Planning Commission Agenda - 01/02/2024 (Joint Workshop)AGENDA
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, January 2, 2024 — 5:00 p.m.
Monticello Community Center
Planning Commissioners: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Melissa
Robeck, Rob Stark
City Councilmembers: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff, Tracy Hinz,
Lee Martie
1. Call to Order
2. Concept Stage Planned Unit Development Submittal for the potential Phased
Development of an Industrial Services principal use in the 1-2, Heavy Industrial District
PID: 155-249-001010
Applicant: Tim Flander/Big Bear Holdings, LLC.
3. Adjournment
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MEMORANDUM
TO: Angela Schumann
Mayor Hilgart and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: December 26, 2023
MEETING DATE: January 2, 2024
Planning - Zoning - Land Use
RE: Monticello — Mastercraft — Concept PUD Review
GC FILE NO: 120.01— 23.13
PLANNING CASE NO: 2023-046
PROPERTY ID: 155-249-001010
Project Description. This memorandum reviews the elements of a proposed concept plan for a
Planned Unit Development governing the development of a contractor's facility on a parcel along
Fallon Avenue, just north of 219 Dundas Road (the subject property does not yet have an assigned
address).
The submitter of the proposal had previously considered an application seeking amendments to the
various land use regulations included in their desired plan, but withdrew to re -cast the application as
a Planned Unit Development (PUD). This approach would entail flexibility from certain applicable
zoning regulations, but would only be applicable to the subject development, rather than the zoning
districts and the community overall.
The requested flexibility is summarized below:
A. Modify the requirement for finished exteriors on the street -facing fagade of the
principal building. The current ordinance standard requires masonry finishes, which
include stone, brick, or treated metal finishes effecting a stucco look, among other
allowances. The submittal proposes a majority metal finish for the full building, with
some stone/brick on the front facade.
B. Replace the requirement for paved surfaces in the loading and outdoor storage areas
of the site located to the rear of the site with Class V gravel and recycled asphalt
millings as a suitable finished surface material. The parking areas would continue to
require pavement under this PUD, which is consistent with the plans provided. It
should be noted that a continuous concrete curb will be required around the proposed
paved parking area.
C. Increase the allowable amount of outdoor storaee area from the current maximum of
100% of the building square footage on 1-2 properties to 200% within this PUD. The
proposal indicates that the principal building will be 7,200 square feet, with the
truck/trailer parking and outdoor storage area just over 9,650 square feet, with some
flexibility in final amount noted.
PUD Consideration.
As with all Planned Unit Development, there is a requirement that the City consider flexibility from its
generally applicable code provisions only when the proposed project can demonstrate aspects that do
a superior job of meeting the City's development and land use goals than the project would if it were
to meet the standards.
In this case, those aspects are generally identified as being future performance, particularly related to
the building capacity on the property. The applicant has suggested that relaxing the standards now
would permit the proposed site development, with the longer-term ability to grow on the site.
The applicant has stated an intent to add building square footage over time. This aspect would reduce
the outdoor storage to building ratio, bringing it closer to conformity with the current standard.
Storage area surfacing and building fagade materials would still be inconsistent with the code
requirements. At the very least, if the City decides to proceed, it would be prudent to identify a
mechanism to ensure that the building expansion(s) occur as proposed.
PUD Concept Review.
As a PUD Concept Plan review, the first stage of review is not a formal zoning application, but rather is
intended to provide the applicant an opportunity to get City feedback on a potential development
proposal prior to more formal zoning review and the extensive supporting materials that such reviews
require. The Planning Commission and City Council will have the opportunity to review the project,
ask questions of the proposer, and provide comment as to the issues and elements raised by the
project. Again, the proposer is also looking for specific feedback in the areas of PUD flexibility noted in
their narrative.
The neighboring property owners have been notified of the meeting, but it is not a formal public
hearing. This memorandum provides an overview of the project and will serve as an outline for the
discussion. No formal approval or denial is offered for a Concept Review.
However, it is vital that Planning Commission and City Council members engage in a frank and open
discussion of the project benefits and potential issues. The Concept Review process is most valuable
when the applicants have the opportunity to understand how the City is likely to look at the project
and the potential issues it presents. In this way, the subsequent land use and development details can
be more finely tuned to address City policy elements.
(1) Purpose and Intent
The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in
the development of neighborhoods and non-residential areas in order to maximize public values and
achieve more creative development outcomes while remaining economically viable and marketable.
This is achieved by undertaking a process that results in a development outcome exceeding that
which is typically achievable through the conventional zoning district. The City reserves the right to
deny the PUD rezoning and direct the developer to re -apply under the standard applicable zoning
district.
(2) PUD Concept Proposal
Prior to submitting formal development stage PUD, preliminary plat (where applicable) and rezoning
applications for the proposed development, the applicant may, at its option, prepare an informal
concept plan and present it to the Planning Commission and City Council at a concurrent work
session, as scheduled by the Community Development Department. The purpose of the Concept
Proposal is to:
1. Provide preliminary feedback on the concept plan in collaboration between
the applicant, general public, Planning Commission, and City Council;
2. Provide a forum for public comment on the PUD prior to a requirement for
extensive engineering and other plans.
3. Provide a forum to identify potential issues and benefits of the proposal
which can be addressed at succeeding stages of PUD design and review.
The intent of Concept Proposal review is to consider the general acceptability of the proposed land
use and identify potential issues that may guide the City's later consideration of a full PUD application.
The City Council and Planning Commission meet in joint session to provide feedback to the developer,
and may include an opportunity for informal public comment as they deem appropriate.
Staff Preliminary Comments. For this proposal, the primary considerations evident at this point in the
process include the following elements:
i. Land Use. The proposed land use consists of a shop and contractor's yard, allowable uses
under the current 1-2 zoning. Contractor operations are permitted in the 1-2 District under the
category "Industrial Services". Outdoor storage is allowed as an accessory use, subject to the
limitations that relate the square footage of the storage area to that of the principal building.
The performance standards applicable to some aspects of the proposed use are the subject of
the PUD request. As discussed above, both surfacing (gravel and pavement millings instead of
full pavement) and quantity of the outdoor storage and loading areas (200% of building size
rather than 100%) are central aspects of the PUD flexibility in this request. While the
applicant's narrative discusses the 200% goal, the actual amount of outdoor storage use on
this parcel would be approximately 140% of the building size.
ii. Parking and Circulation. Paved parking is provided along the north side of the building. Access
is from Fallon Avenue, into the parking area, and then through to the yard and storage area
comprising the westerly half of the property. As a contractor's facility, little direct customer
traffic is expected on the property, and as such, conflicts between heavy equipment and public
traffic are not foreseen. The applicant's plan identifies the surfacing of the parking area as
asphalt pavement, with the implication that surrounding concrete curbing would be included
in conformance with code requirements.
iii. Building Height and Architecture. The applicant has described the proposed buildings as being
similar to others in the district, but with a predominantly metal -finish siding facing the public
street, with a masonry wainscot of 15% of the exterior finish. The building is shown at 7,200
square feet in area. The applicant has suggested that future expansion would increase square
footage, thereby reducing the discrepancy in the ratio to outdoor storage areas. The siding
materials are expected to be a prefinished metal panel. The proposed material is a metal
painted or powder -coated finish with some texture. As noted, the current ordinance does not
allow metal exteriors without a finish resembling other allowable materials. The City has
approved prefinished metal that uses a finish that simulates masonry exteriors, such as stucco.
