL NOT EXTEND MORE THAN 20' BEYOND
THE FONT BUILDING LINE OF THE HOME ITSELF FOR THE
BALANCE OF THE LOTS OWNED BY THE APPLICANT.
MOTION SECONDED BY COMMISSIONER HILGART. MOTION
CARRIED, 5-0.
6. Public Hearing -Consideration of a request for Conditional Use Permit for
Outdoor Sales as related to an Outdoor Volleyball Facility in a B-4 ~Re tonal
Business) District.
Planner Grittman provided the staff report, illustrating the location of the
proposed area of the volleyball court, which is in the proposed expansion area for
the bowling facility's banquet space. The applicant is seeking a CUP for outdoor
sales as related to a request for volleyball courts with both evening and daytime
hour volleyball leagues. The application request would allow use until 11:00 PM.
Grittman stated that the ordinance regulates specific requirements for outdoor
sales, which he reviewed. The use is required to be fenced and screened from
view of abutting residential properties, which there are in this case. Lighting is
required to be shielded from public view and from neighboring residential. Sales
areas must be surfaced or grassed to control dust. Finally, Grittman stated that the
procedural requirements of the CUP process must be met.
Grittman explained that noise and lighting are two of the major issues in terms of
intrusion to neighboring properties. In this case, the location of courts would be
screened primarily by the building itself. Residences are to the north and
northwest of the site. The applicant is proposing to light the court with wall pack
lighting, not free-standing light fixtures. Grittman indicated that the staff report
recommends that if this facility finds that they do not have adequate lighting, they
would need to come back for amendment. In that case, staff would recommend
shorter hours of operation as it will be difficult to screen the light from residential
properties. Grittman stated that the applicant is proposing to fence in the play
area with a black coated chain link fence. In a staff meeting with the applicant,
Grittman noted that the applicant had also indicated that they may potentially also
use netting to protect loose balls. They are also proposing to fence in the grass
area for lawn games.
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Planning Commission Minutes - 05/06/08
Grittman commented that staff believes that if the application is to be approved, it
should be approved with conditions. The conditions include that the applicant
consider netting, that the hours of operation be limited to those proposed by the
applicant, and that any additional lighting request beyond that proposed require an
amendment. Additionally, upon construction of phase two of the building, the
conditional use permit for this use would expire. A final condition requires that
any fence in excess of 6' needs a building permit.
Voight referenced the landscaping on the site, noting that there are no changes
proposed. and it appears that some landscaping- may still need to be completed.
Grittman stated that part of the landscaping may need to be completed as part of
phase 2. Staff would follow up on original landscaping requirements during a
spring review. Crrittman stated that all landscaping required under the original
approval would still be required.
Voight confirmed that they are not proposing any additional lighting. Grittman
replied that they have not proposed any additional free-standing lights, but instead
additional wall-park lighting, for which they have provided a photometric plan.
Hilgart asked if there are any similar uses around town in terms of hours of
operation. Grittman replied that outside Hawk's, which is adjacent to commercial
property, he is not familiar with any. Hilgart expressed concern about the hours
of operation at 11:00 PM.
Gabler asked how the noise ordinance comes in to play. Grittman stated that
noise complaints would be treated as nuisance and would be subject to citation
and prosecution. If it became an issue, the Commission could reconvene to
reconsider permit.
Voight asked about wall pack lighting, as the staff report noted that any additional
lighting would need an amendment to PUD. Grittman stated that the exhibit
should reference the lighting as proposed with this application. Voight
commented that he would agree on further restricting the hours and go a step
farther to recommend no additional lighting other than what currently exists.
Chairman Dragsten opened the pubic hearing.
Denise Schnabel, .3758 Hayward Court South, addressed the Commission.
Schnabel stated that her home backs up to this property. She stated that she is
strongly opposed to this request as noise, garbage, and light issues are already
something that they deal with, and this use will increase those problems.
Schnabel noted that the neighborhood is predominantly young families, with
young children who go to bed much earlier than 9:00 PM.
Schnabel indicated that the fence that was put up is only 8' and stops 1/3 of the
way into her property. The trees do not block anything. Schnabel stated that City
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Planning Commission Minutes - 05/06/08
officials were out looking at the fence the previous day. She explained that due to
where the fence stops, she has people trespassing in her yard. She noted that she
had been told the previous evening that the fence was temporary for everyone and
would be removed when trees were larger. Schnabel stated that was not what she
had been told originally. Schnabel stated that she came to Monticello for a quiet,
safe neighborhood. Schnabel explained that the tone and types of conversation at
the bowling alley is not appropriate for young children. She stated that she felt
there were a lot of broken promises already and that an approval on this would
make the problems a bigger issue.
Dragsten asked if Schnabel knew that the area to the south of her property was
designated as commercial. Schnabel stated that she was told that it was not yet
zoned.
Voight indicated that he could clarify the zoning issue. As the second home in the
neighborhood, it was in the process of being rezoned from agricultural to
commercial. Dragsten and Voight noted that the land use in the comprehensive
plan was shown as commercial.
Christine Alberts, 3596 Redford Lane, spoke to the Commission. Alberts stated
that her home is on the south side of the bowling alley and would be more
affected than most. Alberts commented that light glare would primarily be an
issue and that she was also concerned about whistles and noise. Alberts indicated
that she is opposed to a bar area outdoors. Alberts stated that she also did not
know that the fence was temporary and also has people going through her yard.
Alberts inquired about City ordinance regarding hours of operation. Crrittman
stated that typical commercial codes allow permitted outdoor uses unti19:00 PM.
Alberts asked how many days each week the applicant is requesting for this
activity. Dragsten responded that the applicant is requesting six days.
Dragsten asked for the location of Alberts home from School Boulevard. Alberts
responded that she is to the left, which is right behind where the court is proposed.
Spartz asked if the people going through the yards are going home or to the
bowling alley. Alberts replied that it is both.
Brad Weske, 3647 Redford Lane stated that with the economy, he realizes that
businesses are trying to bring in business to make a profit. If approved, he
commented that he would ask for fencing as high as the building, with netting to
eliminate sound and light glare. He also requested that River City be required to
finish at 9:00 on weekdays. Weske commented that he is concerned about noise
from garbage removal at 6:00 PM. He noted that his home is across the street,
and this activity wakes them up. He suggested that as there is an existing noise
problem, there needs to be strict guidelines if this is to be approved. Weske
suggested a three month review period for the use.
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Planning Commission Minutes - 05/06/08
Spartz asked Weske if garbage trucks are coming at 6:00 AM. Weske confirmed.
Spartz stated that he would like to have this addressed as they are not supposed to
come unti17:00 PM.
Bryan Pederson, 3644 Redford Lane, spoke to the Commission. He stated that he
lives behind garbage area. He noted that noise is a problem. As someone not too
far removed from this type of activity. The vinyl fencing will not act as any kind
of noise screening. Betterson commented it might be more practical to deny the
request rather than have police called every night.
John Kittle 3636 Redford, addressed the Commission. Kittle stated that he is
directly behind garbage enclosure. He explained that garbage blows beneath the
fence. He commented on additional light and noise and stated that the use of their
deck and keeping their windows open had become a problem. He noted that
River City has not had one full year of operation before this request, including a
summer, to see what problems the existing facility will cause.
Mike Brandt, 3529 Redford Lane, stated that he echoed the concerns of those who
had already spoken. Brandt commented that traffic has increased and speeds have
increased. The bowling alley has not been good for the neighborhood.
Don Brummond 3456 Redford Lane, addressed the Commission. Brummond
stated that he likes the business and commented that River City runs a nice
business. Brummond stated that he didn't come to complain, however, traffic and
noise are an existing problem. Although there may not be a way to address the
noise issue, noted he would try to support the local business, but limit the hours of
operation. He suggested that the City consider shutting cul-de-sac or perhaps a
one-way.
Brandt cited the cul-de-sc at Redford as a major problem. He noted that it is
convenient, but becomes a hang out and magnet for drag-racing.
Mark Parnell, applicant and co-owner addressed the Commission. Parnell stated
that as they had never done volleyball, selected an hour that seemed reasonable.
Okay with limiting the hours of operation. Parnell noted that the corner is mostly
blocked by the building. He commented that fencing proposed is at 6' with
netting to the building line. He stated that lighting is proposed to be hooded with
reflective shield. As for noise from garbage, he apologized and stated that could
be changed. He noted that they could make adjustments where possible. Parnell
requested that residents come over, as they will try to address neighbor concerns.
Parnell stated that there were a lot of comments and questions from community
on whether they would be doing volleyball.
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Planning Commission Minutes - 05/06/08
Parnell stated that the area behind is designated for future parking, and area in
front of School Boulevard is setback. Other areas are needed for existing parking.
Parnell stated that for those reasons, options for where to put the court are limited.
Parnell stated that in terms of cutting around fences, 90% of the time, these are
not people going to a parked car, these are your neighbors. He suggested that
putting up signage at end of fences may be an option.
Wojchouski inquired whether the Council members who were out had any
remedies to the problem. Parnell commented that the fence was put up 1' back
from property lines. Parnell stated that he also did not know the fence was
temporary. He stated that he is not interested in the fence being removed.
Alberts asked if outdoor bar sales would be within chain link fence area. Parnell
answered that there are no outside bar sales. Sales would be inside, but they
would be able to take a plastic cup out. Parnell commented that is for control
purposes. Alberts asked if the fence could be extended, which would make a
difference for their backyard. Dragsten commented that would be a Council
decision. Dragsten confirmed that the Council was not at her home previously.
Voight asked Parnell about fencing and screening. Parnell responded that to
establish some sort of gating, they would do 6-8' high fence. Above that, they are
looking at netting that could possibly retract. He stated that it will do some
amount of light screening.
Dragsten asked Parnell if he had reviewed Exhibit Z. Parnell stated that he is
aware of them and does not have any problem with them.
Denise Schnabel addressed the Commission, stating that as she is on the back side
of the facility, she is not really concerned about lighting, but noise is a major
concern. She stated that she still believes 9:00 PM is too late. A majority of the
young children in the neighborhood are in bed before that.
Dragsten confirmed that liquor would not be served outside. Parnell confirmed
that there would be no sale of liquor outside the building. Dragsten noted that for
restrooms, they would use those inside the facility. Parnell confirmed that
restrooms are immediately inside the facility. Dragsten inquired whether there
would be any music. Parnell stated that there would not be and there would not
be any regulation whistles.
Brian Pederson commented that in terms of the gates, would there be security to
make sure that people aren't trespassing and littering. He stated that his question
is who will be policing the facility. Parnell answered that there would be a River
City representative out there at all times. They will do their best to control that
kind of behavior.
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Planning Commission Minutes - 05/06/08
Gabler asked Parnell if the days need to be Monday-Friday. Parnell indicated that
as they are just getting into this, they do not know what the most highly demanded
days will be. He stated that he suspects they will need a minimum of four days of
activity.
Lois Kittle, 3636 Redford Lane, commented to the Commission that neighbors are
not able to relax in their own backyards due to noise and light concerns.
Hearing no further comments, Chairman Dragsten closed the public hearing.
Gabler stated that she would like to table the item for 30 days to allow the
applicant to address the public and Commission's concerns.
Spartz stated that he is not in favor of moving forward. Although Mr. Parnell is
sincere about listening to resident concerns, and this is a successful a business he
has enjoyed, he thinks it is important to address the neighbor's concerns. In terms
of a timeline, this maybe something to think about for spring of next year and
correct the issues that exist now.
Hilgart stated that he is struggling hard on this. He stated that he is all for
business, but is concerned about the rights of those around the facility. He stated
that he is in agreement with Mr. Spartz.
Voight stated that on one hand, he agrees with Commissioner Spartz and Hilgart.
The City needs to review the issues that exist now. At the same time, the land use
did say commercial. He stated that he has concerns about denying something
when perhaps more research should have been completed on the part of the
homeowners. Voight also noted that he would like the City to consider the
comments regarding Redford Lane.
Spartz encouraged residents to contact River City about their concerns. If they do
not know about the concerns, they are unable to address the,
Dragsten inquired if the Commissioners would consider a temporary permit.
Voight stated that he would be open to that. Gabler noted that the applicant could
put all the money into constructing the courts, but then the Commission could
deny extension of the permit. Hilgart stated that in that case, he would support
severely limiting the hours.
Hilgart asked Schnabel if the noise in continuous. She stated that the noise in the
evening is continuous until closing. While weekdays maybe lighter than
weekends, it is continuous. Hilgart stated that he wouldn't recommend anything
beyond 9:00 PM, even perhaps 8:00 PM on weeknights. Gabler suggested
perhaps 5:00 - 8:00 PM.
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Planning Commission Minutes - 05/06/08
Voight commented that restricting too far may not allow the applicant a chance to
succeed. Gabler stated that she understands, she is just trying to find a balance.
Voight stated that the noise outside the court and other noise from customers is
not within Parnell's control.
Spartz stated that he is not in favor of the temporary. He stated that he is not
against moving the business forward, but next spring may be a better fit in terms
of resolving some of the existing issues first. Gabler agreed.
Hilgart inquired if Parnell has a timeline for when the banquet center will be built.
Parnell responded two years. Hilgart asked if the cost of building the facility
versus two years of volleyball will be worth it. Parnell responded that it is
difficult to project.
Wojchouski noted that if the Commissioner is going to move forward, perhaps it
could be recommended that the fence be improved for screening. Gabler
commented that perhaps then aesthetic come into play. Wojchouski noted than
chain link is not going to prevent noise.
MOTION BY COMMISSIONER SPARTZ TO DENY THE REQUEST FOR
CONDITIONAL USE PERMIT FOR OUTDOOR SALES BASED ON A
FINDING THAT THE PROPOSED USE WILL INTENSIFY CONCERNS
WITH NOISE, LIGHTING AND TRESPASSING.
Grittman clarified that Spartz's motion is based on the idea that the proposed use
will make these items worse. Spartz also noted it will be important to try to
address existing issues. Dragsten noted that Commission cannot deny based on
existing problems.
MOTION SECONDED BY COMMISSIONER GABLER. MOTION CARRIED
-2, WITH COMMISSIONERS DRAGSTEN AND VOIGHT IN DISSENT.
Dragsten noted that tf the request is denied by the City Council, the applicant can
bring the request back 6 months from now. Council will make the final decision.
HIlgart encouraged residents to attend the Council meeting.
Brummond asked if there was anything official that needs to be done in terms of
the road request. Dragsten noted that it had been added to the commission's
agenda.
7. Public Hearing - Consideration of a request for Conditional Use Permit for Open.
and Outdoor Storage as
Planner Grittman presented the staff report, illustrating the proposed storage area.
He explained that the proposed outdoor storage area is accessory to a fiber utility
building and will be used for the storage of satellite technology.
