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Planning Commission Agenda 09-02-2008~~ ~J Commissioners: Council Liaison: Staff: 1. Call to order. • AGENDA MONTICELLO PLANNING COMMISSION Tuesday, September 2nd, 2008 6:00 PM Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and Barry Voight Susie Wojchouski Angela Schumann, Gary Anderson, Steve Grittman - NAC 2. Consideration to approve the minutes of August 5th, 2008. 3. Consideration of adding items to the agenda. 4. Citizen comments. Public Hearing -Consideration of a request for Amendment to Conditional Use Permit for Planned Unit Development for an expansion of services for a Senior Housing Project in a Performance Zone Mixed (PZM) District. Applicant: Presbyterian Homes/Mississippi Shores 6. Public Hearing -Consideration of a request for Conditional Use Permit for aDrive-Through Facility, Joint Parking and Joint Access, and a request for Final Plat for Riverview Square Second Addition. Applicant: Broadway Market Investors, LLC Public Hearing -Consideration of a request for Preliminary and Final Plat for Monticello Commerce Center Eighth Addition and a Request for Rezoning from I-IA (Light Industrial) and B-2 (Limited Business) to B-4 (Regional Business). Applicant: I & S Group, Inc. 8. Sign Ordinance Amendment Update 9. Transportation Plan Update 10. Adjourn. ~' MINUTES MONTICELLO PLANNING COMMISSION Tuesday, August 5th, 2008 6:00 PM Commissioners Present: 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 declared a quorum of the Comrission. 2. Consideration to approve the minutes of June 3rd, 2008 and July 1 S`, 2008. 3. Consideration of adding items to the a eg nda. Commissioner Dragsten requested an update on the commercial vehicle amendment recently considered by the Planning Commission. 4. Citizen comments. NONE. 5. Public Hearing -Consideration of a request for Conditional Use Permit for Comprehensive Sian Plan for amulti-tenant retail facility in the Central Community District (CCD~. Applicant: Scenic Sian Planner Grittman presented the staff report for the item. The request is for a Conditional Use Permit for a comprehensive sign plan for amulti-tenant retail facility. Providing background for the request, Grittman indicated that Liberty Tax had constructed a sign on the retail building. Upon review, there was some concern at the time that a variance was needed. After further research, it was determined that this retail center does meet the zoning ordinance definition of a shopping center. As a result, the sign placed fits within the scope of allowable uses under a Conditional Use Permit. Grittman stated that the sign itself is relatively small, and has been installed. The sign is approximately 2' x 13'. The sign therefore meets sign criteria and all signage on the building meets code requirements. It was noted that the building was developed before the current sign code was in place, which is why there is not currently a CUP in place. Grittman stated that staff is recommending approval of the CUP. Spartz inquired what sign the conditional use permit would apply to. Grittman responded that the CUP is for the whole building. The Liberty Tax sign precipitated the request. Schumann noted that Scenic Sign had gone through DAT and through miscommunication, Scenic Sign believed that they had the necessary approvals needed to place the sign, which is why the sign has already been installed. Grittman noted that the property owner can continue to add signage as long as they meet the 208 square foot maximum requirement. In that case, if the CUP is approved, the property owner would just need a sign permit. They do not have to come back through the public hearing process. Hilgart asked if a building is required to have a CUP at all times for signage. Grittman replied that if it is amulti-tenant facility, and meets definition of a shopping center, then it would need a CUP. Otherwise, they would be allowed only one sign, which doesn't work very well for multi- tenant buildings. The reasoning for the conditional use permit is that it gives the City the opportunity review the signage plan comprehensively. Hilgart asked if the total signage allowed is different if there is one user versus multiple users. Grittman responded that the requirements are more flexible under this arrangement. He noted that there is also a maximum sign allowance. Different restrictions come into play depending on the number of tenants. Dragsten noted that in the past, the City had also given some flexibility for additional signage because of multiple frontages. Dragsten inquired if DAT had reviewed the lighting, as this property is in the CCD. Grittman stated that typically, DAT has objected to the light box style of signage. In this case, the letters are individually lit letters. Dragsten noted that there is a cabinet sign next to this one. Grittman indicated that sign was grandfathered in. Gabler asked why this building is a defined a shopping center. Grittman stated that the definition is based on the number of tenants. Chairman Dragsten opened the public hearing. Hearing no comments, Chairman Dragsten closed the public hearing. MOTION BY COMMISSIONER HIL,GART TO RECOMMEND APPROVAL OF THE CONDITIONAL USE PERMTT FOR A COMPREHENSIVE SIGNAGE PLAN BASED ON A FINDING THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED, 5-0. Public Hearing -Consideration of a request for Variance to Sideyard Setback for Driveway Encroachment in an R-2 (Single and Two-Family Residential) District. Applicant: Posusta, Glen Planner Grittman presented the staff report for the item. The applicant is seeking approval for a variance from parking setback requirements to allow for additional off-street parking at 403 Elm Street. The site itself is zoned R-2, Single and Two-Family Residential. Grittman indicated that the applicant is proposing to add additional off-street parking to the site by expanding the existing driveway adjacent to the attached garage and into the side yard on the north side of the garage. To the north of the property is the right of way for 4t'' Street. This street is an un-built right of way that is currently occupied by private driveway and landscaping improvements under a license granted to the townhouse project to the north. • Grittman stated that the applicant has noted that the garage currently sits approximately eight (8) feet from the side property line. Section 3-S.D.9.g of the Zoning Ordinance requires at least a three (3) foot setback from the side yard property line for driveways in residential districts. In order to construct a driveway extension wide enough to allow for parking of vehicles, the applicant would have to encroach into the required side yard setback. Therefore, Grittman stated 2 that the applicant is seeking a variance from the three (3) foot driveway setback requirement. Grittman explained that under standard conditions, such parking areas are allowed in a corner side yard, with the requirement that they meet the setbacks and are screened with landscaping and/or decorative fencing. Grittman noted that if approved as proposed, the applicant would also need a license agreement with the City to occupy this portion of the right of way. Grittman stated that the Planning Commission is required to find that there is a condition of the property that creates a hardship in putting the property to reasonable use. Without the variance, the applicant would not be able to put the property to reasonable use. In this case, the applicant has a two car garage and driveway to Elm. Street. There is other storage allowance that could be provided in the rear as the City passed an ordinance to allow that type of storage. Grittman indicated that the driveway itself would also be acceptable, if it did not encroach into the right of way. He stated that it is planning staff's opinion that this is a typical single family home and has driveway and garage that meets code requirements. Staff do not believe there is a hardship present and do not recommend the variance. However, Grittman stated that it should be noted that the applicant is trying to get additional parking off street. In a meeting with applicant, the applicant stressed the importance of this item because of traffic, proximity to cross streets and visibility. Mr. Posusta has indicated that traffic safety does support the need for the additional spaces. Hilgart asked if there has been any decision in the past where the City has allowed a driveway to encroach in this manner. Grittman referenced that in older part of town where lots are narrower, the City may have previously granted variances. Dragsten inquired about the outcome of a recent Cardinal Hills request for variance, which was similar. Schumann reported that request was denied. Spartz asked if two car garages are required in this zoning district. Grittman stated that they are not. Grittman indicated that the garage may actually encroach into the current setback, but grandfathered in. Dragsten noted two driveway access points are also prohibited. Gabler inquired if this was a situation where the applicant is using additional parking space for tenants. Schumann noted that it is a designated as asingle-family homestead property, not a rental property. Grittman re-stated that the applicant will need a variance to get up to the right of way and then a license agreement to be in the right of way. Dragsten confirmed that the Morning Glory townhomes have a license agreement already in place. Chairman Dragsten opened the public hearing. David Hyfen, 301 Elm Street, addressed the Commission. He indicated that his concern is that the association maintains the entire right of way in that area as part of an agreement. As part of that, the association put in a sprinkler system. The problem arose when Mr. Posusta built the parking pad on the north side of garage, he built it wide enough to cover sprinkler system. Hyfen stated that at when he asked Posusta to address the situation, he didn't get anywhere. Hyfen stated that he called the City and the property line stakes were put in by the city. He indicated that in talking with s sprinkler company about moving the system lines, it would cost about $375. Dragsten inquired if the applicant went over the heads, or the line of the system. Hyfen stated that if the City gives him this variance, the whole thing will be over the line. Dragsten stated that the variance is for the encroachment over the setback. The license agreement into the right of way is something different. Glen Posusta addressed the Commission as applicant. He stated that he purchased the house and has been making continued improvements to the home, which he believes the Morning Glory residents will be happy with. Posusta noted for clarity that the sprinkler heads are actually on his property. Posusta indicated that he is trying to solve parking issues. He indicated that he has voiced his concern to his son and roommate, who live in the home, regarding the parking of the flatbed truck for Jerry's towing. The truck will fit on the driveway, but the tail will hang over. The side driveway is being proposed to alleviate any safety issues. Posusta explained that the number of vehicles parked adds up, and by adding to the driveway, it will prevent parking on the street. Dragsten asked if the truck would be parked next to the garage. Posusta responded that it would be. Right now, he has told them to park passenger vehicles south of the driveway for visibility reasons. Dragsten clarified that they are not running a business. Posusta confirmed they are not. Voight asked how long the proposed driveway is. Posusta responded that it long enough to hold the tow vehicle. Posusta noted that the Sheriff s Department has requested that the tow vehicle not be parked on-street, as it is also a County road. Grittman noted that the recent code amendment regarding prohibition of commercial vehicles in residential districts, with an exemption for tow trucks, was never adopted. Hilgart noted that this is a strange case, because typically the encroachment would be onto private property. Dragsten noted it is also atypical because normally when you have right of way, there is a road in place. Voight inquired if Posusta plans on paving or putting in concrete. Posusta stated that the code requires that if it is a corner lot, it is supposed to be paved. This isn't technically a corner lot, because there is no street, but he would be willing to pave it if need be. Otherwise, he indicated that he will be putting in crushed concrete. Voight stated that if the grade was correct, would they even need the variance. Grittman stated that it is needed to meet the 3 foot setback. Spartz asked if overnight parking restrictions apply to Elm Street during the winter months. Grittman stated that he believes they do. Hearing no further comment, Chairman Dragsten closed the public hearing. Grittman noted that the sprinkler system is a private improvement. That is a private property dispute, and it is not necessarily an issue for the City to get involved in. Dragsten suggested that it be resolved prior to the license agreement. Voight noted that he would just as soon have the vehicles off the street. Dragsten noted that you don't have too many homes abutting unimproved streets. Voight commented that in the past, the City has tried to accommodate the ability to park additional vehicles by allowing garages in the back. Spartz noted that the right of way is kept very well, and that he appreciated Mr. Posusta's comments regarding bringing up the value of his property, as well. Dragsten noted that there are two letters from the public that will be put into public record. One opposed commercial vehicles on public streets. The other opposed the overflow of cars on site, including the flatbed truck. 