The City will need to identify the acceptable level of finish for the front -facing portions of this
project.
iv. Screening. Fencing is required to be provided for screening of the storage yard area from view
of the public right of way and adjacent properties. The applicant is proposing fencing around
the entire rear portion of the property, and plans to use a chain-link fence material to secure
the area. Screening is necessary, and can be accomplished in a variety of ways, including
landscaping or opaque fencing materials. The site is surrounded by other industrial property
uses. The applicant expects to refine these plans with the next stage of application, the
Development Stage PUD. The City should consider the level and intensity of "screening" that
would be required when the storage area is adjoining other industrial property.
Comprehensive Plan Guidance and Ordinance Requirements. The proposal would provide flexibility
from a number the current zoning standards within the 1-2 zoning district, including allowable
materials (both building/fagade materials and surfacing requirements) and site usage (amount of
outdoor storage area).
The current zoning ordinance language and requirements for industrial uses have evolved over
several years as the City's pursuit of industrial development has evolved in both quantity and focus in
support of the Monticello 2040 Vision + Plan. The current zoning regulations reflect two primary 2040
Plan goals for the City's industrial and economic development efforts.
First is the goal of providing an increasing and stable tax base. The Monticello 2040 Plan's Economic
Development chapter specifically cites a goal of tax base expansion for the community. This goal is
reflected in the interest to maximize investment in both the value and the size of industrial buildings.
Larger and more valuable buildings lead directly to a higher tax base and better utilize the
community's investment in street and utility infrastructure. The higher tax base also helps ensure a
reliable and predictable source of funding for municipal services for all taxpayers. Property tax base
stability is of vital interest to the City's taxpayers and overall economic vitality.
Second is the goal of utilization of industrial land for the creation and retention of employment. The
promotion of employment opportunities, and the continued growth of livable wage employment is
also specifically cited in the 2040 Plan. The initial staff report cited the following Comprehensive Plan
goals as considerations in evaluating the prior amendment request.
Goal 1: Tax Base. The code has been modified over the years to increase the requirements for
building materials in support of increasing tax base goals. The standards evolved from
permitting fully metal-clad pole (or "post-frame") buildings, to a requirement that that the
street-facing frontages include enhanced material or architectural features, to the most recent
amendment which requires all industrial buildings to be constructed of masonry-like materials
or their equivalent, such as the application of a stucco-like finish to metal post-frame buildings.
The proposed amendment would revert to the prior standard in which fully metal exteriors
were allowed with street-front enhancements.
Likewise, the City has adopted limitations on outdoor storage areas. These ordinances are
intended to maximize the use of industrial parcels for building, rather than unimproved storage
areas. As suggested above, building values are the large majority of parcel valuation. In
addition, the cost of the extension of utility and street improvements have significant cost. To
address the goal of maximizing parcel usage for tax base and employment, the City amended
what had previously been a nearly unlimited allowance for outdoor storage in the 1-2 District to
create the current standard at an area equal to that of the building coverage. This relationship
was chosen to reflect the interest in having the indoor building activity be the clear principal
use of Monticello industrial land, whereas outdoor storage is accessory— defined as incidental
to the principal use. The City, including its Industrial and Economic Development Committee,
reaffirmed these code standards as recently as one year ago.
The proposer points to other existing industrial sites in the City's industrial areas as examples
of sites that it wishes to emulate. While these sites do indeed exhibit a variety of building
materials and outdoor storage quantities and surfacing, the majority are legally non-
conforming to the current code. Further, this proposal is for development of a vacant site,
under which the opportunity exists to comply with the current code, rather than a previously
developed site in which existing conditions are a consideration.
The regulations limiting outdoor storage are directly designed to promote the most efficient
use of the remaining industrial land supply before significant financial investments are
necessary to serve new future industrial areas.
With regard to surface materials, the proposal notes that the requirement for asphalt paving is
unsuitable for the needs of the intended property use, which includes the operation of large-
tracked equipment and/or loader buckets scraping materials from the ground, resulting in
damage to asphalt-paved surfacing. This problem is acknowledged as a limitation of asphalt as
a surfacing material. Nonetheless, concrete surfacing can be applied that avoids many of these
shortcomings and meets the ordinance requirement. While it is certainly more expensive, it is
also more durable.
Goal 2: Employment. The companion goal for industrial development is the provision of job
opportunities in the City, expanding the supply and diversity of valuable employment for local
residents. The City's investments in industrial development, including infrastructure, economic
development promotion, financing, and other aspects are all based on an understanding that
these investments are yielding increases in employment.
While some outdoor storage is seen as a reasonable, but accessory, aspect of certain types of
industrial use, the greatest employment generator — and specifically for higher -wage jobs — is
expanded buildings and indoor job creators. Thus, the limitation on outdoor storage supports
both the tax -base objective and the employment objective.
Once again, it is clear that other parcels in the City's industrial zones are used and
accommodate larger outdoor storage areas, just as the applicant notes. Those users reflect
development under past code regimes, and as the industrial land supply has shrunk, the City's
interest in preserving those areas for larger buildings (and the higher employment that comes
with them) has resulted in amendments to the zoning ordinance for industrial districts which
are consistent with the City's development goals.
Summary. As noted, the Planning Commission and City Council provide comment and feedback to the
developer at the Concept Review level. City officials should identify any areas of concern that would
require amendment to avoid the potential for eventual denial, as well as any elements of the concept
that the City would find essential for eventual approval.
While the application has shifted from a series of zoning ordinance amendments to a specific PUD site
request, the principles related to the changes are similar in character and scope.
If the City believes that the prospect of future expansion is sufficient to meet the flexibility to building
materials, outdoor storage and circulation area surfacing, and outdoor storage quantity, a mechanism
for ensuring such an expansion, and any conditions related to the nature of the building and/or use,
should be identified as a part of the Concept PUD discussion. Any such terms are likely to be
instrumental in the applicant's evaluation of next steps and its application for a Development Stage
PUD approval.
SUPPORTING DATA
A. Aerial Site Image
B. Applicant Narrative
C. Certificate of Survey
D. Concept Site Plan
E. City Engineer's Comment Letter, dated December 12, 2023
F. Zoning Ordinance, Excerpts
G. Monticello Official Zoning Map
Consideration of Concept PUD for Phased Development of Industrial Services
Legal: Oakwood Industrial Park 3rd Addition, Lot 1, Block 1: PID 155-249-001010
Created by: City of Monticello
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September 5th, 2023
Big Bear Holdings Application
Amendment to Ordinance: Text Amendment or Variance Application
-The text language of the proposed text to be added, amended, or deleted in this
ordinance is within each code below, written in Red in Bold
Text Amendment / Variance Application Items:
1) Exterior architectural standards. Developer requests the use of finished steel
for the primary component of the exterior of the building. Similar to the most
recent addition to the industrial park with Monticello Plumbing & Heating, 211
Dundas Rd. An image is below. They used a tan colored - finished steel and
have an improved more architectural presence along Dundas which includes a
cultured stone base along the bottom of the building with an overhanging roof
line above the door that matches the roof to add architectural interest. We
request the same requirements acknowledging the need for an enhanced fagade
that extends five (5) feet from the principal structure with a 15% minimum in class
A products, stone / glass / brick etc. We request this as it is the most suitable to
match the surrounding buildings, this type of metal has proven itself for durability,
and provides a quality appearance with the addition of the stone, glass, and
fagade articulation, that pronounces the front of the building and the primary
entrance.