13
Planning Commission Minutes - 05/06/08
Grittman noted that the code requires these types of areas to be surfaced to control
dust. This area will be surfaced with class five. The ordinance also requires that
the area be screened from adjacent residential property. The area will be screened
with evergreen shrubs, and additional plantings will be placed along existing
dense tree buffer along south boundary line. Staff recommends approval.
Chairman Dragsten opened the public hearing.
Gabler asked why there is no schematic of the building. Grittman responded that
the design is still being formulated. Gabler asked if the building is being funded
by the revenue bonds. Grittman responded that he did not know.
Wojchouski confirmed the exact location of the building.
Dragsten inquired if this is an accessory use. Grittman noted that the building
will be constructed as part of the project. Schumann noted that the public utility
building is a permitted use in the B-4 district. Dragsten asked if there is any
lighting for the outdoor facility. Grittman answered that there is no lighting
proposed. Dragsten confirmed that the storage was for satellites only. Schumann
confirmed that any other outdoor storage would be incidental and temporary.
Schumann noted that 200 notices regarding this hearing were sent directly to Mr.
Kjellberg as property owner to distribute.
MOTION BY COMMISSIONER HILGART TO RECOMMEND APPROVAL
OF THE CONDITIONAL USE PERMIT FOR OUTDOOR STORAGE AS
SUBMITTED, BASED ON A FINDING THAT THE PROPOSAL MEETS THE
REQUIREMENTS OF THE ZONING ORDINANCE.
MOTION SECONDED BY COMMISSIONER GABLER. MOTION
CARRIED, 5-0.
8. Warnert and Broadwa~Market Update
Schumann reported that there have been no formal applications for either
property.
9. Group Home Legislative Action
Schumann reported that she had heard of no action, but that she would check with
the City Attorney. Crrittman clarified that cities of the first class are able to
regulate by distance under State Statute. However, other cities do not have that
ability.
10. Redford Lane
14
Planning Commission Minutes - 05/06/08
Schumann stated that she would speak with the City Engineer about this item.
Schumann noted that a joint workshop on the Transportation Plan had been set for
June 9~' at 5:00 PM.
Voight also recommended that upon resolution of items relating to the fence at
River City, a letter should be sent to the adjoining residents.
11. Adjourn
MOTION BY COMMISSIONER SPARTZ TO ADJOURN
MOTION SECONDED BY COMMISSIONER GABLER MOTION CARRIED,
5-0.
15
Planning Commission Agenda - 6/03/07
5. Public Hearing: Consideration of a request for Variance from Chapter 3,
Section 9 of the Monticello Zoning Ordinance regulating Signs. Applicant:
Scenic Signs (AS)
REFERENCE AND BACKGROUND
Staff requests that the Planning Commission open and continue the public hearing
related to the variance request from Scenic Signs.
At this time, the applicant is in the process of supplying additional information in
order to evaluate the request. Staff is also researching previous approvals and
conditions of approval as applicable to this request. Therefore, at this time, staff
is unable to prepare a complete report for Planning Commission's evaluation.
This item will come back to the Commission for consideration in July.
ALTERNATIVE ACTIONS
1. Motion to continue the public hearing regarding the consideration of a
request for Variance from Chapter 3, Section 9 of the Monticello Zoning
Ordinance regulating Signs for Scenic Signs.
2. Motion of other.
Planning Commission Agenda - 6/03/07
6. Public Bearing: Consideration of a request for a variance to the parking
requirements in the CCD, Central Community District. Applicant: Masters
Fifth Avenue. (NAC)
REFERENCE AND BACKGROUND
Barry Fluth and Masters Fifth Avenue is seeking a variance from the City's
parking standards related to a proposal to add to the Pizza Man facility (of a
delivery-only business to a pizza buffet sit down facility along with the delivery
function. The expansion area occupies 1,200 square feet, with a seating capacity
of 43.
When the facility was originally planned, the building occupied the site with a
slight deficit in parking. The applicant subsequently paid for the installation of
on-street angled parking to supplement the off-street parking lot. The parking
capacity was calculated with the majority of the building (including the proposed
restaurant expansion area) as retail space. In addition, the applicant took
advantage of the ability in the CCD District to reduce required parking to 60% of
the ordinance stated requirement when parking is made available to the public and
other overflow options exist.
Retail space is calculated at one parking space per 200 square feet - a parking
requirement for the existing retail space of 6 parking stalls. Because all floor
space is discounted by 10% to account for unproductive areas, the net parking
requirement for the retail area would have been 5 spaces.
For restaurant space, the parking area is one parking space per 40 square feet of
dining area, plus one parking space per 80 square feet ofkitchen/service area.
The applicant calculates his new restaurant floor area as 485 square feet of dining
space, and 715 square feet of restaurant space. This nets out to about 440 square
feet of dining and 640 square feet of kitchen after the 10% reduction. Applying
the formula, the parking requirement for the pizza restaurant addition would be 11
spaces for the dining area, and 8 spaces for the kitchen/service area, a total of 19.
This represents a net increase of 14 spaces over the retail requirement. The
applicant suggests that there is adequate parking in the area to accommodate the
increase in parking demand. The bulk of this parkin would be on-street, limited
to street frontage to the south, since parking along 7t Street would not be
encouraged.
The CCD District permits the development of commercial space to a point "over
capacity" as would otherwise be required in a number of ways. One way (alluded
to above) permits a reduction in the ordinance requirement to 60% of the
standard. This would reduce the 14 space deficit to 8 actual required spaces.
When these cannot be provided on-site, or by lease from an appropriate, adjacent
off-site location, the applicant is permitted (on approval of the City) to pay into a
Planning Commission Agenda - 6/03/07
municipal parking fund which the City uses to construct and maintain public
parking throughout the downtown area.
Examples of such public parking would be parallel parking within the existing
street, or municipal parking lots such as the parking area on the west side of the
library property. The rationale behind the ordinance is that without this
allowance, properties in the CCD would not be able to be built or used to a
density expected in a downtown area, while at the same time, the allowance for
"over-building" a site comes at a cost towards which an applicant should be
expected to contribute.
The applicant's variance in this case would shift the burden of the provision of
public parking space used by his tenants to the public generally. Moreover, to
find in favor of a variance, an applicant must show that there is a unique physical
condition that interferes with putting the property to a reasonable use under the
regulations. It should be noted that there is no capability for the applicant to
expand parking areas on their own site and the ability to obtain cross-easements
for parking are somewhat limited.
As with all variances, the hardship may not be economic in nature. This
requirement is per State Statute. In this case, the applicant operates a commercial
building that already is permitted to be larger than would otherwise be allowed,
given the standard parking requirements.
ALTERNATIVE ACTIONS
Decision 1: Variance to parking regulations requiring 8 parking spaces, or
payment of a fee-in-lieu of such parking, for the Pizza Man restaurant expansion.
Motion to approve the requested variance to the parking regulations in the
CCD zoning district, by allowing a restaurant expansion without the
required parking construction or fee-in-lieu.
2. Motion to deny the requested variance to the parking regulations in the
CCD zoning district, based on a finding that there is no condition of the
property that creates a hardship in putting the property to a reasonable
commercial use according to the regulations.
STAFF RECOMMENDATION
Staff recommends that the variance not be approved. As noted, the site has been
permitted to develop to (or beyond) its typical maximum capacity under the
parking allowances of the CCD District. Even with this condition, the applicant
Planning Commission Agenda - 6/03/07
may expand the restaurant as proposed by providing the prescribed fee for the
provision of public parking. No hardship is seen that would support the request to
waive these requirements. Staff does not see a hardship, other than the economic
"burden" of providing funds to construct public parking that would be used by the
applicant's tenants.
SUPPORTING DATA
Exhibit A: Site Plan
Exhibit B: Applicant's Letter
•
RECEIVED
•
Variance Request
May 5, 2008
MAY 0 6 2008
~~
To: City of Monticello
From: Master's Fifth Avenue, Inc., owner of property at 617-619 Locust Street, Monticello, MN.
History:
This property (locust Commons) was developed in 2000 and has been operating since then with full
occupancy most of the time. Finding a parking space is rarely a problem even though a restaurant and
five other businesses have been operating in the center since the beginning. This center has proven to
work well as it was designed. A space has opened up next to an existing pizza delivery business. The
pizza company would like to convert the space to a pizza buffet facility.
Request:
Allow this use with no additional parking requirements. There is adequate parking on site and in
adjacent off site spaces. The hardship exists in that there is no land available to purchase or lease where
extra parking could be obtained. The existing site cannot be reconfigured to get mare spaces because of
its irregular shape. The CUB Foods property is available for cross easement possibility but there is an
elevation difference that could cause hardship in getting to the center. The site will be workable with
the existing parking conditions if the concept is looked at in the big picture sense. We therefore request
this variance be granted with no additional conditions.
Thank you.
Master's Fifth Avenue, Inc.
~~
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Planning Commission Agenda- 06/03/2008
7. Consideration of a Planned Unit Development Amendment (sign plan) request for a
medical clinic and hospital. Applicant: Monticello Big Lake Community Hospital.
(NAC)
REFEFERENCE AND BACKGROUND
In the summer of 2007, the City approved a Development Stage Planned Unit
Development (PUD) to allow a 60,000 square foot addition to the Monticello Big Lake
Community Hospital. As a condition of the PUD approval, it was stipulated that a sign
plan must be submitted at a future. date subject to a PUD amendment process. In
fulfillment of this condition, the applicants have submitted a comprehensive sign plan
(for the hospital campus) for City consideration.
The subject 15.6 acre hospital campus is located at 1013 Hart Boulevard and is zoned
PZM, Performance Zone Mixed Use.
The submitted PUD Amendment application (sign plan) calls for the following sign types
upon the site:
• Site Identification (main and secondary)
• Directional/Informational
• Building Identification
• Tenant Identification
• Parking Lot Identification (light towers)
ANALYSIS
Applicable Requirements. The subject site is zoned PZM, Performance Zone Mixed
Use. The purpose of the district is to provide a land use transition between high density
residential land uses and low density business land uses as well as the intermixing of each
such use.
According to Section 3-9.E.2.a of the Zoning Ordinance (sign provisions), the maximum
allowable square footage of sign area per lot shall not exceed the sum of one square foot
per front foot of the building plus one. square foot for each front foot of lot not occupied
by building, up to 100 square feet.
The hospital campus is occupied by three structures, the existing Monticello Big Lake
Hospital building, the Zumbrunnen Medical Building and the recent 60,000 square foot
hospital addition. The existing Hospital and Zumbrunnen building occupy a single lot
(Lot 1, Block 1) while the recent building addition and off-street parking area occupy a
second lot (Lot 2, Block 1).
The hospital campus is a unique activity that isn't specifically addressed by the City's
sign ordinance. In this regard, Staff considers the application of a PUD upon the property
Planning Commission Agenda- 06/03/2008
to be an appropriate means to process the submitted sign plan. In review of the submitted
application, it is important to recognize that signage plays an important role in the
efficiency of the use but also should not be overly excessive and establish an undesirable
precedent (in comparison to other business uses).
Site Identification Signs: The following table summarizes the site identification signs
proposed upon the subject property:
Location Area Hei ht Setback
Main Sign Broadway Street, south of
hos ital buildin 153.3 square feet 7 feet 10 feet
Secondary
Si Broadway Street, south of
arkin lot 30 square feet 7.5 feet 10.5 feet
180 s uare feet
Generally speaking, the two site identification signs are considered well located to fulfill
their intended purpose. To be noted however, is that 12 foot drainage and utility
easements appear to parallel Broadway Street (per the Final Plat). According to Section
3-9.C.3 of the zoning ordinance, no signs other than governmental signs maybe erected
within any street right-of--way, upon any public lands, easements or rights-of--way. In this
regard, 12 foot sign setbacks should be considered, or the City should prepare a specific
license to grant the hospital district the sign locations being requested..
While potentially permissible via the PUD, the acceptability of the identification signs
locations within drainage and utility easements should be subject to recommendation by
the City Engineer and determined by City Officials.
Directional/Informational Signs. The following table summarizes the
directional/informational signs proposed upon the subject property:
Location Area Hei ht Setback
Along River Street at northwest 28.2 square feet 6 feet Not specified
corner of the site
Along River Street, north of 28.2 square feet 6 feet Not specified
Hos ital Addition
Along Broadway Street at southwest 28.2 square feet 6 feet 4 feet
corner of the site
Along Broadway Street at southwest 30.9 square feet 16.2 feet Not specified
corner of Hospital (upon canopy
si )
115.5 s uare feet
Planning Commission Agenda- 06/03/2008
According to the zoning ordinance, informational/directional signs may not be greater
than 10 square feet in size. Larger signs may however, be accommodated via the PUD.
Considering the nature of the proposed use and the need to convey directions/information
for emergency purposes, the proposed sign sizes are considered generally acceptable.
Some concern does however, exist in regard to the proposed setbacks of the
directionaUinformational sign at the southwest corner of the subject site. As noted
previously, the location of permanent signs within established drainage and utility
easements (12 feet in this case) is not allowed by ordinance. While potentially
permissible via the PUD, the acceptability of the directional sign location within drainage
and utility easements should be subject to recommendation by the City Engineer and
determined by City Officials. ,
Additionally, the setbacks of other directional/informational signs should be indicated.
•
Building Identification Signs: The following table summarizes the building
identification signs proposed upon the subject property:
Location Area
South side of Hos ital Addition 80.4 s uare feet
South side of Hos ital 15.3 s ware feet
South side of Hos ital 145.0 s uare feet
South side of Hos ital 100.0 s uare feet
South side of Hos ital 100.0 s uare feet
South side of Hos ital 100.0 s uare feet
North side of Hos ital 34.4 s uare feet
South of Zumbrunnen Buildin 34.5 s uare feet
609.6 s uare feet
In review of the submitted building elevations, the proposed building identification signs
are considered acceptable in regard to size and location.
Tenant Identification Signs. The following table summarizes the tenant identification
signs proposed upon the subject property:
Location Area Hei ht Setback
South of Hospital Addition
(freestandin si ) 40 square feet 8 feet Not specified
South of Zumbrunnen Medical
Buildin (freestandin si ) 50 square feet 9 feet Not specified
North of Zumbrunnen Medical
Buildin wall si ) 26.4 square feet NA NA
116.4 s uare feet
As a condition of PUD amendment approval, the submitted sign plans should be
expanded to identify the setbacks of the two freestanding tenant identification signs.
Planning Commission Agenda- 06/03/2008
Parking Lot Identification Signs. The following table summarizes the parking lot @
identification signs proposed upon the subject property:
Location Area Hei ht
West parking lot 50.3 square feet (10 signs @ 5.3
s uare feet each) To be determined
East parking lot 42.4 square feet (8 signs @ 5.3
s uare feet each) To be determined
90.7 s uare feet
The parking lot identification signs are relatively small and unobtrusive. As a condition
of PUD amendment approval however, the heights of the proposed light standards (to
which the signs are to be affixed) should be specified.
Sign Design/Theme. A consistent sign design theme throughout the hospital campus is
important as it serves as a unifying element.