4 Hilgart commented about the possible setting of precedent. Dragsten stated that he didn't think that would be an issue, as this request is so unique due to its location. MOTION BY COMMISSIONER HILGART TO APPROVE A VARIANCE FROM SECTION 3-S.D.9.G RELATING TO OFF-STREET PARKING, BASED ON A FINDING THAT THE VARIANCE SERVES PUBLIC PURPOSE DUE TO THE ALLEVIATION OF TRAFFIC SAFETY CONCERNS. THE VARIANCE IS CONDITIONED ON A RECOMMENDATION THAT BEFORE CITY ENTERS INTO A LICENSE AGREEMENT, THE SPRINKLER LINE ISSUE IS RESOLVED. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED, 5-0. Public Hearing -Consideration of a request for Amendment to Conditional Use Permit for boundary adjustment and sign relocation in a B-3 (Hi way Business) District Applicant AMAX Storage Self-Storage Planner Grittman provided the staff report regarding the request, stating that the applicant is seeking approval of a PUD Amendment to allow for relocation of an existing sign for his business, Amax Self Storage, located at 36 Dundas Road. Grittman reported that the applicant is proposing to move the existing Amax Self Storage sign from an off-site location at the southeast corner of Highway 25 and Dundas Road to the southeast corner of Cedar Street and Dundas Road, which will be located on the same parcel as the self storage business. He noted that the applicant recently platted a separate parcel and is proposing to sell that parcel. As a result, the applicant would like to move the existing sign. The sign was allowed at the current location through a Planned Unit Development, which incorporated all of the applicant's properties east and west of Cedar Street, along Dundas Road. Grittman explained that the relocated sign will remain the same in terms of size and illumination. The applicant has indicated that the overall height of the sign maybe reduced somewhat as a result of re-mounting it in its new location. The applicant is proposing to place the sign within the stone walUfenced area that surrounds the property. No sign setbacks were established as a part of the PUD and, as such, the proposed new location for the sign is compliant with Zoning Ordinance requirements. Grittman stated that the applicant is also seeking to remove the parcel west of Cedar Street, Lot 1, Block 1 of the recently approved plat of Amax Addition, from the original Amax Self-Storage Planned Unit Development. Any required conditional uses for that parcel would then be reviewed through the appropriate process at the time of development Grittman stated that staff recommend approval of the PUD as proposed. Spartz inquired about the height of the sign. Posusta clarified that there would be no changes to the sign, the height as it exists now will remain the same. MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROVAL OF THE PUD AMENDMENT BASED ON A FINDING THAT THE REQUEST IS CONSISTENT WITH THE ZONING ORDINANCE AND APPROPRIATE TO THE B-3 DISTRICT. MOTION SECONDED BY COMMISSIONER VOIGHT. MOTION CARRIED, 5-0. 5 Public Hearing Consideration of a request for Conditional Use Permit for Planned Unit Development for a multi tenant commercial development in a B-3 (Highway Business) District. Applicant: Cornerstone/DOJO. LLC Planner Grittman detailed comments from the staff report on the request. Cornertsone/DOJO Properties, LLC is seeking a Planned Unit Development Conditional Use Permit (PUD/CUP) to allow the construction of two retail commercial buildings on a site located south of Dundas Road and east of State Highway 25. The PUD is specifically necessary to accommodate the location of two principal buildings upon a single lot of record. Grittman indicated that the summary of his comments would be addressed through a review of the stated conditions in Exhibit Z. Grittman stated that the City has been attempted to manage the number of access points along Cedar Road in order to avoid more conflicts with turning movements and congestion. In this case, access location is particularly important because it is first on north side of block to develop. While the applicants have presented a reasonable design, staff has included a condition that the applicant be required to combine access with any future development to the south. The staff recommendation is to straddle the lot line and work with the adjacent property owner, or enter into a cross access agreement with future development to provide cross access between parking lots. The City is not requiring one alternative or the other. If the property owner to the south is not ready to do that, it will require cross access at that time. Grittman reviewed the parking on site, stating that although parking meets requirements, due to the number provided and the site serving as a multi-tenant facility, the CUP needs to be restricted in terms of restaurant use. Additionally, Grittman noted that the southwest corner of the parking lot becomes tight for parking maneuvers. It is recommended that they eliminate stalls in this area to accomplish better movement through the areas. They are compliant with parking requirements, so there is flexibility to allow for this condition. In terms of building design, Grittman explained that the applicant has now provided colored elevations, which were not supplied previously. In regard to the elevations, the fifth condition requires that materials for the buildings be revised.. Grittman noted that the back of the buildings face the public street. In the past, one of the requirements that the City has stressed along Cedar Street is enhancements to those faces in order to make a stronger architectural presentation to the street, especially given traffic levels. Grittman indicated that staff had met with the applicant and suggested use of stone on those sides of buildings. Enhancements to landscaping are also recommended. Currently, the plan proposed does meet minimum requirements. Grittman commented that in a PUD the City looks for something more than the minimum. The other comments reviewed by Grittman included the need for a photometric plan, a recommendation that the trash enclosure be made internal to the building, and that the applicant comply with the City Engineer's comments. Grittman stated that the City Engineer did make modifications to the comment letter included in the packet after meeting with the applicant. Otherwise, the site meets commercial development standards; staff is recommending approval. Gabler asked if the access points on Cedar were wide enough for a center median. Grittman indicated that there are shown as standard width. Hilgart asked if there is any concern with west side elevations for the building facing Highway 25. Grittman responded that staff would be concerned with any side facing the public street; the same comment would apply on that side as well. 6 Wojchouski inquired about visibility in terms of the tree plantings. Grittman reviewed existing and proposed plantings and indicated that they appear to provide enough room for street and site visibility. Voight inquired about the monument signage. Grittman stated that the applicant has proposed a sign band on the buildings and afree-standing sign that is 128 square feet. The requirements in this district are 100 square feet. However, because there are two buildings, theoretically they could have two free-standings signs. So in essence, the aggregate size for the one monument is less than what they could have proposed. Voight asked if there is information on the wall signs. Grittman stated that it appears from a total square footage, they will be under the maximum allowed. Dragsten asked about the Dundas Road vacation. Grittman responded that there is a remnant piece of ROW for Dundas Road in the northern portion of the site. It is the City's understanding that the current property owner will convey it to the applicant. Grittman noted that it was a condition of the original platting. Dragsten inquired if the monument sign would be brick or stone, or whether it would have no columns. Grittman deferred to the applicant. Chairman Dragsten opened the public hearing. Gary D'Heilly, project engineer, spoke to the Commission representing the applicant. D'Heilly stated that the applicant would prefer an access alternative which connects through the site. Outside of that preference, they have no problem with the connection and would be good for the site. It is just how to accomplish what we are looking for. He noted that the applicant is not planning for any restaurant uses and understand the condition. In regard to building materials, the applicant is willing to work with City staff. Dragsten stated that Commission's concern is that the building presented is what will be constructed. D'Heilly stated that they felt that the use of stone will create variation along corridor. D'Heilly remarked on the types of materials. Dragsten asked if they had considered using different stone for the different store fronts. D'Heilly stated that perhaps if the storefronts were larger. D'Heilly indicated that they will wrap stone around the side of the building and are considering bringing that down the sides of the doors, as well. D'Heilly explained that they would like to be careful with adding too many overstory trees in. Dragsten clarified that they have no problem meeting that condition. D'Heilly concurred and stated that they have no issue with providing the lighting plan, and pulling back the trash enclosure. He noted that in discussions with the City Engineer, they had come to an agreement on the items addressed in the comment letter. Drasgten stated that as far as Exhibit Z, it appears that the only real issue is the access. D'Heilly agreed, stating that they would like to use the tie-in as it results in the fewest number of spaces lost. Dragsten inquired whether there would be any readerboard on the sign. D'Heilly responded that there would not be. Dragsten asked if they would match stone on the sign to the building. D'Heilly stated that the posts will be covered with aluminum, which would be color-matched to trim of the building. 7 Carey Housrcht, applicant, addressed the Commission. Voight asked if they would be opposed to adding a condition that sign materials will be same as building materials. Houscht indicated that would be acceptable. Voight noted that condition would be consistent with changes the Comrmssion is seeking in the revision to the sign ordinance. Hilgart inquired if on the east and west side of the north building, the second story is finished area or facade. D'Heilly responded that the applicant may allow extra mezzanine for storage. The height is just to give the building vertical delineation. Hilgart stated that he thinks it would help if you had dormers above each door. D'Heilly stated that it will get too busy. Draggten asked what type of signs would be on the front of each store; would they be individually lit letters or cans. Carey stated that they are box lighting. Voight stated that he did discover in sheet A2 that the front elevation has designated signage panels. Voight inquired if they do have signage on the back of the buildings. D'Heilly confirmed. Voight stated that is one way to help achieve four-sided achitecture. Voight noted that is his one major concern -that there definitely needs to be some improvements to the side and rear faces. Spartz asked what makes this PUD a superior project. D'Heilly noted that the architecture represents a nice visual break-up along the corridor. They have gone away from the flat appearance that is typical along the comdor. Spartz agreed, but recommended that more emphasis on improving all faces of the buildings. Dragsten asked if the project is leased out. Hourscht responded that it is about 50-60% leased out. Chairman Dragsten closed the public hearing. The Commission discussed the wording of condition one. The Commission agreed that the current language allows flexibility for the applicant to work the adjacent property owner as needed. Voight stated that he would also add an eleventh condition requiring that the monument be of similar style and color as buildings. Dragsten stated that his concern is that this project needs to proceed based on Commission's recommendations for elevation enhancements. MOTION BY COMMISSIONER VOIGHT TO RECOMMEND APPROVAL OF THE PUD/CUP, BASED ON A FINDING THAT THE PROPOSED USE IS CONSISTENT WITH THE INTENT OF THE B-3 DISTRICT, SUBJECT TO THE CONDITIONS OUTLINED IN EXHIBIT Z AS FOLLOWS. 