2) Off Street Loading Spaces- Drive Aisle - Outdoor Storage (combined). Both
the off street loading spaces, drive aisles, and the outdoor storage have an
improved surface of asphalt or concrete. We request that an improved medium
of class 5 or recycled asphalt be an allowed surface as the asphalt and concrete
are not suitable for the principle use of the property. The primary use is a
landscape company that will be loading and unloading via skid loaders and front
end loaders. Asphalt does not withstand well the loading and unloading of
equipment, the tight turning radius of truck and trailers that the narrow site
allows, and the loading and unloading of materials while using a machine such
as a skid loader or a yard loader. Class 5 and more recently recycled asphalt
has been used through out the Monticello industrial park for years and has
worked well for its users. It provides a compacted base that functions well that
allows the turning and loading to take place both for trucks and trailers as well as
machines without damage to any of the surface or to unnecessary wear on the
tires or tracks of the machines.
The immediate neighbor to the South, Norland Truck has nearly an acre of
outdoor storage, drive lanes, and loading/unloading areas that is composed of
class 5 which has worked very well over the years. Across the street to the east
was Dakota Supply Group, now Hoglund Body and equipment, who has 0.6
acres of gravel that allows for the loading/unloading, drive lanes, and outdoor
storage. JME two lots away has 10 acres that is primarily gravel. The medium
has worked well in reducing unnecessary repairs to the surface and strain on
vehicles & machines. We request that the front parking lot and primary drive
aisle to the street be paved with asphalt as that is a straight shot to get behind
the primary structure without turning, Then from a fenced and gated line at the
rear of the building back be recycled asphalt or class 5. This will fully screen the
improved medium from Fallon Ave and allow the developer to utilize the benefits
of this improved medium. Below is an aerial concept with the area to be
screened via a fence that would separate the class 5 / recycled asphalt medium
from the asphalt and provide full screening from Fallon Ave.
Outdoor Storage: 5,650 sf
Truck & Trailer: 4,000 sf
Drive Aisle: 5.530 sf
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3) Outdoor Storage Allowance: The outdoor storage allowance in the 1-2 district is
100% of the principal structure. We are looking at a 7,200 sf building in the front.
We request a ratio of 2 to 1. The building will be used for office, warehousing,
and equipment service / shop. The majority of the vehicles with trailers will be
parked outside. A crew cab short bed truck with a 14 ft dump trailer is 40 ft long.
Allowing some space for movement on all side of the truck we prefer 12' wide
parking spaces. Master Craft Outdoors runs 5 trucks. The additional space
would be used for the outdoor storage of materials. This extra space would allow
room for onsite movement without congestion and alleviate any accidents on site
cause by loading / unloading or movement from the shop to the yard.
Exterior Architectural Standards:
(3) In the Heavy Industrial (1-2) districts, the following building material standards shall
apply:
(a) Exterior building finishes shall not consist of galvanized or unfinished steel, or
unfinished aluminum. Exterior finishes may consist of finished steel.
*
(b) Any exterior wall adjacent to a public street must have a higher level of
aesthetics. This could be accomplished by architectural design features, increased use
of stone and/or brick across 15% of the fapade area, combination of glass and
architectural or finished metals, or a wall plane articulation across 15% of the fagade
area. Such articulation must extend at least five feet from the primary building line of the
principal building structure.
(c) Exterior building finishes shall consist of materials compatible in grade and
quality to the following:
1. Brick;
2. Natural stone;
3. Decorative rock face block or burnished block;
4. Glass;
5. Stucco or substantially similar finish product;
6. Exterior Insulated Finish systems. where said system is manufactured to
replicate the look of one of the approved building materials in this section;
7. Cast n place concrete or pre -cast concrete panels;
8. Textured finishes on metal panels to simulate stucco or other similar
treatments;
9. Commercial -grade siding made of cement board, composition board, or
other durable material, not including vinyl.
(F) Institutional requirements. All institutional uses shall adhere to the building
materials requirements spelled out for commercial districts in § 153.070(D) above.
§ 153.068 OFF-STREET LOADING SPACES.
(A) Purpose. The regulation of loading spaces in these zoning regulations is to
alleviate or prevent congestion of the public right-of-way and so to promote the safety
and general welfare of the public by establishing minimum requirements for off-street
loading and unloading from motor vehicles in accordance with the utilization of various
parcels of land or structures.
(B) Location.
(1) All required loading berths shall be off-street and located on the same lot as the
building or use to be served.
(2) The location of required loading births shall be such that circulation occurs
within the designated site or property and does not depend upon a public street or alley.
(3) All loading berth curb cuts shall be located at a minimum 50 feet from the
intersection of two or more street rights-of-way. This distance shall be measured from
the property line.
(4) No loading berth shall be located closer than 50 feet from a residential district
unless within a structure.
(5) Loading berths shall not occupy the front yard setbacks.
(6) Loading berths located at the front or at the side of buildings on a corner lot
shall only be permitted if the following conditions can be met:
(a) Loading berths shall not conflict with pedestrian movement.
(b) Loading berths shall not obstruct the view of the public right-of-way from off-
street parking access.
(c) Loading berths shall comply with all other requirements of § 153.067.
(d) All screening requirements of § 153.060(1) are met.
(7) Each loading berth shall be located with appropriate means of vehicular access
to a street or public alley in a manner which will cause the least interference with traffic.
(C) Surfacing. All loading berths and accessways shall be improved with not less
than six-inch class five base and two-inch bituminous surfacing to control the dust or
use a class five or asphalt milling base with an approved dust control program
and drainage according to a plan submitted to and subject to the approval of the
Community Development Department.
(D) Accessory use, parking and storage. Any space allocated as a required loading
berth or access drive so as to comply with the terms of these zoning regulations shall
not be used for the storage of goods, inoperable vehicles, or snow shall not be included
as part of the space requirements to meet the off-street area.
(E) Screening. All loading areas shall be screened and landscaped in compliance
with § 153.060(1), of this chapter.
(F) Size. Unless otherwise specified in these zoning regulations, the first loading
berth shall be not less than 55 feet in length, and all loading berths shall be not less
than 30 feet in length. All loading berths shall be not less than ten feet in width and 14
feet in height, exclusive of aisle and maneuvering space.
(G) Number of loading berths required. Then Limber of required off-street loading
berths shall be as follows:
(1) Manufacturing, fabrication, processing, warehousing, storing, retail sales,
schools and hotels. For such a building 5,000 to 100,000 square feet of floor area, one
loading 55 feet in length and one additional berth for each additional 100,000 square
feet or fraction thereof, plus one berth 30 feet in length for each 35,000 square feet of
floor area or fraction thereof.
(2) Auditorium, convention hall, exhibition hall, sports arena or stadium. Ten
thousand to 100,000 square feet of floor area, one loading berth; for each additional
100,000 square feet of floor area or fraction thereof, one additional loading berth.
§ 153.067 OFF-STREET PARKING.
(A) Purpose. The regulation of off-street parking spaces in these zoning regulations
is to alleviate or prevent congestion of the public right-of-way and to promote the safety
and general welfare of the public by establishing minimum requirements for off-street
parking of motor vehicles in accordance with the utilization of various parcels of land or
structures.
(B) Application of off-street parking regulation. The regulations and requirements set
forth herein shall apply to all off-street parking facilities in all of the zoning districts of the
city.
(C) Change in use or occupancy,
(1) Change in use or occupancy of land.
(a) Any change of use or occupancy of land already dedicated to a parking area,
parking spaces, or loading spaces shall not be made, nor shall any sale of land,
division, or subdivision of land be made which reduces area necessary for parking,
parking stalls, or parking requirements below the minimum prescribed by these zoning
regulations.