According to the submitted application materials, the proposed signage is intended to
compliment the design of the hospital buildings using a metallic burgundy background
with white copy (text).
Sign Illumination. It appears that the majority of new signs are to be internally
illuminated (LED type). @
Any signs which are to be illuminated from the exterior should be arranged in a manner
such that the source of the illumination is shielded from view of neighboring properties
and rights-of--way.
PUD Agreement. As a condition of PUD amendment approval, the existing PUD
agreement for the hospital should be amended to incorporate the approved sign plan.
This issue should be subject to further comment by the City Attorney.
ALTERNATIVE ACTIONS
Regarding the Planned Unit Development Amendment request, the City has the following
options:
1. Motion to recommend approval of the Planned Unit Development Amendment,
based on a finding that the proposed signs are consistent with the intent of the
City's Zoning Ordinance and the existing PUD, subject to the conditions outlined
in Exhibit Z.
C
Planning Commission Agenda- 06/03/2008
2. Motion to recommend denial of the Planned Unit Development Amendment
request, based on a finding that the proposed signs are not consistent with the
intent of the City's Zoning Ordinance and the existing PUD.
RECOMMENDATION
Although the applicant is proposing signage beyond the limits of what is allowed per the
district requirements, the amount and type of signage can be accommodated via the
Planned Unit Development. Moreover, given the use and nature of the site, the amount
and type of signage proposed is viewed by staff as appropriate. The critical nature of
signage given the institutional use as a regional hospital facility is a mitigating factor in
the allowance.
Of primary issue with the proposed sign plan is the location of various signs within
established drainage and utility easements (prohibited by ordinance). While the PUD
may offer some flexibility in regard to setbacks, it is questioned whether the
encroachment of permanent signs into required easements establishes a desirable
precedent. Staff has suggested that the City Engineer provide recommendation in this
regard.
Staff met with the applicant to discuss this report and the conditions of approval. The
applicant, City Engineer and Public Works Director will be working to resolve sign issues
relative to setbacks and drainage and utility easements.
Based on the preceding review, staff recommends approval of Planned Unit Development
Amendment subject to the conditions outlined in Exhibit Z.
SUPPORTING DATA:
Exhibit A: Exterior Signage Plan & Standards Document (dated 4/16/08)
•
Planning Commission Agenda- 06/03/2008
Exhibit Z
Conditions of Approval
1. Based upon recommendation by the City Engineer, City Officials determine the
acceptability of the proposed placement of permanent signs within required drainage and
utility easements. A license should be prepared specifying the conditions for occupancy
of the easements by the hospital/clinic signage.
2. The setbacks of all directional/informational and freestanding tenant signs be specified.
3. The heights of the proposed light standards (to which parking lot identification signs are
to be affixed) be specified.
4. Any signs which are to be illuminated from the exterior be arranged in a manner such that
the source of the illumination is shielded from view of neighboring properties and rights-
of-way.
5. The existing PUD agreement (for the hospital) be amended to incorporate the approved
sign plan. This issue should be subject to further comment by the City Attorney.
•
Planning Commission Agenda - 6/03/07
8. Public Hearin: Consideration of a request for a variance to the
requirement for street frontage for buildable parcels to allow the subdivision
of the Fiber Head-End building lot. Applicant: City of Monticello. (NAC)
REFERENCE AND BACKGROUND
The City is seeking a subdivision and variance from the subdivision ordinance to
allow for the subdivision of the Fiber Head-End building parcel from the City's
water tower property. The Fiber building parcel would not have separate frontage
on a public street, and as such, requires a variance to allow the subdivision.
The requirement for street frontage is a commonly applied standard for private
development where use or maintenance of the property is not monitored for public
safety and emergency vehicle access. In the case of a public facility, this situation
should not be of concern, since public agencies will be managing use of the site
and maintaining the access roads to the property. The subdivision itself does not
affect the arrangement of the property, and is being done to allow a separation of
financing for the Fiber project from other Monticello public works facilities.
When considering a variance, the City is required to find that the variance is
necessary to allow a reasonable use of property that would otherwise not be
allowed. Such situations focus on identification of a unique hardship that
prevents the reasonable use. In this case, the use would not be possible due to the
configuration of the existing parcel if the street frontage requirement were to be
applied. Moreover, the use itself is anticipated to be a component of the City's
public works and emergency services system - a unique aspect of the project.
ALTERNATIVE ACTIONS
Decision 1: Variance to the street frontage requirements of the Subdivision
Ordinance.
1. Motion to approve the requested variance, based on a finding that the
variance will allow an important public use of property without
threatening public health, safety, or welfare, and that a hardship exists
in putting the property to reasonable use without the variance.
2. Motion to deny the requested variance, based on hardship criteria
defined at the public hearing.
Decision 2: Subdivision of the Fiber Head-End building parcel.
Planning Commission Agenda - 6/03/07
1. Motion to recommend approval of the simple subdivision, based on a
finding that the subdivision is consistent with the subdivision ordinance,
pending the outcome of the requested street frontage variance.
2. Motion to recommend denial of the simple subdivision, based on a finding
that the variance for lack of street frontage is not supported.
STAFF RECOMMENDATION
Staff recommends approval of the variance and simple subdivision. The variance
itself does not alter the proposed pattern of the use of the site -instead, it merely
allows for the separate public financing of the Fiber building as recommended by
the City's bond authority. The subdivision is also consistent with Subdivision
Ordinance requirements.
SUPPORTING DATA
Exhibit A: Site Plan
Exhibit B: Certificate of Survey
Exhibit C: Conveyance by Metes & Bounds -Simple Subdivision Ordinance
•
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Planning Commission Agenda - 06/03/08
9. Consideration of a request for extension of a Conditional Use Permit for Concept Stage and
Development Stage Planned Unit Development approval for amulti-tenant shopping
center, a Conditional Use Permit for Outdoor Storage, a Conditional Use Permit for a
Car Wash, a Conditional Use Permit for a Motor Fuel Station/Convenience Store, a
Conditional Use Permit for minor auto repair, and Preliminary Plat approval.
Applicant: Mills Properties, Inc. (AS)
REFERENCE AND BACKGROUND
On June 12`", 2007, the Planning Commission reviewed and recommended approval of a concept
and development stage planned unit development and preliminary plat request for the proposed
Mills Fleet Farm project, submitted by Mills Properties,lnc. The City Council subsequently
approved the requests on June 25~', 2007.
Due to non-use, the conditional use permit for PUD and preliminary plat will expire on June 25th,
2008. The Monticello Zoning Ordinance requires that conditional use permits expire due to non-
use after one year. The Subdivision Ordinance requires that all preliminary platted property be
final platted within 1 year.
The extension letter sent by the applicant does not reference a specific timeline for the extension
period. The extension letter states that no changes are proposed to the approved plan.
The planning report for the original item has been provided for reference.
ALTERNATIVE ACTIONS
1. Motion to recommend extension of the June 25~', 2007 Conditional Use Permit for
Concept and Development Stage Planned Unit Development and Preliminary Plat for the
proposed Mills Fleet Farm 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 June 25~', 2007 Conditional Use
Permit Concept and Development Stage Planned Unit Development and Preliminary Plat
for the proposed Mills Fleet Farm, based on a finding to be made by the Planning
Commission.
STAFF RECOMMENDATION
Staff recommends extension of the CUPS and preliminary plat. This recommendation is
consistent with the Commission recent one-year extensions for other conditional use and
preliminary plat projects.
SUPPORTING DATA
Exhibit A: Applicant Extension Request
Exhibit B: Staff Report for Planning Commission -June 12~`, 2007
Exhibit C: City Council minutes of June 25`x, 2007
Exhibit E: Site Plans
MILLS PROPERTIES, INC.
512 Laurel Street P.O. Box 5055 Brainerd, MN 56401
218-829-3521
May 21, 2008
Jeff O'Neill, Administrator
City of Monticello
505 Walnut St. Suite #1
Monticello, MN 55362
Re: Mills Properties Inc.
Mills Fleet Farm -Monticello, MN
Extension of Conditional Use Permit Approvals
Dear Mr. O"Neill:
This letter is to serve as a formal request to extend the Conditional Use Permit for Concept
Stage Planned Unit Development approvals we have received to date on the referenced
project. We understand they expire on June 25, 2008.
As permitted by Chapter 22 of your Zoning Ordinance, we, as the applicant, are allowed to
apply for an extension at least 30 days prior to expiration. Please consider this as that formal
request with no proposed changes. As discussed during the meetings, we have several
projects on which we are working and we are unable to begin this project prior to expiration of
the approvals.
Please advise the schedule for the meetings at which this will be considered, if any. Also
advise if our presence is needed. We appreciate your consideration and look forward to
receiving the extension to allow us time to complete other projects prior to starting construction
on our new store in Monticello.
If you have any questions, please do not hesitate to contact us.
Sincerely,
Mills Properties, Inc.
~~ ~~
Stewart C. Mills, Jr.
Co-Owner
cc: Henry C. Milts II
Ron Obeidzinski
Bruce R. Buxton
Charlie Pfeffer
•
I:\EBH\2008\RONUNONTICELLO EXT 5-21.doc
Planning Commission Agenda - 06/12/07 J~
4. Public Hearing -Consideration of a request for a Conditional Use Permit for
Concept Stage and Development Stage Planned Unit Development approval
for amulti-tenant shopping center, a Conditional Use Permit for Outdoor
Storage, a Conditional Use Permit for a Car Wash, a Conditional Use Permit
for a Motor Fuel Station/Convenience Store, a Conditional Use Permit for
minor auto repair, and Preliminary Plat approval. Applicant: Mills Fleet
Farm. (NAC)
BACKGROUND
Fleet Farm is seeking a Conditional Use Permit for concept stage and
development stage Planned Unit Development for the construction of a big box
retail store, gas station, and car wash, as well as Preliminary Plat approval. The
applicant is also requesting approval of a Conditional Use Permit for outdoor
storage, a Conditional Use Permit for a car wash, a Conditional Use Permit for a
motor fuel station/convenience store and a Conditional Use Permit for minor auto
repair. The total site is 36.04 acres in size and is located within the Monticello
Commerce Center on Chelsea Road. The applicant is proposing a 273,201 square
foot retail building with outdoor storage on the south side of Chelsea Road and a
4,378 square foot motor fuel station with a car wash on the north side of Chelsea
Road.
Both sites are currently zoned I-lA, Light Industrial. A request for Rezoning and
a Comprehensive Plan Amendment is currently being considered by the City for
the site as part of a separate application. The applicant submitted a request for
rezoning to B-4, Regional Business on the north side of Chelsea Road, and B-4,
Regional Business on the south side of Chelsea Road. However, it should be
noted that the applicant's narrative request submitted with the north side rezoning
request refers to a request for B-3, Highway Business Zoning. On June 5`t', the
Planning Commission recommended approval of rezoning for the north side
parcel to B-3. As the B-3 District includes the requested conditional uses, that
district has been used for analysis purposes in this report. It should be noted that
the B-4 zoning district would include as permitted or conditional all the uses of a
B-3 district. The rezoning requests were heard by the Planning Commission at
their May and June regular meetings, and will be acted on by the City Council on
June 25~', 2007.
ANALYSIS
The subject site is located on Chelsea Road East, within the existing Monticello
Commerce Center. The site is directly south of Interstate 94 and west of the
CSAH 18 interchange. The site relies on PUD for shared parking, proof of
parking, building height, and multiple buildings.
Comprehensive Plan: Monticello's Comprehensive Plan currently designates this
area for industrial use.
Planning Commission Agenda - 06/12/07
CUP/PUD: A Planned Unit Development allows for flexibility in performance
standards with the understanding that the development will beheld 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 Plat. The site is platted as Lot 1, Block 1, Lot 2, Block 1 and Lot 1,
Block 2 of Mills Addition to Monticello. Lot 1, Block 1 is 29.79 acres in size and
located on the south side of Chelsea Road. This lot will contain the Mills Fleet
Farm retail store. Lot 2, Block 1 is also on the south side of Chelsea Road and is
3.87 acres in size. This lot is identified for future development. Lot 1, Block 2 is
located on the north side of Chelsea Road and will contain the motor fuel station
and car wash. This lot is 2.38 acres in size.
Outdoor Storage. The applicant is proposing an outdoor storage area on the
south side of the retail building, on Lot 1, Block 1. Open and outdoor storage is
permitted as a conditional use in the B-4 District, provided the following
conditions are met:
1. The area is fenced and screened from view of neighboring residential uses.
Comment: The site abuts the Monticello High School property to the south, which
is zoned R-1. The applicant is proposing a fence 18 feet in height constructed of
metal fascia panels and expanded metal fence sections surrounding the outdoor
storage area, as well as landscaping to screen. A portion of the outdoor storage
area will also be surrounded by precast concrete wall panels.
The City may wish to comment on whether it believes a metal fence is appropriate
for this area, in relationship to surrounding uses and standards.
2. Storage is screened from view from the public right of way.
Comment: The storage area site does not abut any public right-of--way, and will
be screened from Chelsea Road by the remainder of the building.
3. Storage area is grassed or surfaced to control dust.
Comment: The outdoor storage area is proposed to be surfaced with concrete.
4. All lighting shall be hooded and so directed that the light source shall not
be visible from the public right of way or from neighboring residences.
Comment: A sample lighting plan from a similar Mills facility in Blaine was
supplied for reference. However, no lighting plan specific to this site has been
submitted at this time. Said plan shall be required as a condition of approval.
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Planning Commission Agenda - 06/12/07
As an additional condition of approval, staff recommends that no exterior racking
be allowed anywhere. on the site.
Car Wash. The applicant is proposing afour-bay, touchless car wash on the
north side of the motor fuel station site, on Lot 1, Block 2. Car washes are
permitted by Conditional Use Permit in the B-3 District, subject to the following
conditions:
1. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
Comment: The architectural appearance of the proposed buildings and function
of the site will not be detrimental to the surrounding properties. However, staff
provides additional comments on the overall design of the car wash in the
"building design "section of this report.
2. Magazining or stacking space is constructed to accommodate that number
of vehicles which can be washed during a maximum 30 minute period and
shall be subject to the approval of the City Engineer.
Comment: The site has approximately 180 feet of stacking space, adequate for up
to nine vehicles. The proposed stacking space appears appropriate for the four
car wash stalls.
3. At the boundaries of a residential district a strip of not less than five feet
shall be landscaped and screened in compliance with Chapter 3 Section 2
G of this ordinance.
Comment: The site does not abut any residential districts.
4. Each light standard island and all islands in the parking lot shall be
landscaped or covered.
Comment: No lighting plan has been submitted at this time. Said plan shall be
required as a condition of approval.
5. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3 Section 2 G of
this ordinance.
Comment: The site does not abut any residential districts.
6. The entire area other than occupied by the buildings or plantings shall be
surfaced with material which will control dust and drainage which is
subject to the approval of the City Engineer.