1. The proposed site access point locations be revised subject to review and approval by the City Engineer. 2. Any future proposal to accommodate uses which generate a greater off-street parking demand (i.e. restaurants), the processing of a PUD amendment and additional parking shall be required. 3. To better accommodate vehicular backing maneuvers, the parking stall in the extreme southwest corner of the site (along the site's southern boundary line) be eliminated. 4. Building colors be specified and subject to City approval. 5. The applicant revises the building materials as discussed in this report, particularly as related to the building facades facing the surrounding streets. 6. The landscape plan be amended to increase planting on the site, particularly along the south and west boundary areas. 7. A photometric lighting plan be submitted, in accordance with ordinance requirements, subject to City approval. 8. Consideration be given to attaching the two trash enclosures to the adjacent principal buildings. Such enclosures or "wing walls" should be finished in materials similar to those used on the principal buildings. 9. Requirements of the City Engineering staff are complied with, as agreed to at the staff- applicant meeting on July 29, 2008 10. Right of way dedications and vacations are finalized prior to final building permit approval. 11. The free-standing monument sign shall be consistent with site buildings in terms of style, material and color. MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED 5-0. 9. Public Hearing -Consideration of request to approve the 2008 City of Monticello Zoning Mai. Community Development Coordinator Schumann stated that the Planning Commission is asked to review and approve the 2008 City of Monticello Zoning Map. She stated that the City Attorney has recommended that the City adopt an official zoning map each year. The last official updated was completed in 2005. Schumann reported that the draft presented to the Commission had been reviewed in detail and it is believed that the map presented is an accurate reflection of all zoning action. Schumann noted one adjustment in the zoning for the Autumn Ridge and Walmart area. Chairman Dragsten opened the public hearing. Hearing no comment, Chairman Dragsten closed the public hearing. MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROVAL AND ADOPTION OF THE 2008 CITY OF MONTICELLO ZONING MAP, INCLUDING THE ADJUSTMENTS NOTED BY STAFF. MOTION SECONDED BY COMMISSIONER VOIGHT. MOTION CARRIED, 5-0. Commission Spartz requested that staff provide documentation of official rezoning actions as they occur. 10. Update on commercial vehicle amendment. Grittman reported that the amendment to commercial vehicles ordinance was brought to the City Council, where it generated quite a bit of discussion about both the method that was being proposed for regulation, and whether the amendment was itself necessary. The City Council decided not to take any action, instead requesting that staff document the number of complaints raised to confirm that it is a problem. Staff has been tracking various complaints. 9 Schumann noted that the current ordinance does prohibit commercial vehicles in residential districts, it is just difficult to enforce, given it is based on gross vehicle weight. Commissioner Voight encouraged those residents watching the meeting live to attend the upcoming sign workshop. 11. Adjourn. MOTION TO ADJOURN BY COMMISSIONER SPARTZ. MOTION SECONDED BY COMMISSIONER VOIGHT. MOTION CARRIED, 5-0. • • 10 Planning Commission Agenda - 9/02/08 i 5. Public Hearing: Consideration of a request for an amendment to Conditonal Use Permit in the PZM Zoning District for an expansion to a senior housing facility. Applicant: Presbyterian Homes (Mississippi Shores). (NAC) REFERENCE AND BACKGROUND The applicants are seeking an amendment to a Conditional Use Permit for the Mississippi Shores senior housing facility at 1315 Hart Boulevard, abutting the east side of the Hospital and Clinic campus. The site is currently occupied by the senior housing development. An addition is proposed which would add a "Wellness Center" to the southeast corner (front/side) of the existing building. The addition is listed as 522 square feet of area, and is not planned to increase the unit capacity of the building. The applicants have designed the addition to use materials that match the existing building (brick and siding), and do not plan any other changes to the site. The addition will not affect parking requirements of other appurtenant facilities on the property. The addition will be set back from the side lot line approximately 24 feet, meeting the side yard requirements of the R-3 zoning district, the setbacks that would apply to the use under the PZM zoning regulations. The front setback from Hart Boulevard is 79 feet, just behind the existing front setback of the existing building. The R-3 front setback requirement is 30 feet. An existing pathway on that side of the property will not be • affected by the addition. The City's engineering staff have reviewed the plans, and have found it to be in compliance with the City's general engineering standards, subject to review of final construction plans. ALTERNATIVE ACTIONS Decision 1: Amendment to Conditional Use Permit for Expansion of Mississippi Shores. 1. Motion to recommend approval of the Amendment, based on a finding that the proposed addition is consistent with all zoning regulations of the applicable B-3 and PZM districts. 2. Motion to recommend denial of the Amendment. STAFF RECOMMENDATION Staff recommends approval of the CUP amendment as proposed. The use is consistent with the Comprehensive Plan and meets all zoning regulations. SUPPORTING DATA A. Site Plan • B. Building Plans C. Building Elevations Aug. 4th, zoos • City of Monticello Community Development Department 505 Walnut Street, Suite I Monticello, MN 55362 Ph: 763.295.2711 Fax: 753.295.4404 To Whom It May Concern Following is a narrative that accompanies the Conditional Use Permit submittal for the Wellness Center Addition at the Presbyterian Homes, Mississippi Shores, facility located at 1213 Hart Boulevard. The sz2 S. F. slab on grade addition will be located on the south side of the existing facility. The materials selection will be brick base and siding materials to match the existing facility. This letter is being submitted to address the requirements that are not being met by the Conditional Use Permit Checklist and Information dated 10.24.07 and why they remain outstanding. • Certified Survey and Site Plan- This is not included, as a civil engineer has not been hired by the owner due to the minimal size and scope of the project. o Dimensioned Floor Plan• Included o Dimensioned site/ lot/ use areas- Dimensioned area of proposed addition is included • o Parking Dimensions and calculations- No changes will be made to existing parking. The proposed wellness center addition is to service the current residents. No additional staff will be needed, thus the parking requirements will not need to be changed. o Dimensioned Access Points/ Aisles• Not included as no changes will be made to the existing access points and drive isles. • Existing Conditions o Topography- Included as noted on the existing site plan dated 1.30.1995 o Tree Ground cover- Not included as a currentsurvey has not been included to verif y the accuracy of this calculation. • Grading, Drainage and Erosion Plan- This is not included, as a civil engineer has not been hired by the owner due to the minimal size and scope of the project. o Storm Water Calculations- Not included • Utility Plan- No changes will be made to the existing utility plan. • Pope Associates Inc. 1255 Energy Park Drive ~ St. Paul, MN 55108-5118 Main (651) 642-9200 ~ Fax (651) 642-1101 www.popearch.com • Building Elevations- Included • Landscape Plan• Not included as new landscaping is not included in the scope of work • Photometric Lighting Plan- Not included as changes to existing site lighting is not included in the scope of work • Signage- Not included as changes to existing site signage is not included in the scope of work. Thank you for your time and commitment to the success of the Wellness Center Addition to further serve the residents of Mississippi Shores. Your comments and concerns are important to the continuation of serving this Presbyterian Homes community. Sincerely, POPE ASSOCIATES INC. 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Public Hearing -Consideration of a request for Conditional Use Permit for a Bank • Facility with Drive-Through Facility, Joint Parking and Joint Access, and a request for Final Plat for Riverview Square Second Addition. Applicant: Broadway Market Investors, LLC (NAC) REFERENCE AND BACKGROUND M & I Bank is seeking Conditional Use Permit and Final Plat approval to construct a bank facility at the corner of CSAH 75 and CSAH 39. The subject M & I site seeking approval with this application is one (1) acre in size and is zoned PZ-M, Performance Mixed District. This site is part of a previously approved multi-tenant shopping center development called Broadway Market. At time of approval in August of 2006, the submitted materials indicated that the subject commercial site would be subdivided at a future date. The applicant is proposing a 4,557 square foot bank building on the northwest corner of the Broadway Market development. This application requires conditional use permits for a drive through lane and to allow a bank facility in the PZ-M District. In addition, the applicant is seeking fmal plat approval, as preliminary approval was granted with the initial Broadway Market application in 2006. ANALYSIS The subject site is located within the existing Broadway Market shopping center on the • northeast corner of CSAH 75 and CSAH 39. Comprehensive Plan. Monticello's 2008 Comprehensive Plan currently guides this site's land use as Places to Shop. Zoning. The purpose of the PZ-M District is to provide a land use transition between high density residential land uses and low intensity business land uses, as well as the intermixing of each such land use. The proposed bank facility application satisfies the intention of the zoning district. Land uses which have no storage of merchandise and are service oriented (bank facilities) are allowed by Conditional Use Permit, provided that: When abutting R-l, R-2, R-3, or PZR district, a buffer area with screening and landscaping in compliance with Chapter 3, Section 2 [G], shall be erected. Staff Comment: The adjacent land uses are not residential in nature. • Planning Commission Agenda - 09/02/08 Final Plat. The applicant has requested final plat approval in conjunction with this application. Final plat approvals are subject to Council decision. A copy of the proposed • final plat has been included in the supporting data for reference. The subject M & I site is platted as Lot 1,131ock 1 of River View Square Second Addition. Lot 1, Block 1 is one (1) acre ~ size and located on the southwest side of Hart Boulevard. The remaining acreage of the Broadway Market development is now platted as Lot 2, Block 1 of River View Square Second Addition. Access and Circulation. Access to the bank site is provided via internal parking lot access with adjoining commercial uses. Entrance into the Broadway Market development is from CSAH 39, and more specifically Hart Boulevard. As a condition of approval, carried over from the Broadway 1WIarket approval conditions, the owners of the M&I Bank and Broadway Market will be required to execute across-parking and access agreement for the property. A draft of a cro$s-easement for this purpose had been prepared by the applicant and is included as supporting data. Internal drive lanes throughout the parking lot are a minimum of twenty four (24) feet in width; wide enough for two (2) lanes of traffic. The drive through lane, located at the northwestern edge of the site measures twelve (12) feet wide at its narrowest. Pedestrian access through the site is provided by hardscaped plaza surface adjacent to the building. No sidewalk connections have been shown. Lot Requirements and Setbacks. Setback requirements are based upon the zoning requirements of the district for which the project would be zoned if conventional zoning • was applied as described in Chapter 3, Section 3, of the Ordinance. The following chart demonstrates the applicable performance requirements of the B-3 Highway Business, as well as what is proposed for the site: Required Proposed Compliance Minimum Lot Area 12,000 s.f. 43,692 s.f. Compliant Maximum Building 2 stories 1 story Compliant Hei ht Lot Width 80 feet 260 feet Compliant Front Yard Setback 30 feet 83 feet Compliant Hart Blvd.) Rear Yard Setback 30 feet 101 feet Compliant (Southwest Side Yard Setback 30 feet 34 feet Compliant (CSAH 39) Side Yard Setback 10 feet 53 feet Compliant (Southeast) Drive Through Lane. The applicant is proposing a drive through in the northwest side of the site, adjacent to CSAH 39. As proposed, the design provides a 12 foot wide drive lane with approximately 140 feet of stacking space. The submitted application materials indicate accommodations for four bank-teller bays, with one fourteen (14) foot drive lane . open for pass-through circulation. With the driveway length provided, the drive through Planning Commission Agenda - 09/02/08 would provide stacking space for up to twelve (12) vehicles at peak periods. The site plan illustrates signage directing vehicles to the drive through banking and ATM services. Drive through bank buildings are allowed by Conditional Use Permit. The Zoning Ordinance contains the following requirements 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. Staff Comment.