(b) Off-street parking spaces and loading spaces or lot area existing upon the
effective date of this chapter as denoted in § 153.004 shall not be reduced in number or
size unless said number of size exceeds the requirements set forth herein for a similar
new use.
(2) Change in use or occupancy of a building. Any change of use of occupancy of
any building or buildings, including additions thereto, requiring more parking area shall
not be permitted until there is furnished such additional parking spaces as required by
these zoning regulations.
(3) Site plan drawing necessary. In all zoning districts, all applications for a building
permit or prior to a change in use for an existing building or as required for a certificate
of occupancy in all zoning districts shall be accompanied by a site plan drawn to scale
and dimensioned indicating the location of off-street parking and loading spaces in
compliance with the requirements set forth in § 153.067.
(D) Prohibited uses related to off-street parking.
(1) Required accessory off-street parking spaces in any district shall not be utilized
for open storage, sale, or rental of goods; or storage of inoperable vehicles and/or
storage of snow.
(2) For single-family and two-family dwellings, off-street parking of passenger,
small construction, emergency or any other commercial vehicles in the rear yard is
prohibited as illustrated in Figure 4-11 and in Table 4-9.
(3) Except for temporary uses as permitted by § 153.093 and trailers parking in a
designated loading area, no vehicle may be parked and used for storage of items in any
district.
(E) Standards applicable to all uses.
(1) Location of required parking.
(a) Required accessory off-street parking shall be on the same lot under the
same ownership as the principal use being served except under the provisions of
§ 153.067(G)(3), subject to the public improvement project exception as regulated by
§ 153.106(D)(1).
(b) Except for single, two-family, townhouse dwellings and parcels in the CCD,
head -in parking directly off of and adjacent to a public street with each stall having its
own direct access to the public street shall be prohibited.
(c) Except in the case of single, two-family, and townhouse dwellings, parking
areas shall be designed so that circulation between parking bays or aisles occurs within
the designated parking lot and does not depend upon a public street or alley.
(d) Except in the case of single, two-family, and townhouse dwellings and parcels
in the CCD, parking area design which requires backing into the public street is
prohibited.
(e) All accessory off-street parking facilities required by this chapter shall be
located and restricted as follows:
1. For single-family and two-family dwellings, the part of a paved driveway
within boulevard portion of the street right-of-way shall only be used for parking in a
manner that does not block any public sidewalk or pathway.
2. In the case of single-family dwellings, parking shall be prohibited in any
portion of the rear yard. In the case where the only attached or detached garage on a
property is located in the rear yard, parking may be allowed in designated driveways
leading directly into a garage, or on one open surfaced space located on the side of a
driveway away from the principal use as shown in Table 4-9 and Figure 4-11. Said extra
space shall be surfaced as required by Table 4-9 and Figure 4-11.
3. In the case of single-family dwellings, parking in the side yard shall be
allowed on a surfaced space as shown in Table 4-9 and Figure 4-11.
(f) All parking must occur on a paved improved surface except as may be
permitted by this chapter.
(27) Outdoor storage.
(a) In all zoning districts, all materials and equipment, except as specifically
denoted in this chapter, shall be stored within a building or fully screened so as not to
be visible frorn adjoining properties except for the following:
1. Clothes line pole and wire.
2. Recreational equipment and vehicles, subject to off-street parking
regulations in § 153.067.
3. Construction and landscaping material currently being used on the premises.
4. Off-street parking of passenger vehicles, emergency vehicles and small
commercial vehicles in residential areas, unless otherwise required to be screened
according to § '153.067.
5. Propane tanks, fuel oil tanks, and other similar residential heating
fuel storage tanks which do not exceed 1,000 gallons in capacity and shall not be
located within five feet of any property line.
6. Wood piles in which wood is stored for fuel provided that not more than ten
cords shall be stored on any property. A cord shall be four -feet by four -feet by eight -
feet.
7. All wood piles shall be five feet or more from the rear and side yard property
lines and shall be stored behind the appropriate setback line in front yards.
8. Solar energy systems.
9. Wind energy conversion systems.
(b) In the 1-1 and 1-2 districts, the following shall apply:
1. When abutting a zoning district or use other than industrial,
the outdoor storage use shall require authorization through a conditional use permit
following the provisions of § 153.028(D).
2. The storage area shall be located within the rear yard, except that
an outdoor storage area may also include that area between the front building line and
the rear yard along the interior lot side. Storage may not be located beyond the side
building line on the street side of a corner lot. On a double -fronting
lot, outdoor storage may be located in the side yard only.
3. In the 1-1 District, outdoor storage shall be limited to 50% of the gross square
footage of the principal building. Storage may be increased up to 100% of the gross
square footage of the principal building by conditional use permit.
4. In the 1-2 District, outdoor storage shall be limited to an area not to exceed
200% of the gross square footage of the principal building.
5. In the 1-1 District, outdoor storage areas shall meet the minimum building
setback from all side and rear property lines per the requirements of this chapter and
when adjacent to zoning districts or uses other than industrial, shall be located a
minimum of 50 feet from the adjacent property line.
6. In the 1-2 District, outdoor storage shall be setback ten feet from all side and
rear property lines and when adjacent to zoning districts or uses other than industrial,
shall be located a minimum of 50 feet from the adjacent property line.
7. The area is fenced and screened from view of neighboring uses and from
the public right-of-way in compliance with this section.
a. In the 1-1 district, screening shall consist of masonry walls or fencing
constructed of wood or vinyl and shall provide for 100% opacity. Such fences or walls
shall meet all other requirements of § 153.062.
b. In the 1-2 District, metal fences may be permitted when the materials have
been recycled and reprocessed to resemble new building materials and are designed
for use as a fencing material, and when such materials are designed to resemble
allowed materials as listed in § 153.062(J)(1).
c. Additional landscaping of one evergreen tree per six feet of linear fenceline
is required to be planted along the exterior of outdoor storage area in conformance with
§ 153.060. Trees may be staggered along fenceline.
d. Fences and walls shall not exceed 15 feet in height as measured from the
existing grade to the top of the fence panel.
e. Height of storage may not exceed the screening wall or fence, or the
height of required landscaping.
8. Outdoor storage shall be allowed only on improved surface of Class 5,
Recycled Asphalt, asphalt or concrete.
CERTIFICATE OF SURVEY & PRELIMINARY PLAT
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C3M
to MonCITYticello
December 12, 2023
Re: Mastercraft Concept
City Project # 2023-46
OFFICE: 763-295-2711 FAX: 763-295-4404
505 Walnut Street Suite 11 Monticello, MN 55362
The Engineering Department has reviewed the Concept Plan A as prepared by Bogart Pederson and
offers the following comments:
General Comments
1. An NPDES/SDS Construction Storm Water General Permit (CSWGP) and SWPPP shall be
provided with the grading permit or with the building permit application for review prior
to any construction if 1 acre or more will be disturbed.
2. Follow city Design manual for stormwater design, if 1 acre or more of new or fully
reconstructed impervious is created a stormwater report will be required.
3. A utility plan shall be provided showing the existing and proposed sanitary sewer,
watermain and storm sewer serving the site at time when building plans are available.
4. The building department will review required fire hydrant location(s) and emergency
vehicle access/circulation. Fire truck circulation will need to accommodate the City's
ladder truck, provide an exhibit showing turning movements when building plans are
available.
5. Streets, parking lots, and utilities shall be designed in accordance with the applicable
City Subdivision Ordinances and the City's General Specifications and Standard Details
Plates for Street and Utility Construction.