Planning Commission Agenda - 06/12/07
Comment: The site is proposed to be surfaced with bituminous and concrete.
7. The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
Comment: The drainage plan has been reviewed by the City Engineer and the
applicant must comply with all recommendations outlined in his memo dated June
4, 2007.
8. 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.
Comment: No lighting plan has been submitted at this time. Said plan shall be
required as a condition of approval.
9. Vehicular access points shall be limited to create a minimum of conflict
with through traffic movement and adjacent driveways and shall be
subject to the approval of the City Engineer.
Comment: Vehicular access is evaluated under the "access and circulation "
portion of this report.
10. All si 'n and informational or visual communication devices shall be in
1~ g
compliance with Chapter 3 Section 9 of this ordinance.
Comment: All signage has been reviewed and is detailed under the "signage"
section of this report.
11. Provisions are made to control and reduce noise.
12. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
Motor Fuel Station/Convenience Store. Motor fuel stations/convenience stores
are allowed in the B-3 District by Conditional Use Permit, provided the following
requirements are met:
1. Regardless of whether the dispensing sale or offering for sale of motor
fuels and/or oil is incidental to the conduct of the use or business, the
standards and requirements imposed by this ordinance for motor fuel
stations shall apply. These standards and requirements are however in
addition to other requirements which are imposed for other uses of the
property.
4
Planning Commission Agenda - 06/12/07
2. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
Comment: The architectural appearance of the proposed buildings and function
of the site will not be detrimental to the surrounding properties. However, staff
does have concerns regarding the architectural appearance of the buildings as
related to the site's freeway visibility. These concerns are discussed later in this
report.
3. The entire site other than that taken up by a building structure or plantings
shall be surfaced with a material to control dust and drainage which is
subject to the approval of the City Engineer.
Comment: The site is proposed to be surfaced with bituminous and concrete.
4. A minimum lot area of twenty two thousand five hundred (22,500) square
feet and minimum lot dimensions of one hundred fifty (150) feet by one
hundred thirty (130) feet.
Comment: The subject site is 103, 673 square feet in area, 205 feet wide and 547
feet deep.
5. A drainage system subject to the approval of the City Engineer shall be
installed.
Comment: The City Engineer has reviewed the grading and drainage plans and
has provided comments. These comments are detailed in a memo from the City
Engineer dated June 4, 2007, and compliance with these comments will be
required as a condition of approval.
6. A curb not less than six 6 inches above grade shall separate the public
sidewalk from motor vehicle service areas.
Comment: There is no public sidewalk adjacent to the motor vehicle service area.
7. The lighting shall be accomplished in such away as to have no direct
source of light visible from adjacent land in residential use or from the
public right of way and shall be in compliance with Chapter 3 Section 2 H
of this ordinance.
Comment: No lighting plan has been submitted at this time. Said plan shall be
required as a condition of approval.
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Planning Commission Agenda - 06/12/07
8. Wherever fuel pumps-are to be installed, pump islands shall be installed.
Comment: Pum islands are ro osed at all uel ump locations.
P P P .f P
9. At the boundaries of a residential district a strip of not less than five feet
shall be landscaped and screened in compliance with Chapter 3 Section 7
G of this ordinance.
Comment: The site does not border any residential districts.
10. Each light standard landscaped.
Comment: The applicant has not submitted a photometric plan indicating the
location of each light standard. This shall be required as a condition of approval,
as well as landscaping of each standard.
11. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3 Section 2 G of
this ordinance.
Comment: The site does not border any residential districts.
12. Vehicular access points shall create a minimum of conflict with through
traffic movement and adjacent driveways and shall comply with Chapter 3
Section 5 of this ordinance and shall be subject to the approval of the City
Engineer.
Comment: This issue is reviewed in detail in the "access and circulation" section
of this report.
13. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Chapter 3 Section 9 of this
ordinance.
Comment: All signage has been reviewed for compliance, and detailed later in
this report.
14. Provisions are made to control and reduce noise.
15. No outside storage except as allowed in compliance with Chapter 13
Section 4 of this ordinance.
Comment: No outdoor storage is proposed for the motor fuel site. It should also
be noted that no outdoor sales and display is proposed for the car wash, motor
fuel/convenience site, or big box site.
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Planning Commission Agenda - 06/12/07
No outdoor sales and display within the PUD will be permitted without the
separate review and approval of a conditional use permit for that purpose.
16. Sale of products other than those specifically mentioned in Chapter 13
Section 4 be subject to a conditional use permit and be in compliance with
Chapter 13 Section 4 F of this ordinance.
17. All conditions pertaining to a specific site are subject to change when the
Council upon investigation in relation to a formal request finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
18. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
Minor Auto Repair. The applicant is proposing an auto service center within the
big box retail store where minor auto repair will be performed. The auto service
center is located on the south side of the building, adjacent to Chelsea Road.
Minor auto repair is allowed by Conditional Use Permit, subject to the same 18
conditions outlined above for the motor fuel station/convenience store use. The
proposed auto service center is entirely enclosed within the principal building.
Therefore, all conditions of approval are being evaluated as part of the big box
retail store.
Lot Re uirements and Setbacks. The a licant has re uested rezonin for the
q pP q g
south portion of the site from I-lA to B-4, Regional Business. There is no
minimum lot size or setback requirement for the B-4 District.
On the north side of Chelsea Road, the B-3, Highway Business standards were
applied. The following chart demonstrates the applicable performance
requirements of the B-3 District, as well as what is proposed for the site:
Re uired Pro osed
Minimum Lot Size 22,500 sf 103,673 sf
Lot Width 100 feet 205 feet
Front Yard Setback 30 feet 50 feet
Side Yard Setback 10 feet 30 feet
Rear Yard Setback 30 feet 118 feet
No minimum lot area is required for the B-3 District. However, the proposed
motor fuel station use requires a minimum lot size of 22,500 square feet. The
proposed car wash and convenience store buildings and accessory uses on the
north side of Chelsea Road meet all setback requirements, as demonstrated above.
Parking. The applicant is proposing a retail store with an auto center, warehouse
and office space, a convenience store/gas station, and a car wash. Staff has
7
Planning Commission Agenda - 06/12/07
reviewed the building areas for each use and calculated the required parking for
the site. The following chart demonstrates the minimum number of parking stalls
required for the site:
Tenant Area 90%) Re uirement Stalls
Retail 175,497 sf 157,948 sf 1 space/200 sf of floor area 790 spaces
Warehouse 78,416 sf 70,575 sf 1 space/500 sf of floor area 142 spaces
Office 6,028 sf 5,426 sf 3 s aces lus 1/200 sf of area 31 s aces
Auto Center 6,962 sf 6,266 sf 8 spaces plus 1/800 sf of area 19 spaces
over 1,000 sf
Sub-total re uired 982 s aces
Convenience 4,378 sf 3,941 sf 1/200 sf of floor area 20 spaces
Store/Gas Station
Car Wash 5,100 sf 4,590 sf 0 in addition to as station 0
Total Required 1,002
s aces
The site plan illustrates 862 parking stalls on the retail store site, and 23 parking
stalls on the gas station site, for a total of 885 parking stalls. The motor fuel
station/car wash site on the north side of Chelsea Road is adequately parked with
three excess stalls. As the site is a PUD, shared parking maybe accommodated.
In summary, the site is 117 parking spaces short of the minimum requirement.
While the site is under-parked, a large number of stalls are provided. Due to the
large amount of impervious parking area already provided, in lieu of providing
additional parking stalls, staff recommends that the applicant provide proof of
parking for the 117 additional stalls required. The proof of parking shall be
provided on Lot 2, Block 1, which is currently reserved for future development, or
elsewhere on the site. In the event that lack of parking becomes an issue for the
retail site, the City may require construction of the proof of parking stalls.
Landscaping.
South Side Site Landscaping
For commercial sites, a minimum of one overstory tree per 1,000 square feet of
gross building floor area, or one tree per 50 lineal feet of site perimeter,
whichever is greater, is required. The retail site on the south side of Chelsea Road
has 3,913.631ineal feet of site perimeter, requiring 79 overstory trees. Under the
floor area calculation, 273 overstory trees would be required. As the floor area
calculation is the greater of the two, the floor area calculation shall prevail, and
273 trees shall be required for the retail site. The applicant is proposing 273
overstory trees for the retail site, including Douglas Fir, Colorado Blue Spruce,
Austrian Pine, Little Leaf Linden, Sugar Maple, River Birch, Common Hackberry
and Manchurian Ash.
Planning Commission Agenda - 06/12/07
The majority of the trees proposed are around the perimeter of the site and within
parking lot islands. The applicant has provided 31 landscaped islands within the
parking lot to break up the monotony of this large space. A total of nine overstory
trees and ten shrubs are proposed on the north side of the retail building to screen
the auto service center from Chelsea Road. The applicant has also provided a
number of shrubs throughout the site.
Future Retail Site Landscaping
Lot 2 of Block 1, the future development site, contains 1816 feet of site perimeter,
requiring 37 overstory trees. No trees are proposed for the future development
site at this time, as landscaping for that area will be provided at the time of
development.
South Site Bu, ffer Yard Landscaping
In addition to the minimum landscape requirement, a buffer yard is also required
adjacent to the south property line, due to the conflict in uses between the big box
commercial retailer and the High School. A commercial to institutional land use
conflict is considered an "A" level conflict. This conflict requires a 10 foot
landscaped yard with a minimum of 40 plant units. The applicant is responsible
for one half of this requirement. The applicant has provided a landscaped yard
with 430 plant units along the south property line, satisfying the buffer yard
requirement.
The site borders an industrial use to the east, which is a level "B" conflict. The
buffer yard requirement for the east property line is a 20 foot minimum
landscaped yard with 80 plant units. The applicant has provided a 20 foot
landscaped yard along the east property line with 470 plant units. The minimum
requirement is therefore met in this location as well, and the industrial user to the
east will not be responsible for any buffer yard plantings.
North Side Site Landscaping
The gas convenience store/car wash site contains 1424.58 feet of site perimeter,
requiring 28 overstory trees, versus the nine that would be required under the
floor area calculation. As such, the perimeter requirement shall prevail. The
applicant has provided 28 overstory trees, satisfying the minimum requirement.
Trees provided include Douglas Fir, Colorado Blue Spruce, Austrian Pine, Little
Leaf Linden, River Birch, Common Hackberry and Manchurian Ash. The
majority of the trees provided are along the site perimeter and within the vacuum
island adjacent to the car wash. The applicant has also provided a number of
shrubs. Shrubs are proposed between the overstory trees around the perimeter,
and surrounding the pylon sign and monument sign.
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Planning Commission Agenda - 06/12/07
The City recognizes the value of interstate highway exposure to commercial and .
industrial developers. However, the City also wishes to avoid the undesirable
monotony of fully exposed building sides and rears. Therefore, it is important to
provide natural visual variety to the travelers on the interstate. Natural visual
variety and pleasing aesthetics project a clean and welcoming image for the City.
Commercial and industrial developers of lots/parcels having substantial exposure
to the interstate shall be required to landscape/screen to provide 60% opacity
year-round with at least 80% of such screening to be of natural materials. The
proposed gas convenience store/car wash borders Interstate 94 to the north. The
applicant has proposed dense vegetation on the north side of the site, including 12
trees. Of those, seven are evergreen trees to provide year-round screening.
North Side Buffer Yard Landscaping
The north Chelsea site also borders an industrial use to the west, which again is a
level "B" conflict. The buffer yard requirement for the west property line is a 20
foot minimum landscaped yard with 80 plant units. The applicant is responsible
for one half of this requirement. The applicant has provided a 10 foot landscaped
yard along the east property line with 289 plant units. The applicant has provided
the minimum number of plant units, as well as the minimum 10 foot landscaped
yard. The property owner to the west shall be responsible fora 10 foot buffer
yard as well. However, no additional plant units are required.
As a note on overall landscaping, staff would recommend irrigation of all
boulevard and buffer yard areas. Staff would also recommend that similar to
other recently approved commercial and industrial projects, the applicant be
required to provide overstory boulevard tree plantings. Additionally, similar to
the Union Crossings PUD site, staff would recommend the use of pavers and
scored concrete in pedestrian crossing areas and in handicap accessible areas of
the parking surface. This recommendation is in lieu of striped pavement.
Lighting. No lighting plan has been submitted at this time. Alighting plan
specific to this development shall be required as a condition of approval.
Signage. The applicant has submitted a signage plan, detailing proposed signs
for both the big box retail store and the motor fuel station/car wash site.
Pylon/Monument Signage
The applicant is proposing a 400 square foot pylon sign on the north side of
Chelsea Road to gain visibility from the freeway. In addition to the 400 square
foot pylon the applicant is proposing a 126 square foot monument sign. No other
freestanding signs are proposed in the remainder of the development.
As stated, the applicant is proposing a 400 square foot pylon sign at a height of 50
feet. For the Union Crossings site on the north side of I-94, a sign of this area and
10
Planning Commission Agenda - 06/12/07
a height of 57 feet was permitted by PUD, provided that other signs in the project
f were limited to wall or monument signs, due to the size of the overall
development and the size and number of the retail stores and other uses. The
Union Crossings development contains Target, Home Depot, an inline retail
center, a detached strip retail center, and other proposed uses. The subject Fleet
Farm site is much smaller than the Union Crossings site, and contains only one
user. Additionally, the site includes a provision fora 67 foot tall silo as part of
the big box site. In that regard, staff does not believe the proposed 400 square
foot sign at 50 feet in height is appropriate for the site. The site is within 800 feet
of the freeway and is therefore allowed a freeway standard sign up to 32 feet in
height and 200 square feet in area on either the north or south side of Chelsea
Road. In that regard, staff recommends that the applicant reduce the size of the
proposed pylon sign to not exceed 200 square feet and limit height to 32-feet. .
North Side Wall Signage
For the motor fuel store, wall Signage up to 10 percent of the total facade maybe
provided for the site, not to exceed 100 square feet. The front fagade of the
building is 956.5 square feet in area. The rear facade is visible from I-94, for an
additiona1956.5 square feet of facade. The use is therefore eligible for 100 square
feet of signage. The applicant has proposed four, 40 square foot LED display
signs, and four, 32 square foot identification signs within the lighted canopy.
Therefore, the total wall signage proposed is 288 square foot of signage,
exceeding the maximum.
The applicant is proposing five, 8-foot wall signs for the car wash, as well as
three, 9-foot wall signs, for a total of 67 square feet of wall signage. Due to area
of the facade for the car wash, the applicant is eligible for up to 100 square feet of
Signage. Therefore, the proposed signage is well within the parameters of the
ordinance.
The applicant has not utilized all wall signage permitted for the car wash, and
therefore maybe allotted the remaining 33 square feet to be used on the motor
fuel store. However, the applicant has exceeded even the 133 square foot
allotment. Staff recommends that the applicant eliminate Signage or reduce the
size of signage on the convenience store to not exceed 133 square feet.