• The building elevations indicate a four (4) sided architectural treatment which are cohesive with surrounding buildings. 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. Staff Comment: The adjacent land uses are not residential in nature. • Each light standard island and all islands in the parking lot landscaped or covered. Staff Comment: The applicant does not indicate any light standard islands specifically, but the perimeter and space adjacent to the building is being landscaped or sodded. • Parking areas shall be screened from view of abutting residential districts in compliance with Chapter 3 Section 2 G of this ordinance. Staff Comment: The adjacent land uses are not residential in nature. i Parking areas and driveways shall be curbed with continuous curb not less than six 6 inches high above the parking lot or driveway grade. Staff Comment: The parking areas and driveways are specified with a continuous curb and gutter. • Vehicular access points shall be limited shall create a minimum of conflict with through traffic movements shall comply with Chapter 3 Section 5 of this ordinance and shall be subject to the approval of the City Engineer. Staff Comment: Access points and circulation comply with Ordinance standards, and vehicular conflicts appear to be minimized. • 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. Staff Comment: According to the photometric, all site lighting not associated with the building is tilted 1 S degrees below horizontal position. The entire area shall have a drainage system which is subject to the approval of the City Engineer. The City Engineer's report is included for reference. The comments are primarily detail and follow-up requirements. No design or layout changes are required. Parking. The applicant is proposing a bank facility, and has been reviewed as a "service establishment." The following chart demonstrates the minimum number of parking stalls Planning Commission Agenda - 09/02/08 required for the site: Required Proposed Tenant Area 90%) Re uirement Stalls Stalls 1 space/200 Bank 4,557 s.f. 4,101.3 s.f. s.f. offloor 21 stalls 31 stalls area The site plan illustrates thirty one (31) parking stalls for the bank facility, including four (4) parking stalls located west of the southwestern dividing median. The proposed project exceeds the required parking stalls for this type of use. The Zoning Ordinance requires that each parking space be not less than nine (9) feet wide by twenty (20) feet in length. An exception is allowed for up to twenty five (25%) percent of the required parking spaces to be not less than seven and one half (7 ''/z) feet in width by not less than sixteen (16) feet in length when served adequately by access aisles. These compact parking stall should be marked as such. The proposed application indicates four (4) parking stalls that measure eight (8) feet in width by twenty (20) feet in length. These parking stalls are acceptable, but must be marked as compact parking. ADA compliance requires a parking lot of this size to provide two (2) accessible parking stalls, of which one (1) must be van accessible. The submitted plan indicates two (2) ADA parking stalls, one measuring eight (8) feet in width and the other seven (7) feet in width with an eight (8) foot van aisle. These ADA parking stalls should meet Zoning Ordinance minimum standards for non-compact parking requirements and must be adjusted. As noted in the access comments above, the Broadway Market project includes a joint parking and access agreement between this parcel and the planned retail center. The parking on the site is more than adequate to meet the requirements, particularly since the pad site to be occupied by the bank was considered a potential restaurant location which was considered when planning for parking supply on the property. Lighting. A lighting photometric plan for the site, excluding building lighting, has been submitted for the proposal. The photometric does indicate readings exceeding one (1) footcandle at the front and southwest side yard property lines. These property lines are internal to the Broadway Market development, thus they are acceptable. The photometric indicates the use the following: Licht Tyne Number Proposed Recessed Commercial with Specular Louvers 6 16" parking roadway optic with one 400 watt metal halide tilted 15 1 de ees below horizontal osition 40,000 lumens, 450 watts). 16" parking roadway optic with one 400 watt metal halide tilted 15 1 de ees below horizontal osition 40,000 lumens, 900 watts). 16" parking roadway optic with 400 watt clear metal halide tilted 15 5 degrees below horizontal position (25,000 lumens, 450 watts). 4 .. ~. Planning Commission Agenda - 09/02/08 Signage. The applicant has submitted a signage plan, detailing proposed signs for the • bank facility. Based on staff calculations, the maximum allowable square footage of sign area is one hundred (100) square feet. The following signs are proposed: Number Number Size Sign Twe Allowed Size Allowed Proposed Proposed Compliance • Directional No larger variance No Sign A -Two N/A than ten (10) 1 10.31 s.f. , required Sided s.f. Directional No larger No, variance Sign B -One N/A than ten (10) 1 10.31 s.f. required Sided s.f. Informational No larger ADA Parking N/A than ten (10) 2 1.78 s.f. Compliant Accessible s.f. Si Informational No larger Do Not Enter N/A than ten (10) 2 1.78 s.f. Compliant Sign s.f. Informational No larger Drive Through N/A than ten (10) 5 10 s.f. Compliant s.f. Freestanding 47.19 s.f. of Monument 1 1 sign face Sign* i Building Wall One hundred 50.21 s.f. No, var ance Sign* (100) s.f. 3 total required Window Wall 1 5 10 s.f. total Si *Maximum allowable square footage of sign area per lot shall not exceed the sum of one (1) square foot per front foot of the building, plus one (1) square foot for each front foot of lot not occupied by a building, up to one hundred (100) square feet. Screening and Landscaping. Commercial sites require a minimum of one (1) tree per 1,000 s.f. of gross building floor area or one (1) tree per fifty (50) lineal feet of site perimeter, whichever is greater. For this proposed project, the lineal site perimeter measurement was utilized, which equaled seventeen (17) overstory trees. The submitted landscape plan indicates seventeen (17) overstory trees, with sixty five (65%) percent deciduous and thirty five (35%) coniferous which complies with Ordinance. The size requirement of said overstory trees also complies with Ordinance standards. As a note on overall landscaping, staff would recommend irrigation of all boulevard areas. Building Materials. The submitted application materials indicate that all four (4) exterior elevations will be treated with the same degree of architectural integrity. Building materials include modular face brick, stone caps and panels, glass, concrete i Planning Commission Agenda - 09/02/08 slate roofing tiles and manufactured cut stone. The application also includes illustrative • building elevations and photographs of existing similar M & I bank buildings. Each building elevation appears to contain a balanced mixture of the aforementioned building materials. The rear elevation of the building does front on the well traveled CSAH 39, but due to the balanced mix of architectural treatments the otherwise "back" side of the building is aesthetically pleasing. Grading, Drainage, and Utilities. The City Engineer and consulting engineer from WSB have reviewed the grading and drainage plans, as well as the utility plans for the project. As noted above, their comments do not require changes to the overall site layout or use, relating instead to detail and plan set standards, as well as follow-up requirements of the project's construction. Copies of the engineering comments are included with this packet. ALTERNATIVE ACTIONS Decision 1. Regarding the request for a Conditional Use Permit to allow a bank in the Performance Zone Mixed District (PZ-M), a Conditional Use Permit for a drive through lane and Final Plat approval, the City has the following options: 1. Motion to approve the request for Conditional Use Permits and Final Plat approval, based on a finding that the drive through lane and proposed use are consistent with the intent of the PZ-M District and underlying B-3 District, as well as the requirements of the Broadway Market approval, subject to the conditions outlined in Exhibit P. 2. Motion to deny the request for Conditional Use Permits and Final Plat approval, based on a finding that the drive through land and proposed use does not meet the requirements for Conditional Use Permits and are not consistent with the intent of the PZ-M District and underlying B-3 District. RECOMMENDATION M & I Bank is requesting Conditional Use Permits and Final Plat approval. Conditional Use Permits requested include a drive through lane and to allow a bank facility where the requested zoning is PZ-M Performance Mixed District. The drive through lane and bank facility use generally meet the requirements for the requested Conditional Use Permits and staff recommends approval. Regarding the request for Final Plat, the overall site plan appears to be consistent with the requirements of the respected district. • Planning Commission Agenda - 09/02/08 • SUPPORTING DATA Exhibit A: Final Plat Exhibit B: Civil Title Sheet Exhibit C: Site Demolition Plan Exhibit D: Site Geometric and Paving Plan Exhibit E: Grading and Erosion Control Plan Exhibit F: Utility Plan Exhibit G: Civil Detail Sheet Exhibit H: Stormwater Pollution Prevention Plan Exhibit I: Landscape Plan Exhibit J: Floor Plan Exhibit K: Exterior Elevations Exhibit L: Existing M & I Photographs Exhibit M: Illustrative Exterior Elevations Exhibit N: Photometric Site Plan Exhibit O: City Engineers Memo Exhibit P: Draft Cross-easement Agreement Exhibit Q: Broadway Market Site Plan Exhibit Z: Conditions of Approval L' EXIIIBIT Z Conditions of Approval M & I Bank Conditional Use Permits and Final Plat Recommended Staff Conditions agreed to by Applicant and adopted by Planning Commission: 1. 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Minneapolis, MN 55422 Re: M&I Bank -Preliminary Construction Plan Review City of Monticello Planning No. 2008-024 WSB Project No. 1627-97 Dear Mr. Bluhm: T01 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 541-4800 Fax: 763 541-1700 We have reviewed the preliminary construction plans dated August 4, 2008, for the above-referenced project and offer the following comments: Final Plat Revise the side yard drainage and utility easement to be 6 ft. wide. It is noted as 5 ft. on the plat detail. Sheet C1-Site Demolition Plan Remove the 15-foot temporary drainage and utility easement, it should have expired. Show the existing permanent drainage and utility easement along CSAH 39. 2. A separate easement document for the existing pathway along CSAH 39 has been recorded. Change the note indicating existing sidewalk to existing pathway. 4. Was the overhead electric line moved to be within the existing drainage and utility easement? Please revise plans to indicate this. 5. Please check with the County if the inlet protection type shown on the plan is acceptable to them. 6. The culvert to the removed at the north west corner of the site should be blown with sand and a concrete bulkhead installed. It is assumed that the ditch will be filled-in in this area. A CEC 2008 Firm of the Year K:101 61 7-9 71AdminlDocsILTR-rbluhm 081708.doc Mr. Ryan Bluhm, PE August 27, 2008 Page 2 • Sheet C2 -Site Geometric and Paving Plan The existing retaining wall appears to be within the drainage and utility easement. Verify with the County if this is acceptable. It appears that the power pole may be in conflict. 