6. A more detailed review of the development plans will be completed when the applicant
submits complete civil plans and a stormwater management report for each individual
site.
7. Show all easements on construction plan set.
There does not appear to be any utility stubs to the site. Lot owner would need to
connect to existing utilities on East side of Fallon Ave.
It should be noted that future assessments are proposed for street and utility
improvements along Fallon Ave in accordance with the City's assessment policy.
The City is not responsible for errors and omissions on the submitted plans. The owner, developer, and
engineer of record are fully responsible for changes or modifications required during construction to
meet the City's standards.
Please have the applicant provide a written response addressing the comments above. Please contact
the Engineering Department with any questions.
Sincerely,
Ryan Melhouse
Project Engineer
www.ci.monticello.mn.us
Standards, located within the perimeter buffer area may be preserved and credited toward the perimeter buffer standards.
(1) Standards for required screening.
(1) General requirements. In addition to the other forms of required landscaping, screening shall be required to conceal
specific areas of high visual or auditory impact or hazardous areas from off-site views. Such areas shall be screened at all
times, unless otherwise specified, regardless of adjacent uses, districts, or other proximate landscaping material.
(2) Items to be screened. The following areas shall be screened in accordance with this section:
(a) Anything specifically called out by this chapter as requiring screening.
(b) Large trash handling and recycling collection areas (e.g., dumpsters and cardboard recycling containers).
(c) All loading and service areas shall be screened and landscaped from abutting and surrounding residential uses
and public rights-of-way.
(d) Allowed outdoor storage areas adjacent to a public right-of-way.
(e) New construction, demolition, or other site conditions that could be unsafe for pedestrians or vehicles.
(3) Screening methods. The following items are permitted for use as screening materials, and more than one method
may be used on a lot or site.
(a) Vegetative materials that can provide a 90% opacity -year round screen and which are the minimum height
necessary to screen the facility from offsite views; or
(b) An opaque fence or wall meeting the following requirements:
1. The fence or wall shall be consistent with the standards in §153.062, Fences and Walls.
2. The fence or wall shall be constructed of masonry, brick, wood, masonry free vinyl or steel constructed to be
similar in appearance to materials commonly sold as fence material.
3. The fence or wall shall provide a solid screening effect and not exceed the maximum height allowed for fences or
walls in the underlying zoning district, or be less than six feet in height.
4. The design and materials used in constructing a required screening fence shall be subject to the approval of the
Community Development Department.
(c) Alternative screening materials that are not listed above or alternative configurations may be proposed as part of
an alternative landscaping plan [see § 153.060(E)], if the alternative materials or configuration provide an equivalent or
superior screening function.
(4) Configuration of vegetative materials. In cases where vegetative materials are used for screening in accordance
with this division, the vegetative materials shall:
(a) Be planted around the perimeter of the site feature to be screened in a manner that screens the site feature from
all off-site views;
(b) Be configured in two staggered rows or other arrangement that provides maximum screening;
(c) Be upright, large evergreen shrubs and capable of reaching at least six feet in height within three years of
planting; and
(d) Be spaced no farther than three feet on -center.
(5) Rooftop screening.
(a) General roof penetrations. All roof vents, pipes and/or other roof penetrations (except chimneys), shall be fully
screened, located on the rear elevations, or be otherwise configured to the maximum extent practicable to have a minimal
visual impact as seen from a public street.
(b) Exceptions. Rooftop screening standards shall not apply to 1-1 or 1-2 zoned properties.
(c) Roof -based mechanical equipment.
1. Parapet walls or other techniques included as an integral part of the building design shall be used to totally
screen any roof -based mechanical equipment from public rights-of-way or adjacent lands.
2. In cases where roof -based mechanical equipment are too tall to be screened by a parapet wall, or if changes in
the surrounding grade make rooftops with parapets visible from public rights-of-way or adjacent lands, a rooftop screening
system shall be used for screening (see Figure 4-4).
shall not exceed the maximum height that would apply to a fence or wall alone (see also § 153.042(D)(2)(b), Corner
visibility, for additional restrictions on fence placement).
(b) Major utilities, wireless communications, government facilities, and other public safety uses. Fences and walls in
front, side, and rear yards of major utilities, wireless communication towers, government facilities, and other public safety
uses shall not exceed eight feet.
(3) Industrial districts.
(a) Industrial and Business Campus District.
1. Fences and walls shall not be permitted in front yards;
2. Fences shall adhere to the following yard -based requirements:
a. In all side yards, a fence shall not exceed seven feet in height.
b. In all rear yards, a fence shall not exceed 15 feet in height provided a building permit is obtained for any
additional height over seven feet.
3. In no event shall a fence exceed seven feet in height if the fence is located within 20 feet of a public right-of-way.
(b) 1-1 and I-2 Districts.
1. Fences and walls shall not be permitted in front yards;
2. Fences shall adhere to the following yard -based requirements:
a. In all side and rear yards, a fence shall not exceed 15 feet in height provided a building permit is obtained for
any additional height over seven feet.
3. In no event shall a fence exceed seven feet in height if the fence is located within20 feet of a public right-of-way.
(4) Vacant property. Vacant property may be fenced if the fence does not exceed four feet in residential districts and
eight feet in business or industrial districts, the fencing maintains a minimum transparency of 50%, and the purpose of the
fencing is to discourage unauthorized dumping or unauthorized parking on the property. Fencing of the vacant property shall
not be construed to allow use of the property for outdoor storage.
(E) Exemption for security plan. A property owner or tenant or a representative of a public agency responsible for a
government facility, public safety use, or other use in need of heightened security may submit to the Community
Development Department a site security plan proposing fences or walls taller than those permitted by this section or
proposing the use of barbed or concertina wire atop a fence or wall for security reasons. The Community Development
Department may approve or approve with conditions the site security plan and its proposed exemption of fences or walls
from the standards of this section, upon finding:
(1) Taller fence or wall needed for safety or security reasons.The condition, location, or use of the property, or the
history of activity in the area, indicates the land or any materials stored or used on it are in significantly greater danger of
theft or damage than surrounding land, or represent a significant hazard to public safety without a taller fence or the use of
barbed or concertina wire atop a fence or wall; and
(2) Not have security, functioning appearance of adjacent properties. The proposed taller fences or walls or use of
barbed or concertina wire will not have a significant adverse effect on the security, functioning, appearance, or value of
adjacent properties or the surrounding area as a whole.
(F) Perimeter fences and walls abutting public rights-of-way.
(1) Fences or walls located within 15 feet of a street or public right-of-way shall:
(a) Be of a uniform style;
(b) Be located outside the public right-of-way;
(c) Include breaks, offsets, access points, or other design details in the wall plane at least every 200 feet.
(G) Prohibited fences. Fences or walls made of debris, junk, rolled plastic, sheet metal, plywood, wooden landscape
lattice or waste materials are prohibited in all zoning districts unless such materials have been recycled and reprocessed for
marketing to the general public as building materials that resemble new building materials and are designed for use as a
fencing material (e.g., picket fencing made from recycled plastic and fiber). No metal "t" posts shall be permitted.
(H) Chain link fencing. Chain link fencing shall be allowed, subject to the following standards:
(1) All districts. In all districts, chain link fences must have a top rail, and barbed ends must be placed at the bottom of
the fence.
(2) Residential districts. Chain link fencing is permitted on lots within residential zoning districts provided it does not
include opaque slats, and does not exceed a height of four feet in the front yard and does not exceed five feet in the side
and rear yard.
(3) Business districts. Chain link fencing shall not be allowed on lots within a business zoning district unless expressly
authorized through approval of a security plan under the provisions of § 153.062(E).