South Side Wall SiQrta~
On the south side of Chelsea Road, the big box retailer is visible from both
Chelsea Road and Dundas Road. The total facade on the north elevation, visible
from Chelsea Road, is 9,854 square feet. The facade area on the west elevation,
visible from Dundas Road, is approximately 19,435 square feet. Ten percent of
total facade area is equal to 2,929 square feet of Signage. The ordinance states
that the site is eligible for Signage equal to 10% of the total facade, up to 100
11
Planning Commission Agenda - 06/12/07
square feet. In this case, the 10 percent calculation greatly exceeds 100 square
feet. Therefore, the maximum allowable signage is equal to 100 square feet.
The applicant has proposed 825 square feet of signage on the east elevation, and
199 square feet of signage on the north elevation. The total area of signage
proposed therefore is 1,024 square feet. However, the current zoning ordinance
language does not account for big box retail stores, where large wall signs do not
appear out of place with the structure. The signage proposed by the applicant in
this case is proportionate to the large building. Allowances relative to building
size for wall signage were made for past projects which also include larger
building facades.
The applicant has not proposed any additional freestanding signs on the south side
of Chelsea Road. Therefore, the proposed signage appears to be appropriate for
the site.
Access and Circulation.
South Side Access and Circulation
Access to the big box retail site is provided at two points extending south from
Chelsea Road. One access is located in the far northeast corner, and one is
located 140 feet to the west. The northwest access point is 45 feet in width where
it intersects with Chelsea Road, wide enough for three lanes of traffic including a
right-turn lane. The western access is only 30 feet in width where it intersects
with Chelsea Road, only allowing enough space for two lanes of traffic. Staff
recommends that the width of this west access be increased to provide additional
space for a separate right-turn lane in this location as well. Staff also
recommends that each access should include a protected right-turn lane along
Chelsea Road.
Internal drive lanes throughout the parking lot are a minimum of 24 feet in width,
wide enough for two lanes of traffic. The drive lane on the north side of the site
extending toward the auto center is 30 feet in width. A drive lane extends along
the east property line and wraps around toward the south, providing access to the
west side of the building. This drive will be utilized by trucks to access the
loading dock area on the west side of the building. This drive lane is
approximately 28 feet in width, and appears to provide adequate space for turning
movements for truck traffic.
North Side Access and Circulation
Access to the motor fuel station and car wash site on the north side of Chelsea
Road is provided at two points as well. Both access drives extend north from
Chelsea Road into the site. Both drives are 30 feet in width, wide enough for two
lanes of traffic with no turn lanes. Internal drive lanes are all a minimum of 30
12
Planning Commission Agenda - 06/12/07
feet in width. Staff recommends that access to this site be limited to one driveway
near the east edge of the site to avoid potential conflicts with vehicles accessing
the existing driveway to the west, and that this access also include a protected
right-turn lane along Chelsea Road.
The site is designed so that customers purchasing fuel can pull into the site, circle
through the fuel pump area, and exit back out onto Chelsea Road. As such, the
fuel pumps are oriented to be parallel with Chelsea Road. The orientation of the
pumps in this manner limits stacking space for waiting vehicles, and creates a
very tight site. Due to the depth of the site, there appears to be adequate room to
orient the fuel pumps to be perpendicular to Chelsea Road, providing more
stacking space. This may require the applicant to shift the convenience store
building and car wash to the north. However, as stated above, the site appears to
have adequate depth to support such an arrangement. As such, staff recommends
reorienting the fuel pumps.
Due to the tight conditions on the site, staff also offers the option of relocating the
car wash and motor fuel station to the south side of Chelsea Road on Lot 2, Block
1, a 3.87 acre site reserved for future development. This site would allow
additional room for access and stacking that is not available on the chosen 2.38
acre site on the north side of Chelsea Road.
Pedestrian access through both sites is accommodated through a series of
sidewalks at the front of each building. Due to the size of the parking lot and the
amount of traffic expected, staff recommends that the applicant provide
pedestrian crossing striping and pedestrian curb ramps between the parking lot
and the front of the Mills Fleet Farm building.
For the overall site, the City Engineer and consulting engineer from WSB have
reviewed the plans regarding access and street design, and have provided the
following comments:
1. Only one access towards the east side of the site north of Chelsea Road
will be allowed. There appears to be ample room on site to push the
building to the north to provide acceptable levels of circulation for all
vehicles on site.
2. Right-turn lanes should be provided at all access locations on Chelsea
Road.
3. The temporary cul-de-sac at the east end of Dundas Road, just west of the
Mills Fleet Farm building, must be reconstructed as a permanent cul-de-
sac as part of this project. This may require using some land on the Fleet
Farm site.
4. Provide pedestrian crossing striping and pedestrian curb ramps as needed
between the parking lot and the front of the Mills Fleet Farm building. As
a note on this item, for the south side retail site, planning staff have
recommended scored concrete and pavers as an alternative to striped
13
Planning Commission Agenda - 06/12/07
pavement. This recommendation is consistent with other recent PUD
retail project recommendations.
5. The entrance to the future lot (Lot 2, Block 1) should be shown
conceptually on all plans.
Building Design.
North Side Building Design
On the north side of Chelsea Road, for the motor fuel station, the building will be
constructed primarily of rockface concrete block with ribbed concrete block
accents with an orange metal canopy. The primary building materials will be
earth toned in color. The car wash will be constructed primarily of random rib
exposed precast concrete panels. The car wash will have overhead doors on the
north and south elevations.
Staff is concerned with the appearance of the car wash as visible from the
interstate. The proposed design exposes four overhead doors to I-94 with few
aesthetic details. The City has a limited amount of freeway exposed land
available, and should therefore hold all freeway exposed uses to high
development standards. The applicant is requesting approval via PUD, which
allows the applicant flexibility from performance standards in exchange for high
quality building design. Therefore, staff recommends that the applicant consider
an alternate design for the structure, including alternate building materials, more
visual detail, and/or re-orienting the building so that the overhead doors do not
face the freeway. Again, staff also offers the option of relocating the car wash
and motor fuel station to Lot 2, Block 1 on the south side of Chelsea Road.
South Side Building Design
On the south side of Chelsea Road, the big box retail store will be constructed
with stacked, pattern exposed precast concrete near the foundation followed by
random, rib exposed concrete for the remainder of the building. The front
entrance will be accented with EIFS plaster, as will the auto service entrance. The
building will be gray in color with orange, white, and black accents. Overhead
doors are proposed on every side of the building, with the majority of these doors
on the west side near the loading dock and on the north side for the auto service
center. The applicant is proposing a 67.67 foot silo at the front entrance of the
building, constructed of EIFS plaster with an orange pre-finished sheet metal
dome. The remainder of the building is a maximum of 33.67 feet in height.
Building height in the B-4 District is limited to two-stories. The proposed silo
greatly exceeds two stories in height. The applicant is requesting flexibility on
this feature as part of the PUD process.
The applicant is requesting PUD approval for the site. The City's PUD Ordinance
allows flexibility to performance standards with the understanding that the
14
Planning Commission Agenda - 06/12/07
development will beheld to higher standards of site and building design than
would ordinarily be required. In keeping with the intent of this ordinance, staff
recommends that the applicant revise the elevations for the big box retail store to
provide additional aesthetic details to break up the long facade. Specifically, staff
recommends that the applicant provide additional vertical details, roofline
variations, and materials in contrasting, but coordinating colors. Staff
recommends that said details be applied to all four sides of the building, with the
emphasis on the east, north, and west elevations. Similar requirements were
applied to previously approved big box retail stores in the City, including Target
and Wa1Mart.
Furthermore, staff recommends that the applicant consider an alternate color for
the top of the proposed silo. The applicant is proposing a silo nearly 68 feet in
height with an orange cap. While staff recognizes that this silo is a signature
element for all Fleet Farm stores, the color appears to be out of character with the
surrounding area. Staff recommends that the silo cap be white or cream in color,
similar to the Lakeville store, to increase the aesthetic quality of the site.
Grading and Drainage. The City Engineer and consulting engineer from WSB
have reviewed the grading and drainage plans and provided the following
comments:
1. Based on the proposed use of the property north of Chelsea Road as a
fueling station the City is requesting that the storm sewer system serving
this site be routed through the High School Pond to the south, rather than
routing it to the west along Chelsea Road.
2. 'The grading of the infield area between the two entrances to the Mills
Fleet Farm site south of Chelsea Road should be revised to provide
positive drainage to the storm sewer structure located in the middle of this
area. Is there a reason that this has been graded as a low area?
3. Combine the two storm sewer outlets to the High School Pond into one
outlet at the south end of the parking lot.
4. Provide all required drainage and utility easements around the perimeter of
both sites.
5. A minimum pavement grade of 2% is recommended throughout the
parking lot.
Utilities. Regarding the utility plan submitted, the City Engineer, Public Works
Director, and consulting engineer have provided the following comments:
1. Replace a1190-degree watermain bends with two 45-degree bends with a
minimum of 10-feet of watermain between the bends.
2. Provide profiles of all utilities at crossing locations to make sure no
conflicts exist.
3. If any portion of the southerly site is to be split off and sold at a later date
it must have its own utility services in order to do so.
15
Planning Commission Agenda - 06/12/07
4. Sanitary sewer manholes with a drop of more than two-feet must be an
outside drop manhole.
5. The City's Fire Chief must review the final utility plans to ensure that
there are an adequate number of fire hydrants on site, that they are spaced
adequately, and that a hydrant is located no more than 150-feet from each
FDC for the building for adequate fire fighting capabilities.
6. Show trunk sanitary sewer on north end of Lot 1, Block 2.
7. Keep tank field out of 12-foot drainage and utility easement along south
edge of Lot 1, Block 2.
8. Verify the size of the watermain service on the south side of Chelsea
Road.
9. Show sanitary service from property line to the west of Lot 1, Block 2.
ALTERNATIVE ACTIONS.
Decision 1. Regarding the request for a Conditional Use Permit for Concept
Stage and Development Stage Planned Unit Development approval and
Preliminary Plat approval for a big box retail store, motor fuel
station/convenience store and car wash, the City has the following options:
A. Motion to recommend approval of the request for Concept Stage and
Development Stage Planned Unit Development and Preliminary Plat
approval for the entire site, based on a finding that the proposed uses
constitute a superior project as required by PUD and are not consistent
with the intent of the B-4 and B-3 Districts, subject to the conditions
outlined in Exhibit Z.
B. Motion to recommend approval of the request for Concept Stage and
Development Stage Planned Unit Development for Block 1 only, subject
to the conditions outlined in Exhibit Z, based on a finding that the
proposed uses on the south side of Chelsea Road constitute a superior
project as required by PUD, and the uses proposed on the north side of
Chelsea Road are not consistent with the intent of Planned Unit
Development.
C. Motion to recommend denial of the request for Concept Stage Planned
Unit Development and Preliminary Plat approval, based on a finding that
the proposed uses do not meet the requirements for PUD and are not are
not consistent with the intent of the B-4 and B-3 Districts.
Decision 2. Regarding the request for a Conditional Use Permit for Outdoor
Storage, the City has the following options:
A. Motion to recommend approval of the Conditional Use Permit for Open
and Outdoor Storage, based on a finding that the proposed use is
consistent with the intent of the B-4 District and the use satisfies the
conditions of approval.
16
Planning Commission Agenda - 06/12/07
B. Motion to recommend denial of the Conditional Use Permit for a Open
and Outdoor Storage, based on a finding that the conditions for approval
have not been met.
Decision 3. Regarding the request for a Conditional Use Permit for a Car Wash,
the City has the following options:
A. Motion to recommend approval of the Conditional Use Permit for a Car
Wash, based on a finding that the proposed use is consistent with the
intent of the B-3 District and the use satisfies the conditions of approval.
B. Motion to recommend denial of the Conditional Use Permit for a Car
Wash, based on a finding that the conditions for approval have not been
met.
Decision 4. Regarding the request for a Conditional Use Permit for a Motor Fuel
Station/Convenience Store, the City has the following options:
A. Motion to recommend approval of the Conditional Use Permit for a Motor
Fuel Station/Convenience Store, based on a finding that the proposed use
is consistent with the intent of the B-3 District and the use satisfies the
conditions of approval.
B. Motion to recommend denial of the Conditional Use Permit for a Motor
Fuel Station/Convenience Store, based on a finding that the conditions for
approval have not been met.
Decision 5. Regarding the request for a Conditional Use Permit for Minor Auto
Repair, the City has the following options:
A. Motion to recommend approval of the Conditional Use Permit for Minor
Auto Repair, based on a finding that the proposed use is consistent with
the intent of the B-4 District and the use satisfies the conditions of
approval.
B. Motion to recommend denial of the Conditional Use Permit for Minor
Auto Repair, based on a finding that the conditions for approval have not
been met.
RECOMMENDATION
Mills Fleet Farm is requesting Concept Stage Planned Unit Development and
Preliminary Plat approval, as well as approval of four conditional use permits.
All requested approvals are contingent on the sites being rezoned from the
existing I-lA zoning to B-3, Highway Business and/or B-4, Regional Business.
17
Planning Commission Agenda - 06/12/07
The City Council will hear the requests for rezoning and comprehensive plan
amendments at their June 25 meeting.
Conditional Use Permits requested include a car wash and a motor fuel
station convenience store on the north side of Chelsea Road where the requested
zoning is B-3, Highway, and outdoor storage and minor auto repair on the south
side of Chelsea Road, where the requested zoning is B-4, Regional Business.
With the exception of not submitting a photometric plan, all uses generally meet
the requirements for the requested Conditional Use Permits and staff recommends
approval.
Regarding the request for Concept Stage Planned Unit Development and
Preliminary Plat, the overall site plan is generally consistent with the requirements
of the respected district. However, staff does have some concerns relating to
signage, building design, and parking, among others.
The proposed building design for the big box retail store lacks visual detail and
overall aesthetics, which are required to justify flexibility for PUD. 'The applicant
has also exceeded the freestanding signage allowances for the PUD, wall signage
allowances on the gas station/convenience store site, and has not provided
adequate parking. Staff recommends that these items be remedied as conditions
of approval.
As stated above, the requested approvals are contingent on the rezoning and
Comprehensive Plan amendments requested by the applicant. In the event that
the land is rezoned, the City should consider if the proposed uses and building
designs are appropriate for the site, particularly as this land is visible from the
freeway. It is reasonable for the City to expect higher quality architecture for any
land rezoned to commercial. The car wash proposed adjacent to Interstate 94
lacks visual detail and overall aesthetics. It appears as though the applicant has
chosen the site on the north side of Chelsea Road to gain freeway exposure with
both the buildings and the pylon sign, as there is more than adequate space on Lot
2, Block 1 on the south side of Chelsea Road for a motor fuel station and car
wash.
In the event that the City chooses Option A under the approval for the request for
Concept and Development Stage Planned Unit Development and Preliminary Plat,
staff recommends approval only under the conditions outlined in Exhibit Z.