2. Label the width of the bypass lane for the drive-thru. Stripe the area where vehicles will enter the drive-thru closest to the building.. 4. Provide truck turning movement drawings to ensure these vehicles can circulate through the site. Sheet C3 -Grading and Erosion Control Plan Show contours along CSAH 39 along the trail. Sheet C4 -Site Utility Plan 1. The City Fire Chief recommends adding a hydrant at the northwest corner of the site. In addition, it is assumed that the building will be sprinkled. 2. HDPE pipe is acceptable for the storm sewer system within the site. 3. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 4. Provide an as-built plan once construction is complete. Please provide a written response addressing the comments above. Final construction plans will need to be submitted, reviewed, and approved prior to building permit approval. In addition, the fmal plat must be recorded prior to building permit approval. Please give me a call at 763-287-7162 if you have any questions or comments regarding this letter. Thank you. Sincerely, WSB & Associates, Inc. .~~~~x Shibani K. Bison, PE Project Manager cc: Bruce Westby, City of Monticello John Simola, City of Monticello Angela Schumann, City of Monticello Steve Grittman, NAC lh K:101627-971AdminlDocsILTR-rbluhm 082708.doc August 26, 2008 Mr. Ryan Bluhm, P.E. Clark Engineering Corporation 621 Lilac Drive N. Minneapolis, MN 55422 Re: M&I Bank Plan Review City of Monticello Project No. 2008-024 Dear Mr. Bluhm: The Engineering Department of the City of Monticello has reviewed your civil plans dated August 4, 2008 for the above referenced project and offers the following comments: i General Notes 1. Provide all drainage computations to the City. Plan Sheet CO 1. Revise Riverview Drive and The Great River Road to County Road 39 in Vicinity Map. Plan Sheet C1 1. Revise note #7 in Keyed Notes to direct the contractor to remove as much of the existing storm sewer in the northwest corner of the site as possible without impacting the pathway, and to construct a concrete bulkhead inside the manhole. See WSB's review comment #6 and modify accordingly. 2. Add "Excavation" to the list of required permits shown in note #2 of the Demolition and Clearing Notes. Plan Sheet C2 1. Revise radii dimensions for parking island at south end of site. Plan Sheet C3 1. Revise note #5 of the General Grading Notes to direct the contractor to obtain aRight-of- Way Permit from the Wright County Highway Department whenever working in the County Right-of--Way. There are no Mn/DOT roadways adjacent to this development. 2. Revise top and bottom proposed wall elevations to 9XX.X instead of 8XX.X feet. Monticello City Hall, 505 Walnut Street, Suite 1, Monticello, MN 55362-8831 (763) 295-2711 Fax (763) 295.4404 Office of Public Works, 909 Golf Course Road, Monticello, 141~i 55362 (763} 295-3170 Fax (763) 271-3272 T~epartment of Motor vehicles, lI9 3rd Street East, :Monticello; MN 50362 (763} 295-2712 Fax (763) 271-3239 NIONTICELLO Ryan B luhm August 26, 2008 Page 2 Plan Sheet C4 1. Add fire hydrant per direction of the Fire Marshall. T'he City's Engineering Consultant, WSB and Associates, has also reviewed the plans and has provided additional comments. The City's Fire Chief can be reached at 763-295-4111. Please call me at 763-27I-3236 should you have any questions regarding any of the comments above. Sincerely, CITY OF MONTICELLO `~ ~-~ Bruce Westby, P.E. City Engineer C: John Simola, Public Works Director Angela Schumann, Community Development Coordinator Steve Grittrnan, Northwest Associated Consultants, Inc. Marc Simpson, Monticello Fire Marshall Shibani Bisson, WSB and Associates, Inc. Project File • C • Draft Dated 8/12/2008 RECIPROCAL EASEMENT AGREEMENT AND DECLARATION OF USE RESTRICTIONS This Reciprocal Easement Agreement and Declaration of Use Restrictions ("Agreement") is made this day of , 2008, by and between Broadway Market Investors, LLC, a limited liability company under the laws of Minnesota, its successors and assigns (collectively "Broadway Market") and M&I Marshall & Ilsley Bank, a Wisconsin state chartered bank, its successors and assigns (collectively "M&I Bank"). RECITALS: A. Broadway Market is the fee owner of Real Property located in Wright County, Minnesota, legally described as follows: Lot 2, Block 1, River View Square Second Addition according to the recorded plat thereof (hereinafter referred to as "Lot 2"). B. M&I Bank is the fee owner of Real Property in Wright County, Minnesota, legally described as follows: Lot 1, Block 1, River View Square Second Addition according to the recorded plat thereof (hereinafter referred to as "Lot 1 "). C. Broadway Market and M&I Bank have agreed to grant the non-exclusive Easements for driveway, access and shared parking purposes over and across Lot 1 and Lot 2 hereinafter granted and described, upon and subject to the terms and conditions of this Agreement. Broadway Market and M&I Bank are entering into this Agreement for the purpose BroadwayMarketVvt&IBankReciprocalEaseAgmt-Clean 1 of stating. their agreement concerning the grant and conveyance of the non-exclusive Easements kin u oses hereinafter described for the u oses stated for driveway, access and shared par g p rp p rp herein for the benefit of Lot 1 and Lot 2 (hereinafter collectively referred to as the "Lots"). D. Broadway Market has agreed to impose upon and subject Lot 2 to the use restrictions established by paragraph 6 of this Agreement and is executing this Agreement for that purpose. NOW, THEREFORE, in consideration of the foregoing Recitals and the terms, covenants and conditions of this Agreement, Broadway Market and M&I Bank agree as follows: 1. GRANT OF EASEMENTS. a.. Easements for Benefit of Lot 1. Broadway Market hereby imposes upon and burdens Lot 2 with a perpetual and non-exclusive easement for driveway, ingress, egress and access purposes which is hereb anted for the benefit of Lot 1 the "Lot 2 Drivewa Easement") over and across Y 1~' ( Y only those parts of Lot 2 that are to be improved with bituminous, concrete or other hard surfaced driveways or drive aisles as depicted in the site plan attached hereto as Exhibit A or are in the future improved with such driveways or drive aisles designed for providing ingress, egress and access of motor vehicles across Lot 2 (such driveways or drive aisles and those referred to in the first paragraph of paragraph l.b., below, are herein collectively referred to as the "Driveways"). The Lot 2 Driveway Easement is granted for the sole purpose of providing ingress, egress and access of motor vehicles across Lot 2 to and from Hart Boulevard. The Driveways include curb cuts and apron drives between curb cuts that are located on Lot 2. Broadway Market hereby imposes upon and burdens Lot 2 with a perpetual and nonexclusive easement for parking purposes which is hereby granted for the benefit of BroadwayMarket~lvl&IBankRecipmcalEaseAgmt-Clean 2 Lot 1 (the "Lot 2 Parking Easement") over and across only those parts of Lot 2 that are to be improved with bituminous, concrete or other hard surfaced areas designed for motor vehicle parking or are in the future improved with such motor vehicle parking areas. Such parking areas and the Parking Areas referred to in the second paragraph of paragraph l .b., below, are herein collectively referred to as the "Parking Areas". The Lot 2 Driveway Easement and the Lot 2 Parking Easement are herein collectively referred to as the "Lot 2 Easements". The Lot 2 Easements are granted and established solely for the benefit of Lot 1, but are nonexclusive and are to be shared and used in common with Lot 2 and all owners, tenants, occupants, invitees and users of Lot 2. The Lot 2 Easements are also subject to any easements and rights granted to or established for the benefit of Lot 2, Block 1, River View Square, by that certain Reciprocal Easement Agreement recorded as Wright County Recorder Document No. A 1027578. The Lot 2 Easements are also subject to all easements of record as of the date of this Agreement and any easements dedicated in the recorded plat of River View Square Second Addition. The Lot 2 Easements shall run with the title to Lot 2 and bind all persons who now or hereafter have any right, title or interest in Lot 2, their successors, assigns and mortgagees, and shall inure to the benefit of all persons who now or hereafter have any right, title or interest in Lot 1 and their respective successors, assigns and mortgagees. The rights of M&I Bank and its successors and assigns in and to the Lot 2 Easements shall be as set forth in this Agreement. b. Easements for Benefit of Lot 2. M&I Bank hereby imposes upon and burdens Lot 1 with a perpetual and non- exclusive easement for driveway, ingress, egress and access purposes which is hereby anted for the benefit of Lot 2 the "Lot 1 Driveway Easement") over and across only ~' ( BroadwayMarketU~I&IBankReciprocalEaseAgmt-Clean 3 those parts of Lot 1 that are to be improved with bituminous, concrete or other hard surfaced driveways or drive aisles as depicted in the site plan attached hereto as Exhibit A or are in the future improved with such driveways or drive aisles designed for providing ingress, egress and access of motor vehicles across Lot 1 (such driveways or drive aisles and those referred to in the first paragraph of paragraph l.a., above, are herein collectively referred to as the "Driveways"). The Lot 1 Driveway Easement is granted for the sole purpose of providing ingress, egress and access of motor vehicles across Lot 1 to and from Hart Boulevard. The Driveways include curb cuts and apron drives between curb cuts that are located on Lot 1. M&I Bank hereby imposes upon and burdens Lot 1 with a perpetual and nonexclusive easement for parking purposes which is hereby granted for the benefit of Lot 2 (the "Lot 1 Parking Easement") over and across only those parts of Lot 1 that are to h r hard. surfaced areas desi ed for motor be improved with bituminous, concrete or of a gn vehicle parking or are in the future improved with such motor vehicle parking areas. Such parking areas and the Parking Areas referred to in the second paragraph of paragraph l.a., above, are herein collectively referred to as the "Parking Areas". The Lot 1 Driveway Easement and the Lot. 1 Parking Easement are herein collectively referred to as the "Lot 1 Easements". The Lot 1 Easements are granted and established solely for the benefit of Lot 2, but are nonexclusive and are to be shared and used in common with Lot 1 and all owners, tenants, occupants, invitees and users of Lot 1. The Lot 1 Easements are also subject to any easements and rights granted to or established for the benefit of Lot 2, Block 1, River View Square, by that certain Reciprocal Easement Agreement recorded as Wright County Recorder Document No. A 1027578. The Lot 1 Easements are also subject to all easements of record as of the date BroadwayMarket~IVI&IBankReciprocalEaseAgmt-Clean 4 of this Agreement and any easements dedicated in the recorded plat of River View e and Addition. The Lot 1 Easements shall run with the title to Lot 1 and bind Square S c all persons who now or hereafter have any right, title or interest in Lot 1, their successors, assigns and mortgagees, and shall inure to the benefit of all persons who now or hereafter have any right, title or interest in Lot 2 and their respective successors, assigns and mortgagees. The rights of Broadway Market and its successors and assigns in and to the Lot 1 Easement shall be as set forth in this Agreement. The Lot 1 Easements and the Lot 2 Easements are herein. collectively referred to as the "Easements". 