(4) Industrial districts. Chain link fencing shall be allowed on lots within industrial zoning districts provided it does not
include opaque slats and is coated with black or dark green vinyl.
(1) Barbed or razor wire. Barbed or razor wire is prohibited except as expressly authorized through approval of
conditional use permit relating to of a security plan under the provisions of § 153.062(E).
(J) Appearance.
(1) Customary materials. Fences and walls shall be constructed of any combination of treated wood posts and
vertically-oriented planks; maintenance free vinyl, rot -resistant wood; wrought iron; decorative metal materials; brick; stone;
or masonry materials. Where wood, masonry, or other opaque materials are specified for particular types of screening or
buffering fences or walls, all other fence materials are prohibited.
(a) In residential districts, metal materials of 14 -gauge or better, when treated with factory -applied weather resistant
coating or galvanized, and framed at top and bottom with materials as listed in division (J)(1) above are permitted.
(b) Metal or vinyl fence used for garden areas in residential areas may not exceed 24 inches in height.
(c) In the 1-2 District, metal fences may be permitted when the materials have been recycled and reprocessed to
resemble new building materials and are designed for use as a fencing material, and when such materials are designed to
resemble allowed materials as listed in section (J)(1) above.
(2) Finished side to outside. Wherever a fence or wall is installed, if one side of the fence or wall appears more
"finished" than the other (e.g., one side has visible support framing and the other does not), then the more "finished" side of
the fence shall face the perimeter of the lot rather than the interior of the lot.
(3) Compatibility of materials along a single lot side. All fencing or wall segments located along a single lot side shall be
composed of a uniform style and colors compatible with other parts of the fence and with the associated buildings.
(4) Landscape screening. All fences and walls exceeding four feet in height and located within 15 feet of a public street
right-of-way in commercial and industrial districts, or as otherwise required by this chapter, shall be supplemented with
landscape screening in accordance with the following standards to soften the visual impact of the fence or wall.
(a) Shrubs required. One evergreen shrub shall be installed for every fifteen linear feet of fence or wall, on the side of
the fence or wall facing the public street right-of-way. Shrubs shall meet the size standards of § 153.060(C)(2) Planting
Standards, and may be installed in a staggered, clustered, grouped, or linear fashion.
(b) Substitution of understory trees. One understory or ornamental tree may be substituted for every three evergreen
shrubs provided that the tree meets the size standards of § 153.060(C)(2) Planting Standards.
(c) Integration with other required landscaping. Required landscape screening for fences or walls maybe integrated
into the landscaping required for vehicular use area screening or perimeter buffers, provided the standards in § 153.060
Landscaping and Screening Standards, are maintained.
(5) Maintenance required. Every fence or wall must be maintained in a condition of reasonable repair and shall not be
allowed to become and remain in a condition of disrepair or danger or constitute a nuisance. Fences or walls in a state of
disrepair may be removed by the city as provided by Minnesota Statutes. The cost of removing fences may be levied against
the property as a special assessment.
(Ord. 799, passed 2-27-2023)
§ 153.067 OFF-STREET PARKING.
(A) Purpose. The regulation of off-street parking spaces in these zoning regulations is to alleviate or prevent congestion
of the public right-of-way and to promote the safety and general welfare of the public by establishing minimum requirements
for off-street parking of motor vehicles in accordance with the utilization of various parcels of land or structures.
(B) Application of off-street parking regulation. The regulations and requirements set forth herein shall apply to all off-
street parking facilities in all of the zoning districts of the city.
(C) Change in use or occupancy.
(1) Change in use or occupancy of land.
(a) Any change of use or occupancy of land already dedicated to a parking area, parking spaces, or loading spaces
shall not be made, nor shall any sale of land, division, or subdivision of land be made which reduces area necessary for
parking, parking stalls, or parking requirements below the minimum prescribed by these zoning regulations.
(b) Off-street parking spaces and loading spaces or lot area existing upon the effective date of this chapter as
denoted in § 153.004 shall not be reduced in number or size unless said number of size exceeds the requirements set forth
herein for a similar new use.
(2) Change in use or occupancy of a building.Any change of use of occupancy of any building or buildings, including
additions thereto, requiring more parking area shall not be permitted until there is furnished such additional parking spaces
as required by these zoning regulations.
(3) Site plan drawing necessary. In all zoning districts, all applications for a building permit or prior to a change in use
for an existing building or as required for a certificate of occupancy in all zoning districts shall be accompanied by a site plan
drawn to scale and dimensioned indicating the location of off-street parking and loading spaces in compliance with the
requirements set forth in § 153.067.
(D) Prohibited uses related to off-street parking.
(1) Required accessory off-street parking spaces in any district shall not be utilized for open storage, sale, or rental of
goods; or storage of inoperable vehicles and/or storage of snow.
(2) For single-family and two-family dwellings, off-street parking of passenger, small construction, emergency or any
other commercial vehicles in the rear yard is prohibited as illustrated in Figure 4-11 and in Table 4-9.
(3) Except for temporary uses as permitted by § 153.093 and trailers parking in a designated loading area, no vehicle
may be parked and used for storage of items in any district.
(E) Standards applicable to all uses.
(1) Location of required parking.
(a) Required accessory off-street parking shall be on the same lot under the same ownership as the principal use
being served except under the provisions of § 153.067(G)(3), subject to the public improvement project exception as
regulated by § 153.106(D)(1).
(b) Except for single, two-family, townhouse dwellings and parcels in the CCD, head -in parking directly off of and
adjacent to a public street with each stall having its own direct access to the public street shall be prohibited.
(c) Except in the case of single, two-family, and townhouse dwellings, parking areas shall be designed so that
circulation between parking bays or aisles occurs within the designated parking lot and does not depend upon a public street
or alley.
(d) Except in the case of single, two-family, and townhouse dwellings and parcels in the CCD, parking area design
which requires backing into the public street is prohibited.
(e) All accessory off-street parking facilities required by this chapter shall be located and restricted as follows:
1. For single-family and two-family dwellings, the part of a paved driveway within boulevard portion of the street
right-of-way shall only be used for parking in a manner that does not block any public sidewalk or pathway.
2. In the case of single-family dwellings, parking shall be prohibited in any portion of the rear yard. In the case
where the only attached or detached garage on a property is located in the rear yard, parking may be allowed in designated
driveways leading directly into a garage, or on one open surfaced space located on the side of a driveway away from the
principal use as shown in Table 4-9 and Figure 4-11. Said extra space shall be surfaced as required byTable 4-9 and Figure
4-11.
3. In the case of single-family dwellings, parking in the side yard shall be allowed on a surfaced space as shown in
Table 4-9 and Figure 4-11.
(f) All parking must occur on a paved surface except as may be permitted by this chapter.
(2) Vehicular use area design.
(a) Curb cuts and access.
1. Each property shall be allowed one curb cut access per 125 feet of street frontage. All property shall be entitled
to at least one curb cut.
2. The maximum driveway width at the property line shall not exceed 30 feet and shall taper to a width not to
exceed 28 feet at the public street.
3. Within all districts, a five foot radius curb may be constructed at the public street in addition to the maximum
driveway width allowed.
4. Driveway access curb openings on a public street except for single, two-family, and townhouse dwellings shall
not be located less than 40 feet from one another.
5. No curb cut access shall be located less than 40 feet from the intersection of two or more street rights-of-way.
This distance shall be measured from the intersection of lot lines.