In the event that the City chooses Option B, and requires the applicant to move
the motor fuel/convenience store and car wash to the south side site, staff
recommends that only the applicable conditions in Exhibit Z be applied. Under
this option, the City may choose to to remove those conditions that may no longer
apply.
J
18
Planning Commission Agenda - 06/12/07
SUPPORT
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Exhibit K:
Exhibit L:
Exhibit M:
Exhibit N:
Exhibit O:
Exhibit P:
Exhibit Q:
Exhibit R:
Exhibit S:
Exhibit Z:
•
'ING DATA
Applicant Narrative
Existing Conditions
Site Plan
Grading Plan
Utility Plan
Erosion Control Plan
Overall Landscape Plan
Typical Floor Plan
Retail Store Elevations
Convenience Store Floor Plan
Convenience Store Elevations
Car Wash Floor Plan
Car Wash Elevations
Yard Entrance Floor Plan and Perimeter Packing Elevations
Seasonal Display Elevations
Typical Signage
Sample Site Photometric Plan
Photos of Lakeville Site
City Engineers Memo -June 4, 2007
Conditions of Approval
19
Planning Commission Agenda - 06/12/07
EXHIBIT Z
Conditions of Approval .
Mills Fleet Farm Preliminary Plat, Planned Unit Development and
Conditional Use Permits
1. All approvals are contingent on the outcome of the requests for rezoning and
comprehensive plan amendments submitted by the applicant in April, 2007.
2. The applicant shall reduce the size of the proposed pylon sign to not exceed 200
square feet in area, nor 32 feet in height.
3. The applicant shall submit a photometric plan specific to this site, demonstrating
readings not to exceed one footcandle at all property lines.
4. No exterior racking shall be permitted anywhere on the site.
5. The applicant shall provide proof of parking for 117 parking stalls. In the event
that parking becomes an issue on site, the City may require construction of all or a
portion of these stalls.
6. Wall signage for the convenience store shall be reduced to not exceed 133 square
feet.
7. Only one access towards the east side of the site north of Chelsea Road will be
allowed.
8. Right-turn lanes shall be provided at all access locations on Chelsea Road.
9. The temporary cul-de-sac at the east end of Dundas Road, just west of the Mills
Fleet Farm building, shall be reconstructed as a permanent cul-de-sac as part of
this project.
10. The big box retail site plans shall be revised to include the use of pavers and
scored concrete in pedestrian crossing areas and in handicap accessible areas of
the parking surface. Pedestrian ramps shall also be provided for the entire PUD
site as required by the City Engineer.
11. No outdoor sales and display is permitted within the PUD without the request and
review of a subsequent conditional use permit.
12. The entrance to the future lot (Lot 2, Block 1) shall be shown conceptually on all
plans.
13. The fuel pumps at the motor fuel station shall be re-oriented to be perpendicular
to Chelsea Road to provide more stacking space.
20
Planning Commission Agenda - 06/12/07
14. The applicant shall revise all elevations for the big box retail store to provide
additional vertical details, roofline variations, and materials in contrasting, but
coordinating colors.
15. The applicant shall revise the car wash design to provide alternate building
materials with more visual detail, or relocate the car wash to Lot 2, Block 1.
16. The cap of the proposed silo shall be white or cream in color, as opposed to
orange.
17. The applicant shall comply with all recommendations of the City Engineer, as
outlined in his memo dated June 4, 2007.
18. The applicant shall verify the directional arrows and directional labels on all
plans.
•
21
City Council Minutes: 6/25/07
~~
the workshop. Clint Herbst asked if the Building Department staff would go through the
inspection information from HUD and MHFA and get back to the Council if these agencies'
inspections are lacking in certain areas and also look at the fee changes suggested. This
information can be considered at the next meeting if all the information is obtained. Gary
Anderson asked if there were any other concerns the Council wanted to address at this time so
that everything could be dealt with at the next meeting and not have to be brought back again.
This will come back as a regular agenda item. Tom Scott indicated that the staff and legal
counsel should be able to do the research and make the changes for the next meeting.
SUSIE WOJCHOUSKI MOVED TO TABLE ADOPTION OF THE RENTAL PROPERTY
LICENSING ORDINANCE, PROPERTY MAINTENANCE CODE AND FEE SCHEDULE
UNTIL THE NEXT MEETING. TOM PERRAULT SECONDED THE MOTION.
MOTION. CARRIED UNANIMOUSLY.
8. Consideration of a declaration of negative EAW impact -Applicant: Mills Properties,
Inc.
Consulting Engineer, Bret Weiss noted that the 30 day comment period for the Environmental
Assessment Worksheet for Mills Fleet Farm had passed and to date no comments had been
received from any agencies. Therefore they were recommending the City issue a Negative
Declaration of need for an EIS for Mills Fleet Farm.
TOM PERRAULT MOVED TO ISSUE A NEGATIVE DECLARATION OF NEED FOR
AN EIS FOR MILLS FLEET FARM DEVELOPMENT. BRIAN STUMPF SECONDED
THE MOTION. MOTION CARRIED UNANIMOUSLY.
9. Consideration of a request for Comprehensive Plan Amendment for a change in land
use designation from industrial to commercial and a request for rezoning from I-lA
(Light Industrial) to B 3 (Limited Business) -North side of East Chelsea Road.
Applicant: Mills Properties, Inc.
Consulting Planner, Steve Grittman provided the background information for agenda items #9
and #10 relating to rezoning issues for the Mills Fleet Farm site. The property on the north
side of Chelsea Road is a 2.3 acre site. The applicant is requesting a comp plan amendment
to change the use from industrial to commercial and a rezoning of the property from I-lA to
B-3 or B-4.
The Planning Commission met on this item on June 5, 2007 and met on the parcel on the
south side of Chelsea Road in May and again in June. Both sites are guided as industrial and
are requested to be changed to commercial. The south site is the location for the main store
and the north parcel would be the site of the convenience store/gas station. Brian Stumpf
pointed out that at the meeting in May only three of the Planning Commission members were
present and in June four of the members were present.
The Planning Commission recommended 2-1 against any change to the comp plan and
rezoning for the property on the south side of Chelsea Road but recommended 2-1 in favor of
the rezoning and comp plan amendment for the property on the north side. The staff report
laid out the pros and cons which Steve Grittman briefly summarized. Factors supporting the
7
City Council Minutes: 6/25/07
LAND IS COMMERCIAL DUE TO THE FACT THAT THE CONSTRUCTION OF THE
CSAH 18 INTERCHANGE HAS CHANGED THE NATURE OF THE AREA ADDING
FREEWAY ACCESS AND HIGHER TRAFFIC VOLUMES; 6) THE INCREASED
TRAFFIC ON CHELSEA ROAD WILL NOT HAVE A DETRIMENTAL EFFECT ON
EXISTING PROPERTIES; AND 7) THE REQUEST WILL NOT CAUSE LAND IN THE
AREA IN WHICH IT IS PROPOSED TO DEPRECIATE. TOM PERRAULT SECONDED
THE MOTION.
Tom Scott wanted verification that findings listed for the rezoning to B-3 would apply to B-4
zoning as well. Steve Grittman indicated it would.
MOTION CARRIED UNANIMOUSLY.
10. Consideration of a request for Comprehensive Plan Amendment for a change in land
use designation from industrial to commercial and a request for rezoning from I-lA
(Light Industrial) to B 4 (Regional Business) -South side of East Chelsea Road.
Applicant: Mills Properties, Inc.
Steve Grittman indicated there was no additional background information to be provided and
he would address any questions the Council may have. This site would be the location for the
main building. Tom Perrault stated that another location had been looked at in the area of
Chelsea Road/Dundas Road/Edmonson Avenue and he wondered why that site would not
work for Mills Fleet Farm. Bruce Buxton stated that although the site was similar in size it
was not visible from I-94. The site was surrounded by four streets so there would be four
street assessments. There would be multiple landowners involved so negotiation for the
acquisition of the site would be more difficult. The site was some distance back from TH 25
and didn't offer any visibility to the public. Lastly the cost for the site was not feasible. Susie
Wojchouski asked if there were any other sites they had considered. Mr. Buxton stated they
looked at a site to the south which had power lines ruining through it which would keep them
from placing a facility of their size on the site. They had looked four sites but they were
narrow and didn't allow placement of the building on the site as well as meeting the parking
and setback requirements of the ordinance.
Wayne Mayer asked when there would be a ground breaking for the facility. Ron Brezinski,
CFO for Mills Fleet Farm said that was not known at this time. They try to do one new
facility a year. When the planning process is completed they can then do the calculations to
determine when the site should be developed.
WAYNE MAYER MOVED TO APPROVE THE REQUEST FOR A COMPREHENSIVE
PLAN AMENDMENT AND REZONING TO B-4 ,REGIONAL BUSINESS TO
ACCOMMODATE MILLS FLEET FARM RETAIL STORE BASED ON THE FINDINGS
FOR APPROVAL INCLUDED AS EXHIBIT V OF THE JUNE 25, 2007 COUNCIL
REPORT AS FOLLOWS: 1) THE SUBJECT SITE IS SURROUNDED BY A MIX OF
LAND USES AND THE AREA IS NOT EXCLUSIVELY INDUSTRIAL; 2) THE
REQUESTED ACTION WOULD NOT RESULT IN SPOT ZONING; 3) THE HIGHEST
AND BEST USE OF THE LAND IS COMMERCIAL DUE TO THE LIMITED AMOUNT
OFLAND WITH THE CITY WITH FREEWAY EXPOSURE; 4) THE HIGHEST AND
BEST USE OF THE LAND IS COMMERCIAL AS THE CONSTRUCTION OF THE
9
City Council Minutes: 6/25/07
they have to get the property owners to agree to work out the access issues. The City would
. keep any easements they have. Bret Weiss said there is no reason the City would want to
keep the right-of--way but he questioned whether the property owners could resolve the issues.
Clint Herbst asked where the cul-de-sac would be located. Bret Weiss said it would not all go
within the right-of--way but would encroach onto the Mills Fleet Farm site. Wayne Mayer
agreed that it would be nice to be able to vacate the street. He questioned the value of having
a stub road. Susie Wojchouski asked if any promises had been made to anyone relating to
Dundas Road. John Simola felt you have to involve those property owners in the decision
Clint Herbst felt this item needed further investigation.
The reorientiation of the gas pumps was recommended based on one access to the north site.
If the City allows the two accesses the relocation of the pumps would not be necessary. The
Council felt the convenience store site needed two accesses for movement of traffic and safety
considerations.
The Planning Commission felt additional facade improvements to the building should be
made and those improvements should be specified in continued discussions with Mills Fleet
Farm.
Facade improvements to the rear exposure of the car wash facility was recommended. The
Planning Commission felt as a commercial site with the exposure it has to the freeway there
should be some additional improvements made but did not specify what.
Bruce Buxton addressed the five items. The car wash site has an 85' easement on the north
side adjacent to the freeway. That land is being used for stacking for cars entering the
carwash. He noted that the carwash is a harsh environments and the design of the building
was meant to withstand those conditions. Clint Herbst stated they weren't suggesting drastic
change in design merely dressing up what is there. Bruce Buxton felt because the ordinance
required that they landscape so that the building is 60% opaque to the freeway the design
dressing was not necessary. The building is 14' high and with the landscaping most people
won't even see the carwash from the freeway.
As far as architectural changes to the building, Mills Fleet Farm offered to take the Council,
Planning Commission and staff down to see their facility in Rochester which is currently
under construction. Wayne Mayer asked if the pylon sign being used at Rochester was the
same one they were proposing for Monticello. The City of Rochester allowed them to place
the 400 square foot sign that they had originally asked for here. Bruce Buxton stated that the
400 sq. ft. sign is allowed by conditional use permit under city ordinance. Wayne Mayer
asked why staff wanted the sign area reduced. Jeff O'Neill said there was no other sign
competition so staff felt it could be smaller. Steve Grittman said the sign of that size is
.allowed specifically for shopping centers where there are multiple tenants. Mills Fleet Farm
felt they were a shopping center even though they are the only tenant in the facility. Wayne
Mayer stated he did not understand why the City was trying to impede their strategy. He felt
if it was within City ordinance why not give it to them. Steve Grittman responded that this
is a single tenant use not a shopping center. Wayne Mayer felt if you want to limit signs you
achieve it by changing the sign ordinance. Otherwise the City should permit the signage
allowed by ordinance. Staff indicated that 32' x 200' is what the ordinance would allow.
Rod Dragsten, Planning Commission Chair noted that in looking at the sign, they looked at
1 ].
City Council Minutes: 6/25/07
AUTOR REPAIR AND PRELIMINARY PLAT APPROVAL FOR MILLS FLEET FARM
WITH THE CONDITIONS OF EXHIBIT Z AS MODIFIED: 1}TWO ACCESSES WILL
BE ALLOWED FOR THE CONVENIENCE STORE SITE THUS ELIMINATING
CONDITION #13; 2) THE PLYLON SIGN APPROVED AS REQUESTED BY
APPLICANT 50 FEET IN HEIGHT AND 400 SQUARE FEET OF AREA; 3)
CONDITIONS #9, #14 AND #15 SHALL BE LOOKED AT FURTHER. WAYNE MAYER
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
Stewart Mills thanked the Council and staff for the courtesy extended to them and gave a
history of their firm. He pointed out that they did not request any assistance from the City
such as TIF to locate in Monticello.
12. Consideration of award of bids for Chelsea Road Improvement Proiect, City Proiect No.
2006-31C.
The City received 13 bids for the project with Latour Construction submitting the low bid.
The base bids ranged from $1,291,907 to $1,639,891. As part of this project four alternates
were bid: 1) Concrete pipe, 2) HDPE pipe; 3) Pathway with concrete pipe or 4) Pathway with
HDPE pipe. The bid was less than the engineer's estimate. WSB recommended moving
forward with the bid using the concrete pipe. If the City decided to proceed with the pathway
it would add approximately $64,000 to the project cost. Once the Council determines what
alternatives they would approve the assessments would be recalculated and brought back to
the Council
an Stum f asked wh they felt the City should go with concrete pipe even though it is
Bn p Y
more costly. Bret Weiss responded that concrete pipe is part of the City design standards.
This road would carry a lot of traffic and they feel concrete would holdup better. RCP is
more stable and less likely to crush.
Brian Stumpf stated he is not in favor of the trail that is being proposed and Susie Wojchouski
concurred. Jeff O'Neill responded that the City is putting a lot of traffic on the road. He felt
this segment of pathway would have a lot of use because of the school and residential areas.
Wayne Mayer felt for the price it would be worth it to have this pathway in place. Susie
Wojchouski stated the industries didn't want a lot of pedestrian traffic going through an
industrial area. Clint Herbst asked if the City would be picking up the cost for the pathway.