2. USE, EFFECT AND ENFORCEMENT OF EASEMENTS. The Easements are appurtenant to Lot 1 and Lot 2 and may not be transferred, assigned or encumbered except as an appurtenance to such Lots. Upon a conveyance of all or any part of the title to Lot 1 or Lot 2, the Grantee b acc tin such conve ance, shall be bound by the terms and conditions of this Y ~ g Y Agreement. The Easements are nonexclusive Easements for the benefit of Lot 1 and Lot 2 for driveway, ingress, egress, access and motor vehicle parking purposes only and may be used for such purposes by the owner(s) of Lot 1 and Lot 2 and their respective tenants, invitees, users, successors and assigns, in common with the owners, successors and assigns of Lot 1 and Lot 2 and their respective tenants, invitees and users. The Easements are private Easements established solely for the benefit of Lot 1 and Lot 2, and no provision of this Agreement shall be interpreted as a grant of any part of Lot 1 or Lot 2 for a public use. Broadway Market and M&I Bank each hereby retain, acknowledge and agree that each is entitled to retain the right to adopt and enforce reasonable regulations and restrictions regulating vehicular traffic and parking on Lot 1 and Lot 2, respectively, including directional arrows, traffic signs and commercially reasonable parking restrictions and that such reasonable regulations and restrictions shall be BroadwayMarket\M&IBankReciprocalEaseAgmt-Clean 5 observed by all of the parties entitled to the use and benefit of the Lot 1 Easements and the Lot 2 i d such re lations and restrictions shall com 1 with an Easements, respectively, prov de gu p Y Y governmental ordinance, regulation or restriction applicable thereto, including those contained in any Conditional Use Permit or Development Contract, and shall not otherwise materially impair the use of the Easements for the purposes stated herein. Broadway Market and M&I Bank each hereby retain, acknowledge and agree that each is entitled to retain the right to further subdivide, develop or improve Lot 1 and Lot 2, and that each lot or parcel into which Lot 1 or Lot 2 is subdivided and each building constructed on Lot 1 or Lot 2 shall have the right to use the Easements in accordance with the terms and conditions of this Agreement. Broadway Market and M&I Bank further agree that each retains the right to construct, re-construct, alter or modify the Driveways and Parking Areas located on Lot 1 and Lot 2 from time to time in the reasonable discretion of Broadway Market or M&I Bank, as the case ma be as necess for the development, redevelopment or improvement of Lot 1 and Lot Y ~ ~'Y 2. Any such subdivision, development, construction, re-construction, alteration or modification shall not materially interfere with or impair the access to and from Hart Boulevard as depicted in Exhibit A attached hereto, reduce the number of available vehicle parking stalls below the number depicted in Exhibit A or result in noncompliance with any governmental ordinance, regulation or restriction applicable thereto, including those contained in any Conditional Use Permit or Development Contract, and shall not otherwise materially impair the use of the Easements for the purposes stated herein.. No fence, barrier, excavation or other obstruction that would unreasonably obstruct or interfere with the passage or parking of vehicles for the purposes stated in this Agreement shall be erected or permitted within the Easements; except as necessary for controlling normal traffic flows, and as necessary, on a temporary basis, for construction purposes, and then only to such BmadwayMarket~M&IBankReciprocalEaseAgmt-Clean 6 extent as to cause the least interference reasonably possible with the use of the Easements for the uses and purposes stated herein. Broadway Market and M&I Bank agree, on behalf of themselves and their respective successors and assigns, that the rights and obligations of Broadway Market and M&I Bank and all subsequent owners of Lot 1 and Lot 2 may be enforced by an action in law or in equity, and that equitable remedies, including injunctive relief, shall be available to enforce obligations arising under this Agreement. The prevailing party in any litigation to enforce rights or obligations arising under this Agreement shall be entitled to recover its reasonable attorney's fees, costs and disbursements. Failure on any one occasion by any party to enforce rights created under this Agreement shall in no event be deemed a waiver of the right to do so thereafter. Upon the transfer or conveyance of all right, title and interest in Lot 1 or Lot 2, as the case maybe, the transferor(s) and their successors and assigns shall be released from any and all liabilities and obli ations arisin under this A Bement from and after the date of such transfer or conve ance, g g ~' Y and shall not be made a party to any proceeding enforcing rights or liabilities under this Agreement, except those which arose prior to the date of the transfer or conveyance. 3. DURATION. The Easements are perpetual in duration and the rights and obligations established by this Agreement shall also be perpetual in duration. 4. CONSTRUCTION, REPAIR AND MAINTENANCE. a. Driveway and Parking Improvements on Lot 2. Broadway Market shall be solely responsible for the initial construction, and all costs associated therewith, of the Driveways and Parking Areas improvements to be constructed on Lot 2. Such Driveways and Parking Areas improvements are to be constructed and completed substantially in accordance with Exhibit A hereto or with any BroadwayMarket~I&IBankReciprocalEaseAgmt-Clean 7 subsequently approved site plan and other plans approved by the City of Monticello for ction of im rovements on Lot 2. the development and constru p Broadway Market shall not be required to construct the Driveways and Parking Areas improvements on Lot 2 until such time as Broadway Market has elected, in its sole discretion, to construct the Driveways and Parking Areas on Lot 2. All costs and expenses for the initial construction of Driveways and Parking Areas on Lot 2 shall be paid solely by Broadway Market. In the event Broadway Market completes construction of a building on Lot 2 before M&I Bank constructs a building on Lot 1, Broadway Market shall be entitled to pave all of the common drive aisle running along the property line between Lot 1 and Lot 2 and the seven parking stalls located immediately northwest of the common drive aisle, substantially as depicted in Exhibit A attached hereto, and M&I Bank shall reimburse Broadway Market for the reasonable costs incurred by Broadwa Market in com letin that art of such awing work located on Lot 1. Y p g p p b. Driveway and Parking Improvements on Lot 1. M&I Bank shall be solely responsible for the initial construction, and all costs associated therewith, of the Driveways and Parking Areas improvements to be constructed on Lot 1. Such Driveways and Parking Areas improvements are to be constructed and completed substantially in accordance with Exhibit A attached hereto or with any subsequently approved site plan and other plans approved by the City of Monticello for the development and construction of improvements on Lot 1. M&I Bank shall not be required to construct the Driveways and Parking Areas improvements on Lot 1 until such time as M&I Bank has elected, in its sole discretion, to construct the Driveways and Parking Areas on Lot 1. All costs and expenses for the initial construction of Driveways and Parking Areas on Lot 1 shall be paid solely by M&I BroadwayMarketU~I&IBankReciprocalEaseAgmt-Clean 8 Bank. At such time as M&I Bank constructs a building on Lot 1, M&I Bank shall complete the Driveways and Parking Areas on Lot 1 substantially as depicted in Exhibit A attached hereto, but subject to any modifications to Exhibit A required by the City of Monticello as a condition of approval of construction of a building on Lot 1. c. Maintenance and Repair of Driveways and Parking Areas. Following the initial construction of Driveways and Parking Areas improvements on Lot 1, M&I Bank shall be responsible and shall arrange for the ongoing and future repair, maintenance and replacement of all Driveways and Parking Areas located on Lot I, including snow and ice removal and sweeping. All costs and expenses incurred by M&I Bank in having such repair, maintenance and replacement work performed or completed are herein collectively referred to as the "Lot 1 Expenses". Until such time as construction of a building has been completed on Lot 2, as evidenced by the issuance of a Certificate of Occu anc b the Cit of Monticello M&I Bank shall be solely P Y Y Y responsible for payment of the Lot 1 Expenses. After construction of a building has been completed on Lot 2, the Lot 1 Expenses shall be allocated between and borne by M&I Bank and Broadway Market, and their respective successors and assigns, as follows: M&I Bank shall pay 67% of the Lot 1 Expenses. Broadway Market shall pay 33% of the Lot 1 Expenses. Following the initial construction of Driveways and Parking Areas improvements on Lot 2, Broadway Market shall be responsible and shall arrange for the ongoing and future repair, maintenance and replacement of all Driveways and Parking Areas located on Lot 2, including snow and ice removal and sweeping. All costs and expenses incurred by Broadway Market in having such repair, maintenance and replacement work performed or completed are herein collectively referred to as the "Lot 2 Expenses". Until BroadwayMazket~M&IBankReciprocalEaseAgmt-Clean 9 such time as construction of a building has been completed on Lot 1, as evidenced by the he Ci of Monticello Broadwa Market shall issuance of a Certificate of Occupancy by t ty y be solely responsible for payment of the Lot 2 Expenses. After construction of a building has been completed on Lot 1, the Lot 2 Expenses shall be allocated between and borne by Broadway Market and M&I Bank, and. their respective successors and assigns, as follows: Broadway Market shall pay 67% of the Lot 2 Expenses. M&I Bank shall pay 33% of the Lot 2 Expenses. Any party incurring costs or expenses that are reimbursable under this paragraph c. shall service notice on the party obligated to pay such reimbursement, including a request for payment of the applicable reimbursement due and copies of paid invoices or statements for the costs or expenses incurred by the party requesting reimbursement. Such notice shall be delivered b first class United States mail to the tax a er for Lot 1 Y pY or Lot 2, as the case may be, identified in the real estate tax records for Wright County, Minnesota, addressed to the address to which real estate tax statements are sent by said County, and shall be deemed to have been delivered one (1) business day after having been deposited with the U.S. Postal Service. The reimbursement requested in such notice shall be due and payable no later than thirty (30) days after the date of delivery of such notice and shall bear interest at the rate of eight percent (8%) per year if not paid within such thirty (30) day period. d. Enforcement of Construction, Repair and Maintenance Obligations. The foregoing obligations and provisions regarding the construction, repair, maintenance and replacement of the Driveways and Parking Areas and reimbursement of costs and expenses associated therewith shall run with the title to Lot 1 and Lot 2 and BmadwayMarketVvl&IBankReciprocalEaseAgmt-Clean 10 bind all present and future owners thereof. Each owner of Lot 1 or Lot 2, by accepting a conveyance thereof, whether or not It shall be expressed In such conveyance, covenants and agrees to pay or reimburse the costs of construction, maintenance, repair and replacement described in this paragraph 4. Such agreement to pay or reimburse said costs and expenses shall be a personal obligation of each and every person or persons who are the legal or equitable owners of Lot 1 or Lot 2 at the time the repair, maintenance and replacement costs are incurred, and shall be enforceable by each owner of Lot 1 or Lot 2, as the case maybe, to whom reimbursement is due. No provision of this Agreement shall be interpreted to permit or allow .Broadway Market or M&I Bank, or their respective successors and assigns, to enter into Lot 1 or Lot 2, as the case maybe, to construct Driveways, Parking Areas or related improvements thereon, with the sole exception of Broadway Market's right to complete construction of seven parking stalls on T li ations of Broadwa Market and M&I Bank Lot 1 as stated m subparagraph 4.a. he ob g y to construct, maintain, repair and replace the Driveways and Parking Areas on Lot 1 and Lot 2 shall, however, be enforceable by an action in equity, including injunctive relief, to enforce such obligations. The prevailing party in any litigation to enforce rights or obligations under this paragraph 4 shall be entitled to recover its reasonable attorneys' fees, costs and disbursements. 5. INDEMNIFICATION. Each owner of Lot 1 and Lot 2 (as the case may be) shall be solely responsible for, and shall protect, indemnify, defend and hold the owner(s) of Lot 1 and Lot 2 (as the case may be) harmless from and against, any and all costs, expenses (including, but not limited to, attorneys' fees and court costs), claims, causes of action and liabilities arising in connection with or resulting from such owner's construction, repair, replacement, operation, use and maintenance of any Driveways, Parking Areas or related BroadwayMarketUvi&IBankReciprocalEaseAgmt-Clean 11 improvements constructed or maintained within the Lot 1 Easements or the Lot 2 Easements (as ' ' asserted in connection the case may be), I,nclud>ng, but not limited to, any mechamc s liens therewith. 