6. All driveway access openings shall require a culvert unless the lot is served by storm sewer or is determined
unnecessary by the Community Development Department. Size of culvert shall be determined by the Community
Development Department but shall be a minimum of 15 inches in diameter.
7. Except for single, two-family, and townhouse residential development (and as otherwise noted in this chapter), all
open vehicular use areas shall have a perimeter concrete curb barrier around the entire parking lot, said curb barrier shall
not be closer than six feet to any lot line as measured from the lot line to the face of the curb.
(b) Stall, aisle, and driveway design.
1. Each parking space shall be not less than nine feet wide and 20 feet in length exclusive of access aisles, and
each space shall be served adequately by access aisles. EXCEPTION: Where desired, up to 25% of the parking spaces
may be not less than seven and one-half feet in width and not less than 16 feet in length when served adequately by access
aisles to accommodate compact car parking and should be marked as such.
2. Except in the case of single-family, two-family, and townhouse dwellings, parking areas and their aisles shall be
developed in compliance with the following standards:
TABLE 4-6: PARKING STALL AND AISLE STANDARDS
Angle
Wall to Minimum
Wall to Interlock
Minimum
Interlock to Interlock
Minimum
30
48.6'
44.5'
40.3'
45
56.8'
53.4'
50.0'
60
62.0'
59.7'
57.4'
90
64.0'
64.0'
64.0'
Parallel Parking: 22 feet
in length
W.114. UU.Jh
(c) Surfacing.
lnxwrFgr^ to JAiil Abbii
1. Except in the case of single-family and two-family dwellings, driveways and stalls shall be surfaced with six inch
class five base and two inch bituminous topping or concrete equivalent. Drainage plans shall be reviewed and subject to
approval by the Community Development Department. The Community Development Department staff may waive this
requirement if it is determined that the drainage plans do not merit further study. Community Development Department
determination in this regard shall be based on the size of parking surface area, simplicity of design plan, and
proximity/accessibility to existing storm sewer facilities.
2. The grade elevation of any parking area shall not exceed 5%.
(d) Striping. Except for single, two-family, and townhouses, all parking stalls shall be marked with white painted lines
not less than four inches wide.
(e) Lighting. Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect the light away
from adjoining property, abutting residential uses, and public rights-of-way and be in compliance with § 153.063.
(f) Landscaping and screening. All open, non-residential, off-street parking areas of five or more spaces shall be
screened and landscaped from abutting or surrounding residential districts in compliance with § 153.060(F).
1. Interior vehicular use area landscaping —see §153.060(F)(2).
2. Perimeter vehicular use area landscaping —see §153.060(F)(3).
3. Perimeter buffers — see § 153.060(G).
(g) Signs. No sign shall be so located as to restrict the sight lines and orderly operation and traffic movement within
any parking lot.
(d) A shared parking/access and maintenance agreement is provided by the parking owners and recorded against all
subject properties.
(e) A properly drawn legal instrument executed by the parties concerned for joint use of off-street parking facilities,
duly approved as to form and manner of execution by the City Attorney, shall be filed with the City Administrator and
recorded with the County Recorder.
(Ord. 799, passed 2-27-2023)
§ 153.068 OFF-STREET LOADING SPACES.
(A) Purpose. The regulation of loading spaces in these zoning regulations is to alleviate or prevent congestion of the
public right-of-way and so to promote the safety and general welfare of the public by establishing minimum requirements for
off-street loading and unloading from motor vehicles in accordance with the utilization of various parcels of land or
structures.
(B) Location.
(1) All required loading berths shall be off-street and located on the same lot as the building or use to be served.
(2) The location of required loading births shall be such that circulation occurs within the designated site or property
and does not depend upon a public street or alley.
(3) All loading berth curb cuts shall be located at a minimum 50 feet from the intersection of two or more street rights-of-
way. This distance shall be measured from the property line.
(4) No loading berth shall be located closer than 50 feet from a residential district unless within a structure.
(5) Loading berths shall not occupy the front yard setbacks.
(6) Loading berths located at the front or at the side of buildings on a corner lot shall only be permitted if the following
conditions can be met:
(a) Loading berths shall not conflict with pedestrian movement.
(b) Loading berths shall not obstruct the view of the public right-of-way from off-street parking access.
(c) Loading berths shall comply with all other requirements of §153.067.
(d) All screening requirements of §153.060(l) are met.
(7) Each loading berth shall be located with appropriate means of vehicular access to a street or public alley in a
manner which will cause the least interference with traffic.
(C) Surfacing. All loading berths and accessways shall be improved with not less than six-inch class five base and two-
inch bituminous surfacing to control the dust and drainage according to a plan submitted to and subject to the approval of
the Community Development Department.
(D) Accessory use, parking and storage. Any space allocated as a required loading berth or access drive so as to comply
with the terms of these zoning regulations shall not be used for the storage of goods, inoperable vehicles, or snow shall not
be included as part of the space requirements to meet the off-street area.
(E) Screening. All loading areas shall be screened and landscaped in compliance with §153.060(1), of this chapter.
(F) Size. Unless otherwise specified in these zoning regulations, the first loading berth shall be not less than 55 feet in
length, and all loading berths shall be not less than 30 feet in length. All loading berths shall be not less than ten feet in width
and 14 feet in height, exclusive of aisle and maneuvering space.
(G) Number of loading berths required. The number of required off-street loading berths shall be as follows:
(1) Manufacturing, fabrication, processing, warehousing, storing, retail sales, schools and hotels. For such a building
5,000 to 100,000 square feet of floor area, one loading 55 feet in length and one additional berth for each additional 100,000
square feet or fraction thereof, plus one berth 30 feet in length for each 35,000 square feet of floor area or fraction thereof.
(2) Auditorium, convention hall, exhibition hall, sports arena or stadium.Ten thousand to 100,000 square feet of floor
area, one loading berth; for each additional 100,000 square feet of floor area or fraction thereof, one additional loading berth.
§ 153.070 BUILDING MATERIALS.
(A) Purpose. The purpose of these regulations is to enhance the quality and longevity of buildings in all zoning districts of
the city, and to protect citizen investments in property value by ensuring complementary building style, construction, and
appearance.
(B) General requirements.
(1) Consistency required. In all districts, all buildings shall be finished on all sides with consistent architectural quality,
materials, and design.
(6) Building materials and design for the CCD District. All buildings within the CCD shall meet the materials and design
standards of the Comprehensive Plan as defined by the Downtown Monticello Small Area Plan Amendment, the
requirements of the CCD District, as well as the standards in § 153.070 for Business District requirements. In the case of a
conflict between these standards, the stricter of the standards shall be applied.
(E) Industrial requirements.
(1) In the Industrial and Business Campus District (IBC), the following building materials and standards shall apply:
(a) Buildings shall maintain a high standard of architectural and aesthetic compatibility with conforming surrounding
properties to ensure that they will not adversely impact the property values of the abutting properties and shall have a
positive impact on the public health, safety, and general welfare, insofar as practicable.
(b) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum.
(c) Exterior building finishes shall consist of materials compatible in grade and quality to the following:
1. Brick;
2. Natural stone;
3. Decorative rock face block or burnished block;
4. Wood, provided that the surfaces are finished for exterior use and wood of proven exterior durability is used,
such as cedar, redwood, or cypress;
5. Glass;
6. Stucco or substantially similar finish product;
7. Exterior insulated finish systems, where said system is manufactured to replicate the look of one of the approved
building materials in this section;
8. Cast in place concrete or pre -cast concrete panels.
(d) Metal exterior finishes shall be permitted only where coordinated into the overall architectural design of the
structure, such as in window and door frames, mansard roofs or parapets, and other similar features, and in no case shall
constitute more than 15% of the total exterior finish of the building.