Bret Weiss said the other option is to have the property owners construct the pathway as
development occurs. Shawn Weinand stated when they committed to the project they
supported a pathway on Chelsea Road. Their assessment includes the pathway. Wayne
Mayer wanted to emphasize the Fallon Avenue overpass safety issues and that is a reason for
the pathway. With the bid coming in less than the engineer's estimate that cost savings could
be utilized for installation of the pathway. The original feasibility report covered expanding
the pond at the reservoir site but that was pulled out of the project. The wellhead protection
group wanted the pond lined but that was not included in the project. The pond issue will be
something that will be coming back at a future date.
Brian Stumpf asked how much money had been set aside for assessment. Bret Weiss
res onded $844,000 for this project which included the pathway and lighting. The agreement
P
with Weinand is that the road would be constructed with a pathway. Susie Wojchouski asked
13
PRELIMINARY PLAT OF
•
•
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NAME: Ifs/A~IRNID/IONl~LO
DESCRIPTON: PART Of LOTS 10, 18 AND 79,
AUDITOR'S SUBOINSION N0. ONE.
NRIGHT COUNTY, MINNESOTA
FEE OWNER: MONTCELLO INDSSTRIAL PARK INC.
X085 CHELSEA RD W.
MONTICELLO, MN SSJ62
APPLICANT: MRl PROPERTIES, INC.
P,O. BOx S05
BRAINERD, MN.
SURVEYOR: WIDSETH SMITH NOTTING
7801 INDUSTRIAL PARK RD
BAXTER. MN.
20NINC: L1CHT INDUSRIAL-A
AREA: 77.27 ACRES
PATE: MAY J, 2007
RENSED OATS: MAY 17, 2007
NOTE:
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Planning Commission Agenda - 06/03/08
10. Consideration of a request for extension of a Conditional Use Permit for Amendment to
Planned Unit Development for a retail commercial development at Monticello Travel
Center 2n Addition. Applicant: Mielke Bros., LLC A~S2
REFERENCE AND BACKGROUND
On June Sd`, 2007, the Planning Commission reviewed and recommended approval of an
amendment to Planned Unit Development request for the proposed Landmark Center
project, submitted b~ Mielke Bros., LLC. The City Council subsequently approved the
requests on June 11 , 2007.
Due to non-use, the conditional use permit for amendment to PUD will expire on June
11 ~, 2008. The Monticello Zoning Ordinance requires that conditional use permits
expire due to non-use after one year.
The extension request sent by the applicant requests aone-year extension period.
The planning report for the original item has been provided for reference.
ALTERNATIVE ACTIONS
1. Motion to recommend extension of the June l ld', 2007, Conditional Use Permit
for Amendment to Planned Unit Development for a retail commercial
development at Monticello Travel Center 2nd Addition with the condition that all
previously approved conditions be assigned to the extension.
2. Motion to recommend denial of an extension of the June l ld', 2007, Conditional
Use Permit for Amendment to Planned Unit Development for a retail commercial
development at Monticello Travel Center 2nd Addition, based on a finding to be
made by the Planning Commission.
STAFF RECOMMENDATION
Staff recommends extension of the amendment to Conditional Use Permit for PUD. This
recommendation is consistent with the Commission recent one-year extensions for other
conditional use projects.
SUPPORTING DATA
Exhibit A: Applicant Extension Request
Exhibit B: Staff Report - June l ld', 2007
Exhibit C: City Council minutes of June 11`x, 2007
Exhibit E: Site Plans
~~
Angela Schumann
Subject: FW: Request for Conditional Use Permit ext.
-----Original Message-----
From: Dan Mielke [mailto:Dan.Mielke@monticello.kl2.mn.us]
Sent: Friday, May 23, 2008 2:48 PM
To: Angela Schumann
Subject: Request for Conditional Use Permit ext.
To whom it concerns,
5/23/08
I hereby request a one year extension of our Landmark Center Conditional Use Permit for
parcel 5, Monticello Travel Center, 2nd edition.
Dan Mielke
Mielke Development LLC
•
1
~~
Consideration of a request for Amendment to Planned Unit Development for a retail
commercial development at Monticello Travel Center 2" Addition. Applicant: Dan
Mielke. (NAC)
BACKGROUND
The Planning Commission reviewed this item on June 5th. The Commission expressed some
concern as related to the stacking space for the drive-through facilities. The Commission
discussed various alternatives, choosing to condition their recommendation in such a way as to
allow the developer maximum flexibility, while still allowing for a review should intensity of use
require further study. As such, the Commission recommended approval of the conditional use
permit for drive-through as noted below.
The Commission also recommended approval of the Planned Unit Development with the
conditions as noted. In relationship to the PUD, the Commission noted the quality of the
building design. The Commission did discuss parking as related to tenant mix, but determined
that due to existing cross easements and the total number of stalls on site, the parking shown is
adequate for the proposed project. The applicant indicated that they were willing to waive
temporary sign permits for this specific site in relationship to flexibility granted for other
portions of the PUD, including the modifications to the Jiffy Lube sign. As noted in the report,
the applicant will be making changes to the existing Jiffy Lube sign to accommodate both that
existing project and this proposed project. It will be the only pylon sign for this project. As
such, a condition waving temporary sign rights ahs been added to the conditions for PUD
approval.
Mielke Development, LLC is seeking an amendment to a Conditional Use Permit for
development stage Planned Unit Development for the construction of a shopping
center, and a Conditional Use Permit for a drive through lane, located at Lot 5 of
Monticello Travel Center Second Addition.
The applicant is proposing a 9,590 square foot commercial center with multiple
tenants to be located in the northeast portion of the site. The underlying zoning is B-
4, Regional Business.
ANALYSIS
The subject site is located at the southeast corner of the intersection of State Highway
25 and Oakwood Drive. The existing Planned Unit Development contains a Subway
restaurant with a drive through, a Jiffy Lube, a Holiday convenience store and motor
fuel station, a Dairy Queen restaurant with a drive through, and a second multi-tenant
commercial center. The subject site is located in the center of the development,
fronting on Cedar Street. The site relies on PUD for shared parking, shared access,
and setback flexibility.
Comprehensive Plan: Monticello's Comprehensive Plan designates this area for
commercial use.
Zoning: The subject site is zoned B-3, Highway Business. The purpose of the B-3,
highway business district is to provide for and limit the establishment of motor
vehicle oriented or dependent commercial and service activities.
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.
Parking. The proposed building is 9,590 square feet in area. The proposed uses for
the structure have not been provided. Drive through lanes are proposed for the
northernmost unit and easternmost units of the building. The drive through indicates
that these unit will be reserved for restaurant uses. One restaurant unit is shown at
1,499 square feet, and one is shown at 1,566 square feet. The total kitchen and dining
areas for these tenants have not been provided. Staff has therefore estimated the area
of the kitchen at 1/3 of the units. Tenants for the remainder of the site are assumed to
be various retail services. Restrooms and refuse rooms have also been illustrated on
the plan. As such, the estimated parking requirement is as follows:
Tenant Area Re uirement Stalls
Restaurant 1
1,499 sf total 1,049.3 square feet
449.7 s uare feet 1 space/40 sf of dining area
1 s ace/80 sf of kitchen area 27 spaces
6 s aces
Restaurant 2
1,566 sf total 1,096.2 square feet
469.8 s uare feet 1 space/40 sf of dining area
1 s ace/80 sf of kitchen area 28 spaces
6 s aces
Retail 1,324 s uare feet 1 s ace/200 sf of floor area 7 s aces
Retail 1,143 s uare feet 1 s ace/200 sf of floor area 6 s aces
Retail 1,161 s uare feet 1 s ace/200 sf of floor area 6 s aces
Total Required 86 spaces
The site plan illustrates 59 parking stalls, 27 short of the minimum requirement. The
remaining Planned Unit Development area contains approximately 272 parking stalls,
15 of which are directly adjacent to the site. Some overlap in uses is expected, and
therefore a cross parking arrangement maybe accommodated by PUD to reduce the
number of stalls required.
Due to the need for cross parking to accommodate the shortage, staff recommends
that the applicant provide a leasing arrangement whenever available so that the
overlap in uses maybe evaluated more effectively.
•
Drive Through. The applicant is proposing two drive through lanes circulating
around the site. One drive through lane is located on the east side of the building,
with traffic circulating from south to north. The second drive through is on the north
side of the building, with traffic circulating from east to west. As designed, vehicles
exiting the east drive through lane will meet vehicles entering the north drive through
lane. Thick striping is proposed to delineate the two drive through lanes and ease
traffic circulation. The City recommends using epoxy orpoly-preformed striping for
longevity and reduced maintenance.
Drive through establishments are allowed in the B-4 District by Conditional Use
Permit. The Zoning Ordinance contains the following provisions for such uses:
• The architectural appearance and functional plan of the building and site shall
not be so dissimilar to the existing buildings or area as to cause impairment in
property values or constitute a blighting influence within a reasonable distance
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.
• 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 structure or plantings
shall be surfaced with a material which will control dust and drainage and
which is subject to the approval of the City Engineer.
• All signing and informational or visual communication devices shall be in
compliance with Chapter 3 Section 9 of this ordinance.
As proposed, each drive through lane is 12 feet in width. The north drive through
lane appears to approximately 75 feet of stacking space, enough for up to six vehicles
behind the pick-up window, and two vehicles behind the order board. The east drive
through lane appears to have approximately 58 feet for stacking space, enough for up
to five vehicles behind the pick-up window and two behind the order board.
For the north drive through lane, overflow stacking maybe accommodated internally
by the existing parking lot drive lane. However, staff is concerned with any overflow
stacking for the east drive through lane. An existing drive through lane for Chelsea
Commons exits directly adjacent to the entrance to the east drive through lane. As
such, any overflow stacking may prevent patrons from circulating through the
Chelsea Commons drive through.
The applicant has not indicated potential users for the site, making it difficult to
evaluate the potential volume of the drive through lanes. A low volume drive through
would typically accommodate a business such as a coffee shop. The existing Caribou
Coffee drive through has an average of five to six cars in the drive lane at one time,
with more during peak periods. Therefore, the proposed stacking space would be
appropriate for slow-volume use. However, a higher intensity fast-food use may
cause congestion problems with the proposed drive through configuration. As noted,
staff recommends that the applicant provide more detail on the potential drive through
users through submittal of a leasing plan, so that a more thorough analysis of the
situation maybe performed.
The consulting engineer has reviewed the drive through design and provides the
following comments:
1. There does not appear to be enough room for stacking cars at the drive
through window located at the northeast entrance.
2. Replace the proposed concrete bollards with a concrete island.
Landscaping. For commercial sites, a minimum of one overstory tree per 1,000
square feet of gross building floor area, or one tree per 50 lineal feet of site perimeter,
whichever is greater, is required. The site has approximately 822.53 lineal feet of site
perimeter, requiring 17 overstory trees, as opposed to the 10 that would be required
under the floor area calculation.
The applicant has provided one of the required 17 overstory trees, as well as six
ornamental trees. The ornamental trees are proposed along the east property line.
The applicant is also proposing three irrigated planters on a concrete island on the
north side of the site, adjacent to the drive through lane. A fourth planter is proposed
on a concrete island in the southeast corner of the site. Additional shrubs are also
proposed for the north side of the site, and in the southeast corner. No foundation
landscaping is illustrated on the plan and no grass is proposed with the exception of
the landscaped strip along the east property line.
Lighting. Alighting plan has been submitted for the site, indicating full cutoff
lighting throughout the parking lot. The photometric plan indicates readings as high
as 2.8 footcandles at the property line adjacent to Cedar Street. Per ordinance, the
lighting plan shall be required to be revised prior to Final Stage PUD, illustrating
readings under one footcandle at the property line.
Signage. In the case of a building where there are two or more uses and which, by
generally understood and accepted definitions, is considered to be a shopping center
or shopping mall, a conditional use permit maybe granted to the entire building in
accordance to an overall site plan indicating their size, location, and height of all
signs presented to the Planning Commission. A maximum of 5% of the gross area of
the front silhouette shall apply to the principal building where the aggregate allowable
sign area is equitably distributed among the several businesses. For purposes of
determining the gross area of the silhouette of the principal building, the silhouette
shall be defined as that area within the outline drawing of the principal building as
viewed from the front lot line or from the related public street(s). Several existing
pylon signs are located throughout the Planned Unit Development.
The front fagade is approximately 2,124 square feet in area. The building will also be
visible from Oakwood Drive, with a silhouette area of 2,283 square feet. The total
silhouette area for the site is 4,407 square feet. Therefore, the total allowable area for
wall signage is 221 square feet.
The applicant is proposing ten, 26 square foot wall signs, for a total of 260 square
feet. Two wall signs are proposed on the east elevation, three on the south elevation,
four on the west elevation, and one on the north elevation. The location of signage
on all sides is acceptable. However, staff recommends that the applicant reduce the
amount of wall signage proposed to not exceed 221 square feet.
The applicant is also proposing amulti-tenant pylon sign at a height of 26 feet near
the Jiffy Lube site adjacent to Highway 25. The face area of this sign has not been
provided, but has been calculated by staff at approximately 143 square feet. As a
condition of approval, the applicant shall be required to provide the square footage of
the tenant panels on this sign.
For properties on Highway 25, 3.03 feet of pylon sign area is allowed per every 10
feet of lineal frontage with the following exceptions:
• All properties may erect a pylon sign with a sign area of 50 regardless of front
footage abutting Highway 25, and
• The maximum pylon sign area shall not exceed 100 sq ft regardless of total lineal
footage of property abutting Highway 25.
The overall PUD has approximately 850 feet of frontage on Highway 25 and is
therefore allowed a pylon sign up to 100 square feet.
A second monument sign is also proposed in the southeast corner of the site, at the
entrance adjacent to Cedar Street. This sign is 90 square feet in area and contains
nine identification placards. Cedar Street is a collector street with a speed limit of 30
miles per hour. As such, a monument sign 25 feet in area and 16 feet in height is
allowed. Although this proposed sign exceeds the maximum requirement, staff
encouraged the applicant to propose a monument sign in lieu of a pylon sign in this
location. Due to the size of the overall PUD, and the number of tenants, the proposed
monument sign maybe appropriate.
Access and Circulation. Access to the site is provided by two existing curb cuts off
Cedar Street, one on the north side of the site and one on the south side of the site.
Cross access is possible to the north and south. Internal drive lanes on the west side
of the site are proposed at 24 feet in width, wide enough to accommodate two-way
traffic. The internal drive lane on the east side of the site is proposed at 16.24 feet,
and is striped as a one-way drive. Cars exiting the site on the east side will have the
option of exiting to the north only, into the drive lane between the subject site and the
proposed Wendy's site. This drive will serve as a passing lane for the adjacent drive
through lane. Two "ENTER ONLY" signs, one on each side of the entrance, shall be
required at the entrance of this one-way drive aisle on the east side of the site. The
applicant shall also be required to provide a "DO NOT ENTER" sign east of the exit
lane at the northeast corner of the site.