6. USE RESTRICTIONS. Broadway Market hereby imposes the following use restrictions on Lot 2 for the sole benefit of the fee owner(s) of Lot 1, subject to all of the terms, conditions and limitations stated in this paragraph 6. This use restriction shall run with the title to Lot 2 and bind all persons who now or hereafter have any right, title or interest in Lot 2, their successors, assigns and mortgagees, and shall inure to the benefit of all persons who now or hereafter have any right, title or interest in Lot 1 and their respective successors, assigns and mortgagees. a. Use Restriction. No part of Lot 2 shall be used for the operation of a Financial Institution (as defined below) for as long as Lot 1, from and after completion of im rovements to Lot 1 is used and im roved for the o eration of a Financial all p p P Institution (subject to temporary closures for repairs or restorations of any future casualty damage, or for renovation or remodeling). When used in this paragraph 6, the phrase "Financial Institution" shall mean: (i) any bank, savings bank, trust company, savings and loan association or credit union licensed, chartered or otherwise authorized to do business under federal or state law; and (ii) any similar operation in the business of making loans and/or accepting deposits, but shall not include tax preparation businesses. (iii) A "Financial Institution" shall not include a real estate sales office, mortgage company or any retail business or restaurant that maintains an ATM on premises. b. Remedies for Breach of Use Restriction. In the event of a breach of the use restriction stated in subparagraph 6.a., above, the owner of Lot 1, its successors and assigns, shall be entitled to obtain injunctive relief to enjoin the continuance of such BmadwayMarket~M&IBankRecipmcalEaseAgmt-Clean 12 breach, as well as any other remedies available at law or in equity, it being acknowledged that the owner of Lot 1, its successors and assigns, shall not have an adequate remedy at law for breach of such use restriction. Broadway Market and its successors and assigns shall not be liable for monetary damages resulting from breach of the use restriction stated in subparagraph 6.a., above, unless a court of competent jurisdiction has denied injunctive relief or ordered monetary damages in addition to injunctive relief in any proceeding to enforce such use restriction. The prevailing party in any litigation to enforce the use restriction stated in paragraph 6.a., above, shall be entitled to recover its reasonable attorneys' fees, costs and disbursements. Upon the transfer or conveyance of all right, title and interest in Lot 2, the transferor and their successors and assigns shall be released from any and all liabilities and obligations with respect to the use restriction stated in subparagraph 6.a., above, from and after the date of such transfer or conveyance, and shall not be made a party to any proceeding enforcing such use restriction, except those which arose prior to the date of transfer or conveyance. 7. AMENDMENT. This Agreement and any provision herein contained may be terminated, extended, modified or amended, only with the express written consent of all of the owners of Lot 1 and Lot 2. No amendment, modification, extension or termination of this Agreement will affect the rights of the holder of a mortgage constituting a lien on any portion of Lot 1 or Lot 2 at the time of such amendment, modification, extension or termination unless such mortgagee consents to the same. No tenant, licensee or other person or entity that does not own an interest in the fee title to Lot 1 or Lot 2 will be required to join in the execution of, or consent to, any action of the parties subject to this Agreement 8. MISCELLANEOUS. This Agreement is intended to be interpreted in accordance with Minnesota law, represents the entire agreement between Broadway Market and BroadwayMarketuvl&IBankReciprocalEaseAgmt-Clean 13 M&I Bank with respect to the Easements and the subject matter of this Agreement and shall run with the title to Lot 1 and Lot 2 and be binding upon Broadway Market and M&I Bank and their respective successors, assigns and mortgagees to the extent herein provided. • • BroadwayMarketUvl&IBankReciprocalEaseAgmt-Clean 14 IN WITNESS WHEREOF, Broadway Market and M&I Bank have executed this A Bement as of the date first above written. Broadway Market Investors LLC By Its • STATE OF MINNESOTA ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of 2008, by ,the of Broadway Market Investors LLC, a limited liability company under the laws of Minnesota, on behalf of the limited liability company. Notary Public M&I Marshall & Ilsley Bank By Its By Its • BroadwayMarketUVl&IBankReciprocalEaseAgmt-Clean 15 STATE OF ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this 2008, by and day of , . the and of M&I Marshall & Ilsley Bank, a Wisconsin state chartered bank under the laws of Wisconsin on behalf of the bank. Notary Public • THIS INSTRUMENT WAS DRAFTED BY: Steiner & Curtiss, P.A. 400 Wells Fargo Bank Building 1011 First Street South Hopkins, MN 55343 BmadwayMarketUbl&IBankKeciprocalEaseAgmt-Clean 16 MORTGAGE HOLDER CONSENT TO RECIPROCAL EASEMENT AGREEMENT U.S. Bank National Association, a national banking association, which holds a Mortgage, Security Agreement, Assignment of Leases and Rents and Fixture Financing Statement on Lot 2, Block 1, River View Square, .Second Addition, which mortgage was recorded September 29, 2006, as Document No. A 1027580, in the office of the County Recorder for Wright County, Minnesota, does hereby join in, consent to, and subordinate to the attached Reciprocal Easement Agreement. U.S. BANK NATIONAL ASSOCIATION By Its By Its • • STATE OF COUNTY OF ss The foregoing instrument was acknowledged before me this day of , and the 2008, by of U.S. Bank National and Association, a national banking association, on behalf of the bank. Notary Public • BroadwayMarketVvl&IBankReciprocalEaseAgmt-Clean 17 EXHIBIT A Copy of Approved Site Plan 3140893_2 • BroadwayMarketuVl&IBankReciprocalEaseAgmt-Clean 1 g • M R` Nyy ~8 F ~~ /-a~•ry: ~O~i~ / ~~y~?i /' /.~ b ~f~ y ~~ ~o .~ sAD oop ~ ~_ m~D ~~~ ooh '~ Z m ~ N ~ \~ m 171 \ w ~ N m o ~ D Z b N N / .n ~i~ ,\ ,\ ~'s \ ~~ ~~' ~~ 9•h~ B~ \_ ~ ,, a` \ \ 4. e ~ ~ ~ gg " ~' o g~fi~ ~~~R~~~=~ ~' e `'o~o ~o~b~$4~ ~ e ~~ F ~ ~E'~~~g L *~ e ~~ ~~ mY _~ o ~C~j~~o ~<~ ~~~~~ 9~ e ~ ~yy ~~ ~~ iP~ ~~' ~ R ~N ~~ ~~ ~~ ~a~ ~~ a ~ A ~. i Planning Commission Agenda - 09/02/08 7. Public Hearing -Consideration of a request for Preliminary and Final Plat for Monticello • Commerce Center Eighth Addition and a Request for Rezoning from I-IA (Light Industrial) and B-2 (Limited Business) to B-4 fRegional Business). Applicant: I&S Group, Inc. (NAC) REFERENCE AND BACKGROUND I&S Group is seeking Rezone and Preliminary Plat approval to construct a department store facility north of Chelsea Road, south of Interstate 94 and west of Fenning Avenue. The subject site seeking approval with this application is 7.6 acres in size and is zoned both Il -A, Light Industrial District and B2, Limited Business District. This site is part of a larger Monticello Commerce Center Addition development site, but at this time only the department store application is being reviewed. The applicant is proposing a 93,325 square foot department retail sales building. The applicant is seeking Rezone from Il -A and B2 to B-4, Regional Business and Preliminary Plat approval. • Preliminary Plat and Rezone. The subject site will be platted as Lot 1, Block 1 of Monticello Commerce Center 8~' Addition. Lot 1, Block 1 is approximately 7.6 acres in size and is located on Chelsea Road; south of Interstate 94, west of Fenning Ave. Two additional outlots, A and B, are also included, which will be developed at a later date. Outlot A measures 19.35 acres and will remain I1-A, Light Industrial District. Outlot B measures 12.1 acres and will remain B-2, Limited Business District. • The site is unique in that it "straddles" the I1-A, Light Industrial and B-2, Limited Business Districts. The applicant is seeking rezone for Lot 1, Block 1, from these respective districts, to 13~, Regional Business. Because this application is for Plat and Rezoning only, the City's review authority is limited to ordinance compliance. The City's authority expands for Conditional Use Permit reviews, and often includes architecture and other elements. As a permitted use in the requested zoning district, only comments relating to general land use, specific code compliance, and issues related to the plat are subject to recommendation. ANALYSIS Comprehensive Plan. Monticello's 2008 Comprehensive Plan currently guides this site's land use as Places to Shop, a designation for commercial retail uses. Zoning. The purpose of the B~4, Regional Business District, is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. The proposed department store application satisfies the intention of the zoning district and is a permitted use. Access and Circulation. Access to the department store site is provided from Chelsea Road, which is directly connected to I "44 via Fenning Avenue. Internal access easements to future development surrounding the Kohl's site have not been provided. Internal drive lanes throughout tke parking lot are a minimum of twenty four (24) feet in width; 1 Planning Commission Agenda - 09/02/08 wide enough for two (2) lanes of traffic. Pedestrian access through the site is provided by hardscaped plaza surface adjacent to the building. No sidewalk connections have been shown. As a condition of Plat approval, staff will recommend that the applicant agree to provide access to adjoining property parking lot areas once those properties are ready to be developed. The purpose of this requirement is to manage the number and location of access points along Chelsea Road and minimize the traffic conflicts created by too-frequent driveways that can result from the subdivision of commercial property. The applicant has requested final plat approval in conjunction with this application. Final plat approvals are subject to Council decision. A copy of the proposed final plat has been included in the supporting data for reference. Lot Requirements and Setbacks. Setback requirements are based upon the zoning requirements of the B-4, Regional Business District.. The following chart demonstrates the applicable performance requirements, as well as what is proposed for the site: Required Proposed Compliance Minimum Lot Area N/A 7.6 acres Compliant Maximum Building Height 2 stories 1 story Compliant Lot Width N/A 6b0 feet Compliant Front Yard Setback 0 feet 150 feet Compliant West Side Yard Setback 0 feet 65 feet Compliant East Side Yard Setback 0 feet 350 feet Compliant Rear Yard Setback 0 feet 45 feet Compliant Parking. The applicant is proposing a retail sales facility. The following chart demonstrates the minimum number of parking stalls required for the site: Required Proposed Tenant Area 90%) Re uirement Stalls Stalls 1 space/200 Retail Sales 93,325 s.f. 83,992.5 s.f. s.f. of floor 420 stalls 392 stalls area The site plan illustrates 392 parking stalls for the department store, including 28 proof of parking stalls located on the west side yard, behind the building. While the site does not meet the parking standards set by Zoning Ordinance, the additional proof of parking indicates that should the retail department store need additional parking, it has been planned for. ADA compliance requires a parking lot of this size to provide eight (8) accessible parking stalls, of which one (1) must be van accessible. The submitted plan indicates twelve (12) ADA parking stalls, with four (4) being van accessible. The proposed plan exceeds ADA compliance requirements. • • Signage. City staff understands that the applicant has not submitted a signage plan detailing proposed signs for the department store site. In recent discussions, it has been indicated that the applicant might like to pursue an ofr'-site identification sign. If this is indeed what the applicant desires, the City is open to an on-site monument sign allowance identifying it from Chelsea Road. P1ant~ngCommissor~ agenda - 09/02/08 Further discussion will be needed, as t~siminary plat approval does not approve a specific signage plan. Landscaping and Screening. Commis~es require a mim of one ('1) tree per 1,000 s.f. of gross building floor area or one (1) tmcps fifty (50) lineal .feet of site perimeter, whichever is greater. For this proposed project, the 'laulding floor aaca measurement was utilized, which equaled ninety three (93) overstory trees 'ffie submitted lands~e plan indicates thirteen (13) overstory trees. According to Zoning Ordinance, the s plan requires aQ additional eighty (80) overstory trees. However, Ordinance also states,;~et~p to fifty (50%) tithe required manber of overstory trees can be created through a combir+af overstory tr~eesard additional landscape design elements. In no case though, shall the a~bcr of overstory teas be less than ~~o of the appropriate formula. With this aforementioned