(e) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by
architectural design features. increased use of stone and/or brick across 15% of the facade area, combination of glass and
architectural metals, or a wall plane articulation across 15% of the facade area. Such articulation must extend at least five
feet from the primary building line of the principal building structure.
(2) In the Light Industrial District (1-1), the following building material standards shall apply:
(a) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum.
(b) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by
architectural design features, increased use of stone and/or brick across 25% of the facade area, combination of glass and
architectural metals, or a wall plane articulation across 25% of the fagade area. Such articulation must extend at least five
feet from the primary building line of the principal building structure.
(c) Exterior building finishes shall consist of materials compatible in grade and quality to the following:
1. Brick;
2. Natural stone;
3. Decorative rock face block or burnished block;
4. Glass;
5. Stucco or substantially similar finish product;
6. Exterior insulated finish systems. where said system is manufactured to replicate the look of one of the approved
building materials in this section;
7. Cast in place concrete or pre -cast concrete panels;
8. Textured finishes on metal panels to simulate stucco or other similar treatments;
9. Commercial -grade siding made of cement board. composition board, or other durable material. not including
vinyl.
(3) In the Heavy Industrial (1-2) districts, the following building material standards shall apply:
(a) Exterior building finishes shall not consist of galvanized or unfinished steel, or unfinished aluminum.
(b) Any exterior wall adjacent to a public street must have a higher level of aesthetics. This could be accomplished by
architectural design features, increased use of stone and/or brick across 15% of the fagade area, combination of glass and
architectural metals, or a wall plane articulation across 15% of the fagade area. Such articulation must extend at least five
feet from the primary building line of the principal building structure.
(c) Exterior building finishes shall consist of materials compatible in grade and quality to the following:
1. Brick;
2. Natural stone;
3. Decorative rock face block or burnished block;
4. Glass;
5. Stucco or substantially similar finish product;
6. Exterior Insulated Finish systems. where said system is manufactured to replicate the look of one of the
approved building materials in this section;
7. Cast n place concrete or pre -cast concrete panels;
8. Textured finishes on metal panels to simulate stucco or other similar treatments;
9. Commercial -grade siding made of cement board, composition board, or other durable material, not including
vinyl.
(F) Institutional requirements. All institutional uses shall adhere to the building materials requirements spelled out for
commercial districts in § 153.070(D) above.
(Ord. 791, passed 11-14-2022; Ord. 799, passed 2-27-2023)
§ 153.092 ACCESSORY USE STANDARDS.
(A) Purpose. This section authorizes the establishment of accessory uses that are incidental and customarily subordinate
to principal uses. The purpose of this section is to allow a broad range of accessory uses, so long as such uses are located
on the same site as the principal use, and so long as they comply with the standards set forth in this section in order to
reduce potentially adverse impacts on surrounding lands.
(B) General standards and limitations for accessory uses and structures.
(1) Compliance with chapter requirements. All accessory uses and accessory structures shall conform to all applicable
requirements of this chapter. The provisions of this section establish additional standards and restrictions for particular
accessory uses and structures.
(2) General standards. All accessory uses and accessory structures shall meet the following standards:
(a) Directly serve the principal use or structure;
(b) Be customarily accessory and clearly incidental and subordinate to the principal use and structure;
(c) Be subordinate in area, extent, and purpose to the principal use or structure;
(d) Be owned or operated by the same person as the principal use or structure;
(e) Be located on the same lot as the principal use or structure, subject to the public improvement project exception
as regulated by § 153.106(D)(1);
(f) Not be constructed or established prior to the time the principal use or structure is constructed or established,
subject to the public improvement project exception as regulated by § 153.106(D)(1);
(g) Together with the principal use or structure, not violate any standards of this chapter;
(h) Not be located within platted or recorded easements or over underground public utilities without an encroachment
agreement issued by the Community Development Department;
(i) An accessory building shall be considered an integral part of the principal building if it is connected to the principal
within a building or fully screened so as not to be visible from adjoining properties except for the following:
1. Clothes line pole and wire.
2. Recreational equipment and vehicles, subject to off-street parking regulations in §153.067.
3. Construction and landscaping material currently being used on the premises.
4. Off-street parking of passenger vehicles, emergency vehicles and small commercial vehicles in residential areas,
unless otherwise required to be screened according to § 153.067.
5. Propane tanks, fuel oil tanks, and other similar residential heating fuel storage tanks which do not exceed 1,000
gallons in capacity and shall not be located within five feet of any property line.
6. Wood piles in which wood is stored for fuel provided that not more than ten cords shall be stored on any
property. A cord shall be four -feet by four -feet by eight -feet.
7. All wood piles shall be five feet or more from the rear and side yard property lines and shall be stored behind the
appropriate setback line in front yards.
8. Solar energy systems.
9. Wind energy conversion systems.
(b) In the 1-1 and 1-2 districts, the following shall apply:
1. When abutting a zoning district or use other than industrial, the outdoor storage use shall require authorization
through a conditional use permit following the provisions of § 153.028(D).
2. The storage area shall be located within the rear yard, except that an outdoor storage area may also include that
area between the front building line and the rear yard along the interior lot side. Storage may not be located beyond the side
building line on the street side of a corner lot. On a double -fronting lot, outdoor storage may be located in the side yard only.
3. In the 1-1 District, outdoor storage shall be limited to 50% of the gross square footage of the principal building.
Storage may be increased up to 100% of the gross square footage of the principal building by conditional use permit.
4. In the 1-2 District, outdoor storage shall be limited to an area not to exceed the gross square footage of the
principal building.
5. In the 1-1 District, outdoor storage areas shall meet the minimum building setback from all side and rear property
lines per the requirements of this chapter and when adjacent to zoning districts or uses other than industrial, shall be
located a minimum of 50 feet from the adjacent property line.
6. In the 1-2 District, outdoor storage shall be setback ten feet from all side and rear property lines and when
adjacent to zoning districts or uses other than industrial, shall be located a minimum of 50 feet from the adjacent property
line.
7. The area is fenced and screened from view of neighboring uses and from the public right-of-way in compliance
with this section.
a. In the 1-1 district, screening shall consist of masonry walls or fencing constructed of wood or vinyl and shall
provide for 100% opacity. Such fences or walls shall meet all other requirements of § 153.062.
b. In the 1-2 District, metal fences may be permitted when the materials have been recycled and reprocessed to
resemble new building materials and are designed for use as a fencing material, and when such materials are designed to
resemble allowed materials as listed in § 153.062(J)(1).
c. Additional landscaping of one evergreen tree per six feet of linear fenceline is required to be planted along the
exterior of outdoor storage area in conformance with § 153.060. Trees may be staggered along fenceline.
d. Fences and walls shall not exceed 15 feet in height as measured from the existing grade to the top of the fence
panel
e. Height of storage may not exceed the screening wall or fence, or the height of required landscaping.
8. Outdoor storage shall be allowed only on improved surface of asphalt or concrete.
9. Storage in shipping containers shall be prohibited unless such storage occurs within the screened outdoor
storage area.
10. There shall be no storage of hazardous waste, as defined by the Minnesota Pollution Control Agency.
11. Exterior storage areas shall comply with all applicable fire codes and no portion of the outdoor storage shall
block access to hydrants, fire sprinklers, or other fire -fighting equipment.
12. Noise shall be controlled consistent with the standards of this chapter.
13. All lighting shall be in compliance with §153.063.