No passing is proposed adjacent to the north drive lane, prohibiting cars from
circulating around waiting vehicles. A "DRIVE THRU ONLY" sign shall be
required at the entrance to this drive through lane to communicate that no pass
through lane is provided.
Pedestrian access will be accommodated by a concrete sidewalk running along the
south and west sides of the building. A sidewalk connection is also provided to the
Subway site to the west. The width of the sidewalk in front of the building is
proposed at eight feet. Staff recommends that the applicant provide a crosswalk at
the sidewalk separation extending west to the Subway site. An existing sidewalk is
also located on the east side of the site, within the Cedar Street right-of--way.
Building Design. The building is proposed to be constructed mainly of EIFS block
with masonry wall base and pre-finished metal coping. The front of each unit will
contain a great deal of glass, each with a fabric awning. Some variation to the
roofline is also proposed, to break up the long facade. All sides of the building
contain windows, vertical elements, and roofline variation. The only side without
fabric awnings is the east side, as no entrances are proposed. The proposed trash
enclosure will be incorporated into the building and be sectioned off by a steel door.
The color elevations provided illustrate warm earth tones with gray tinted glass and
green awnings. The proposed colors appear to blend well with the existing buildings
on the Monticello Travel Center site.
Grading and Drainage. The City Engineer and the consulting engineer from WSB
have reviewed the grading and drainage plans and provided the following comments:
1. If not connecting to storm sewer stub on south end of site either remove stub
back to the manhole or install awater-tight plug in upstream end of stub.
2. Revise directional arrows for storm sewer on south end of site. Currently
shown going in two directions from manhole.
3. All details must match current City Standard Detail Plates as appropriate.
City will provide in AutoCAD format upon request.
4. Provide a detail of the curb section on the west property boundary.
5. The applicant needs to provide a drainage map detailing the drainage areas for
each proposed catch basin and the locations of existing catch basins are not
identified on the plan.
6. Provide details of how the drainage directed off site is managed specifically,
the northwest entrance, north parking spaces and the south parking spaces.
C,
Utilities. Regarding the utility plan submitted, the City Engineer and consulting
engineer have provided the following comments:
1. Provide utility profiles at each utility crossing location to check for conflicts.
Information incomplete at present.
2. Provide insulation at storm sewer and watermain crossings per City Standard
Detail Plates 2005 and 2006.
3. Provide easements for sanitary manhole and downstream pipe near northeast
corner of site. Extend easement to Cedar Street right-of--way.
4. All unused sanitary sewer and watermain service lines must be removed back
to the main, otherwise the developer will be responsible for maintaining all
abandoned lines in the future.
5. Construct sanitary sewer manhole as standard sampling manhole near
northeast corner of site per City Standard Detail Plate 3007.
6. All details must match current City Standard Detail Plates as appropriate.
City will provide in AutoCAD format upon request.
7. Show an overall site detail of the location of fire hydrants and access to the
hydrants per the fire department expectations.
8. Include details of how the sanitary sewer clean out will be protected from
traffic loads.
9. It appears that there are a number of sanitary and storm sewer stubs which will
not be used with this project. Include a plan to abandon or remove these lines.
Stormwater. The City Engineer has reviewed the stormwater plans and provided the
following comment:
1. All details must match current City Standard Detail Plates as appropriate.
City will provide in AutoCAD format upon request.
ALTERNATIVE ACTIONS
Decision 1. Regarding the request for an amendment to a Conditional Use Permit for
Development Stage Planned Unit Development for a strip center with retail and
commercial, and restaurant uses, the City has the following options:
The Planning Commission recommends alternative 1 below.
1. Motion to approve the Development Stage Planned Unit Development, based
on a finding that the proposed use is consistent with the intent of the
existing PUD and the B-3 District, subject to the condition outlined in
Exhibit Z.
2. Motion to deny the Conditional Use Permit for Development Stage Planned
Unit Development approval, based on a finding that the proposed use is
not consistent with the intent of the existing PUD and the B-3 District, and
the use may not be supported by the site.
Decision 2. Regarding the request for a Conditional Use Permit for two drive
through facilities, the City has the following options:
The Planning Commission recommends alternative 1 below.
1. Motion to approve the Conditional Use Permit for two drive through facilities,
based on a finding that the proposed use is consistent with the intent of the
PUD and the use satisfies the conditions of approval.
2. Motion to deny the Conditional Use Permit for two drive through facilities,
based on a finding that the conditions for approval have not been met.
STAFF RECOMMENDATION
Mielke Development, LLC is requesting an amendment to a Conditional Use Permit
for Development Stage Planned Unit Development to allow for commercial strip
center containing a variety of retail and commercial uses, as well as two restaurant
uses with drive through lanes. The site is part of the existing Monticello Travel
Center Planned Unit Development, which contains a mix of retail, restaurant, and
service uses.
The proposed use appears to be generally consistent with the intent of the B-3 District
and the existing PUD. Staff has highlighted concerns with the proposed
development, which maybe found listed in Exhibit Z. Regarding Decision 1, staff
recommends approval of the amended CUP for Planned Unit Development, subject to
these conditions outlined in Exhibit Z. Based on discussion held at the Planning
Commission meeting, staff has also included an additional condition regarding
temporary signage.
Regarding Decision 2, staff recommends approval of the CUP for a drive through
facility, subject to the conditions in Exhibit Z. The site has adequate room for
stacking space for low-volume drive through uses. The Planning Commission
recommended condition 2 as related to the drive-through in order to provide
some ability to control potential stacking problems with any high-volume user.
SUPPORTING DATA
Exhibit A: Site Plan
Exhibit B: Grading/Erosion Control Plan
Exhibit C: Utility Plan
Exhibit D: SWPP Plan
Exhibit E: Architectural Site Plan
Exhibit F: Landscape Plan -Revised
Exhibit G: Signage Plan -Revised
Exhibit H: Signage Narrative
Exhibit I:
Exhibit J:
Exhibit K:
Exhibit L:
Exhibit M:
Exhibit Z:
Floor Plan
Exterior Elevations -Revised
Photometric Plan
Plan Review Comments from Bruce Westby, dated 05/21/07
Plan Review Comments from WSB, dated 05/22/07
Conditions of Approval
EXHIBIT Z
Conditions of Approval
Development Stage PUD for Monticello Travel Center 2°d Addition, Lot 5, Block 1
1. The photometric plan shall be revised to reduce the footcandle reading at the property
line adjacent to Cedar Street to not exceed one footcandle.
2. The applicant shall submit a revised signage plan, illustrating wall signage not to exceed
221 square feet total. The applicant shall also be required to provide square footage of
the proposed pylon sign.
3. A crosswalk shall be provided at the sidewalk separation extending west to Subway.
4. The applicant shall use epoxy orpoly-preformed striping for longevity and reduced
maintenance.
5. The applicant shall waive any use of temporary signs as related to Lot 5, Block 1.
6. The applicant shall comply with all recommendations of the City Engineer as outlined in
the May 21St memo prepared by Bruce Westby and the May 22nd memo prepared by
WSB.
Conditions of Approval
CUP for Drive Through Lanes
1. A "drive-thru only" sign shall be required at the entrance to the north drive through lane.
2. The use of the either or both drive-through lanes for any high-volume tenant, such as
those equal to a fast food user similar to a McDonald's or Burger King, are subject to a
staff review and approval.
•
9
~L
CO11AC11 M1IIIlteS: 6/11/7
The trade-in value of the 1988 truck is approximately $7,500 but staff felt if it was sold on the
open market it may go as high as $10,000: John Simola said the people who bid on the City's
used equipment know that it is well maintained. Clint Herbst said if the vehicle is good
enough to sell to someone else it is goad enough for the City to use.
John Simola explained the vehicle replacement policy that Public Works uses and how this
allows them to budget for these major purchases as well as replace vehicles before they
require major repairs. Wayne Mayer felt if you aze going to spend the money it might be
better to go with the hook truck at this time rather than came back in another year with a
request to replace another truck. John Simola stated the Sterling truck was supposed to be
replaced three years ago but was delayed. In evaluating their equipment needs they felt going
with another Sterling truck at this time and adding the hook truck 2-3 years down the road
better met the needs of the City. Tom Moores stated that the people who would buy the old
truck would be using it to plow parking lots. He felt that for emergency type vehicles that are
the first ones out to clear streets, a reliable vehicle is needed. The Public Works Department
will again evaluate their equipment needs in July when the budget process starts so that the
appropriate amounts can be budgeted. Tom Moores added that emission costs for trucks
have jumped up as well as the cost of steel. He noted that within five years they would plan
to replace or add a street sweeper.
SUSIE WOJCHOUSKI MOVED TO AUTHORIZE THE PURCHASE OF A STERLING
L-8500 SINGLE AXLE TRUCK FROM BOYER TRUCKS OF ROGERS EQUIPPED
WITH A DUMP BODY AND PLOW EQUII'MENT FROM J-CRAFT EQUIPMENT OF
LAKE CRYSTAL UNDER STATE BID CONTRACT WITH THE OPTION OF
ADVERTISING THE 1988 FORD L-8000 ON SEALED BIDS PRIOR TO THE TRADE IN
DATE. TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
#SG Amendment to Development Contract for Carlisle Village S`"` Addition: Clint Herbst
had a concern about what is happening in the development as far as the trees. He also
wondered if everything is in place as far as the letter of credit to make sure that everything is
cleared up and trees are replaced. Jeff O'Neill said there is $46,000 in security available for
this. Although the trees in the development that are dying must be replaced other trees may
be planted outside the plat at the discretion of the Council. Clint Herbst asked Tom Scott,
legal counsel, if he felt if this was the time to table the item in order to make sure the City has
enough funds to take care of tree preservation. Tom Scott felt if that was a Council concern,
then the item should be tabled.
CUNT HERBST MOVED TO TABLE UNTIL THE NEXT MEETING ACTION ON
APPROVING THE AMENDMENT TO THE DEVELOPMENT CONTRACT FOR
CARLISLE VILLAGE 5~ ADDITION. BRIAN STUMPF SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY.
#51YAmendment to Planned Unit Development for retail commercial development t
Monticello Trave! Center 2id Addition: Clint Herbst pulled this item because of the
condition on Exhibit Z stating that the "use of either or both drive-through lanes for any high
volume tenant, such as those equal to a fast food user similar to a McDonald's or Burger
King, are subject to staff review and approval." He didn't feel city staff was more qualified to
determine this than any consultants utilized by the applicant or tenant. Clint Herbst felt
4
Council Minutes: 6111/07
because they have their investment to protect, the tenant would not put in something that
would be detrimental to the business. The drive-through Lanes were either okay or they were
not. The drive through lanes should not have to come back to staff. Brian Stumpf said the
concern with stacking is to make sure that it does not come back on the public street. Jeff
O'Neill said there is concern that there might be occasions where it creates a visibility
problem. Clint Herbst felt since it only affects the property owner, the property owner would
be concerned that whatever they do works. Clint Herbst reiterated his belief that if the
drive-through was okay it should okay for whatever tenant was using it.
Susie Wojchouski questioned the building name of Landmark Center since there is already a
Landmark Square. She felt it might create confusion not only for shoppers but emergency
vehicles as well. Tom Scott stated the City and County have certain controls with naming a
plat but he didn't feel they could require the owner to change a building name.
Wayne Mayer asked about #3 on Exhibit Z stating that a crosswalk shall be provided at the
sidewalk separation extending west to Subway. Dan Mielke addressed this item stating that
while he didn't object to this item at the meetings, he did question why he is responsible to
provide marking to direct Subway patrons. It is an internal sidewalk. Staff wants them to
stripe the area so pedestrians could safely get over to Subway. It was noted that Subway is
part of the planned unit development. Dan Mielke felt if people were going to park there to
go to Subway they would go straight across and not follow the striping. Wayne Mayer said
he couldn't see making this requirement for an interior property and questioned why the
crosswalk had to be there.
WAYNE MAYER MOVED TO APPROVE THE DEVELOPMENT STAGE PLANNED
UNIT DEVELOPMENT BASED ON A FINDING THAT THE PROPOSED USE IS
CONSISTENT WITH THE INTENT OF THE EXISTING PUD AND THE B-3 DISTRICT
SUBJECT TO THE CONDITIONS OF EXHIBIT Z WHICH WERE REVISED TO
INCLUDE THE FOLLOWING: 1) THE PHOTOMETRIC PLAN SHALL BE REVISED TO
REDUCE THE FOOT CANDLE READING AT THE PROPERTY LINE ADJACENT TO
CEDAR STREET TO NOT EXCEED ONE FOOT CANDLE; 2) THE APPLICANT SHALL
SUBMIT A REVISED SIGNAGE PLAN, ILLUSTRATING WALL SIGNAGE NOT TO
EXCEED 221 SQUARE FEET TOTAL. THE APPLICANT SHALL ALSO BE REQUIRED
TO PROVIDE SQUARE FOOTAGE OF THE PROPOSED PYLON SIGN; 3) THE
APPLICANT SHALL USE EPOXY ORPOLY-PREFORMED STRIPING FOR
LONGEVITY AND REDUCED MAINTENANCE; 4) THE APPLICANT SHALLWAIVE
ANY USE OF TEMPORARY SIGNS AS RELATED TO LOT 5, BLOCK 1 AND 5) THE
APPLICANT SHALL COMPLY WITH ALL RECOMMENDATIONS OF THE CITY
ENGINEER AS OUTLINED IN THE MAY 21, 2007 MEMO PREPARED BY BRUCE
WESTBY AND THE MAY 22, 2007 MEMO PREPARED BY WSB AND TO APPROVE
THE CONDITIONAL USE PERMIT FOR TWO DRIVE THROUGH FACILITIES, BASED
ON A FINDING THAT THE PROPOSED USE IS CONSISTENT WITH THE INTENT OF
THE PUD AND THE USE SATISIFES THE CONDITIONS OF APPROVAL WHICH
INCLUDES: 1) A "DRIVE-THRU ONLY" SIGN SHALL BE REQUIRED AT THE
ENTRANCE TO THE NORTH DRIVE THROUGH LANE. TOM PERRAULT
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
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LANDMARK CENTER SIGNAGE PROPOSAL 5/14/07
Building signa~e
Standard code multi-tenant building signage for each suite as illustrated on
the elevations.
Due to the fact this building will be surrounded by drives and the building
front architecture is carried around all four sides of the building, city staff
has suggested the addition of appropriate building signage as illustrated.
Tenant P
We propose combining the Landmark Center tenant pylon with the existing
Jiffy Lube pylon as illustrated.
The Jiffy capsule will remain at the top. The old style reader board will be
replaced by an electronic reader board with seven Landmark Center tenant
identification panels below.
Landmark Center will waive tenant's rights to the city permitted temporary
signs. We want to keep the area uncluttered.
Cedar Street entrance monument
Decorative low profile entrance marker monument sign.
Drive Thru entrance markers
One low profile entrance marker for each drive thru lane.
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