calculation, al9mitted landscapeplan must add an additional thirty (33) overstory trees. These trees must'bcaatless than 25%,uous and2coniferous. City staff recommends that some of this regti~ent be fulfilled+analong the prx~ty boundaries adjacent to the Outlots A & B. The City recognizes the value of interghway exposurse u commerciai ckvelopers. The City also wishes to avoid the undesir tony of fully hosed building shies and rears and wishes to provide natural visual variefiyte~e travelers on the:i~erstate. Na~ual visual variety will alleviate the boredom for travelersa~ll project a cieataQd pleasant ir~ge of the City of Monticello and the commercial prope+#la~t comprise the C~ly's front door view. The size requirement of the provided Y trees complies Frith Ordinance tendards. The developer has indicated to staff that laud areas will lse ~igated to e~u'e the vitality of the plantings. According to ordinance re s, the develt~ermust provide latancial security that guarantees live growth of the plant;>ls for a two year period firan! the date of installation. In the even that the plant s~1s under this pilau~ust be repl~acsad due to death, disease or other reason, said financial ~l shall be exteodndto cover an<~iitional two (2) years from date of replacement. Grading, Drainage, and Utilities. Tl~t3lyEngineer and cta~alting engi~from WSB have reviewed the grading and drainage and plans. It shouldhc noted that i~ standard 6' and 12' drainage and utility easements ha~hprovided for iaiapreliminary~at. Corresponding easements on the east and west adjace~~petties will be named at the timethose properties are developed and platted. Building Materials. The applicants ~tted buildirgt~evation plans ~r information only. The exterior materials are com}~ran~h the City's regtiamnents fort+ammercial buildings. Lighting. A lighting photometric plansite, excludi~gt~rior buildir~lighting, has been submitted for the proposal. The photo~edoes indicate exceedi~one (1) foot candle at the front and east side yard propertya~ A revised phd6car~etric should`beprepared indicating compliance with the one foott~e regulation. 7hcphotometric ~tlicates nine (9) perimeter, single post lamps and seven':('~a~lditional multi knc,single post'latr+ps. i Loading Dock. According to the subnai~plan, the loadir~~oclc area is,proposed with visibility from the adjacent Chelsea I~oad.~l~addition, a wall is proposed in this Planning Commission Agenda - 09/02/08 vicinity, allowing access for s~ truck deliveries. The retaining wall details have not been submitted, but the grading plan indicates a three (3) foot change in grade from the top of the loading drive to the bottom. To:~creen views from Chelsea Road, City staff suggests that the retaining wall be a minimum eigi~ (8) feet above finished grade. In addition, City staff recommends that screening of fit azea include a landscaped space that softens the impact of the masonry wall and enhances the peening impact of the loading area over time. ALTERNATIVE ACTIONS Decision 1. Regarding the requr~t for Rezoning for Lot 1, Block 1, Monticello Commerce Center 8~' Addition from I1-A, Light Industrial and B2, Limited Business to B-4, Regional Business. 1. Motion to recommend approval of the rezoning to B-4, based on a finding that the proposed rezoning is consister~ roith the Comprehensive Plan. 2. Motion to recommend 8enial of the rezoning, based on a finding that the B-4 zoning district does not fulfill the intent of the Comprehensive Plan for this site. Decision 2. Preliminary Plat: 1. Motion to recommer~approval of the request for preliminary plat approval, based on a finding that the proposed plat iccconsistent with the intent of the B-4, Regional Business, subject to the conditions outlined in Ead~it Z. 2. Motion to recommend~+denial of the request for preliminary plat approval, based on a finding that the proposed plat:is~ consistent with the intent of the B-4, Regional Business. RECOMMENDATION I&S Group is seeking approves €~ Rezoning and Preliminary Plat approval to construct a department store facility north'f Chelsea Road, south of Interstate 94 and west of Fenning Avenue. The applications for mane and preliminary plat generally meet the Zoning Ordinance requirements and staff recom~cls approval upon conditions outlined in Exhibit Z. SUPPORTING DATA Exhibit A: Title Sheet Exhibit B: Preliminary P~tCl.l (NOT APPLICABLE) Exhibit C: Preliminary PhtC1.2 (NOT APPLICABLE) Exhibit D: Exiting Site &l~oval Plan Exhibit E: Site Utility Plan Exhibit F: Site Unities ~m and Profiles (East) Exhibit G: Site Utilities ~ and Profiles (East & North) Exhibit H: Site Utilities "~ and Profiles (South & West) Exhibit I: Site Utilities"~edules Exhibit J: Site Grading Exhibit K: Site Grading Elevations Exhibit L: Storm Water'Po~ution Prevention Plan (SWPPP) 1 Exhibit M: Storm Water Pn'llution Prevention Plan (SWPPP) 2 • • • Planning Commission Agenda - 09/02/08 Exhibit N: Exhibit O: Exhibit P: Exhibit Q: Exhibit R: Exhibit S: Exhibit T: Exhibit U: Exhibit V: Exhibit W: Exhibit X: Exhibit Y: Exhibit AA: Exhibit BB: Exhibit CC: Site Details 1 Site Details 2 Site Details 3 Site Details 4 Site Details and Specifications Site Lighting Photometric Plan Site Lighting Circuiting Plan Landscaping Plan Landscape Details Landscaping Details and Specifications Preliminary Plat (REVISED) Final Plat (REVISED) Building Elevations City Engineers Memo Zoning Map (Draft as recommended by Planning Commission) Exhibit Z: Conditions of Approval ~1 ~~ • Planning Commission Agenda - 09/02/08 EXHIBIT Y Conditions of Approval Kohl's Department Store Rezone and Preliminary Plat Recommended Staff Conditions agreed to by Applicant and adopted by Planning Commission: Internal cross access easements to future development surrounding the Kohl's site must be provided. The provision of these accesses may be made as a part of the development agreement. 2. Signage is not a part of preliminary plat approval. The applicant must submit a signage plan as part of a separate review and approval. 3. Submitted landscape plan must be revised to include an additional thirty (33) overstory trees or equivalent understory plantings. These trees must be not less than 25% deciduous and 25% coniferous. 4. The area adjacent to the loading dock must be landscaped with a layered vegetated screen to run the length, including overstory trees, shrubs and perennials. The retaining wall must be a minimum eight (8) feet above finished grade. The developer must provide fmancial security that guarantees live growth of the plant materials for a two (2) year period from the date of installation. The applicant shall provide a separate trail easement document to encompass the existing trail along the north side of Chelsea Road. 8. 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PyU~U L t ~ t U O~~~ az3o3 N L ~ ~ ~..N~ n O~~N m ~~ o O ~ _ ~ W o..Nav vu~ .c 3 d~ co °t~- % v ~crio ~ ~ N %/ %~ m Q~oo O NNyf7 o aa~~~ aZQaQ r Z OUZW ~ \~ V W O Z ~ ~~F4IWp o wo~Wmo Z rQ-Najtiw Z V V T N R' ?~3°?~mo w J • i ~~ / / ~~ ryh~ /`~~y Oy ~ `-' BB'80/ -_ _ ~/ ~ Sb'L49Z 3..ZS,CO.OS >, ~` /`/ ~i~ eo-sa-a .o~ sews / air 1i s :s s O~ v ~ es 8 I / I I I I I I I I I ~n .3 • • • W W N N Q LN r W ~~SA:;::~:ivE® ~C1C; - 4 2008 a ~ Z ~ ° W S w w ~ g ~ o ~ x W ~ ~ ~ o ~ ~ ~~ U U OO t O l•_• ~ S _ w w ~ 5FI a ~ >~ ~ ~ ~ b~ $ ~ s a o ~ ~~ ~; t4 ¢ g ~~ °~~~~ ~ $> O <t gg~ C ¢~ ~~ ~ ~~~ a ~~3 ~3:~~~:4 ~ ~~~)LL ~~~~~~ ~~ ~~~ ~~ a~ ~~ ~~~ 0 a N 0 ~ o ~ s a w J ~ ~ b 3 ~ 3 ~ ; ~ 3 j ti 3 4 M U H r' ~ ~ ~ ~ ~ ~ n. 7 ~ ~ ~ ~ V a w Y r ..~ O ~ Z w Qo V <n F- p a m J S w w Z O w w Z Z g n. w 0 L Z 0 w w >~ Z O J W Z Z 0 a w Q~ i W ~.~ S~ 4 d ~'~i u ^ct ~- u ~ . • • WSB cC :Vss~x August 27, 2008 Infrastructure ~ Engineering ~ Planning ~ Construction Mr. Lynn Bruns, PE IS Group 1415 Town Square Lane Faribault, MN 55021 Re: Kohls -Construction Plan Review City of Monticello Planning No. 2008-020 WSB Project No. 1627-94 • Dear Mr. Bruns: 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 541-4800 Fax: 783 541-1700 We have reviewed the preliminary construction plans dated August 4, 2008, for the above- referenced project and offer the following comments: Sheet C1.2 -Preliminary Plat The preliminary plat should show existing topography (contours, existing utilities, etc.), adjacent properties owner information as per City requirements. 2. A separate easement document for the existing pathway along Chelsea Road will need to be recorded with the plat approval. Please submit the plat to Mn/DOT for review. Sheet C1.3 -Existing Site and Removal Plan The City may require some modifications to the existing striping on Chelsea road to accommodate left turns into the proposed accesses. • 2. The sanitary sewer service to serve the site was extended this summer beyond the pathway approximately 12 feet. 3. The storm sewer stub at the east access is a 21" RC pipe, not 30" as noted. This stub was extended another 8 feet to the north beyond the pathway. 4. Three conduit crossings were extended across Chelsea Road approximately 50 feet west of center of the proposed easterly access. ACEC 2008 Firm of the Year K:10 1 61 7-9 61AdminlDocsILTR-!brans 082708.doc Mr. Lynn Bruns, PE August 27, 2008 Page 2 Show existing gate valves and the air relief manhole on the watermain along Chelsea Road. 6. Please provide earthwork calculations for the site. 7. Barricades or signs will need to be provided indicating the pathway is closed. Sheet C2.1-Site & Dry Utility Plan In order to minimize and line up existing access points and potential future access points along Chelsea Road from CR 18 to Fallon Avenue, consider providing a shared access at the western most access point with the adjacent property to the west. 2. As discussed, it is assumed a shared access will be accommodated for the adjacent property to the east when it develops. The full right turn lane length on Chelsea Road should be 150 feet long with a 10:1 taper. • 4. Striping from the west side of the two easterly access points should extend out to the edge of the westbound through lane and taper back at a 10:1 slope back to the full turn right lane so that there is not a continuous right turn lane striped between the accesses. This will help minimize vehicles using the right turn lane as a through lane. Pavement markings should be epoxy, not paint as noted. 6. Right turn arrows (poly-preform) should be included on the plan. 7. Atypical section should be provided for the turn lane. Sheet C2.2 -Site Utility Plan Please provide. storm sewer design calculations. A complete review of the storm sewer system will be reviewed after these calculations are submitted. 2. Provide a cleanout on the sanitary sewer service. The City requires a maximum 70 foot spacing for services. Coordinate all watermain shut downs with the Public Works Department as the watermain on Chelsea Road is a major trunk line serving the City. 4. The 6-inch sanitary sewer seems steep. Verify that it meets MCES standards for scouring. 5. Verify fire hydrant locations with the City Fire Chief. No additional hydrants are required on the site as long as existing hydrants are within 150-feet of building FDC's. In addition, it is assumed that the building will be sprinkled. K:10 1 61 7-9 61AdminlDocsiLTR-!brans 081708.doc Mr. Lynn Bruns, PE August 27, 2008 Page 3 6. Label where the storm sewer, sanitary sewer and water service connection points are. 7. Move catch basin manhole labels closer to the structure so it is easier to read. Screen the site layout so the utilities are more visible. 9. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 10. Provide an as-built plan once construction is complete. Sheet C3.1/C3.2 -Site Grading Plan 1. Provide more detail on the entrance grades to verify they will drain and not cause standing water. Chelsea Road has flat centerline grades and some of the existing driveways have standing water. Show drainage arrows at the intersections. Show tip out curb if needed to provide drainage across the driveways. 2. Show the boulevard grades. Sheet C5.1 Site Details 1. Add a note to scarify and compact the subgrade for the turn lane on Chelsea Road. Some muck was encountered on a segment on Chelsea Road to the west with construction of turn lanes, so some subgrade correction may be required. Please provide a written response addressing the comments above. Final construction plans will need to be submitted, reviewed, and approved prior to building permit approval. In addition, the final plat must be recorded prior to building permit approval. Please give me a call at 763-287-7162 if you have any questions or comments regarding this letter. Thank you. Sincerely, WSB & Associates, Inc. Shibani K. Bison, PE Project Manager cc: Bruce Westby, City of Monticello John Simola, City of Monticello Angela Schumann, City of Monticello Steve Grittman, NAC lh • K:101627-961AdminlDocsILTR-!brans 082708.doc