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Planning Commission Agenda - 03/04/2025
AGENDA REGULAR MEETING – PLANNING COMMISSION Tuesday, March 4, 2025 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison: Councilmember Kip Christianson Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order B. Roll Call C. Consideration of Additional Agenda Items D. Approval of Agenda E. Approval of Meeting Minutes • Regular Meeting Minutes – February 4, 2025 F. Citizen Comment 2. Public Hearings A. Consideration of a Request for Development Stage and Final Stage Planned Unit Development/Rezoning to Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Principle Uses in the I-2 (Heavy Industrial) District. Applicant: Timothy Flander B. Consideration for a Conditional Use Permit for a proposed Entertainment/Recreation, Indoor Commercial Facility in an I-2 (Heavy Industrial) District. Applicant: Elizabeth Barthel JOINT CITY COUNCIL/PLANNING COMMISSION WORKSHOP Mississippi Room 4:45 p.m. Concept Stage Submittal for a 106.05 acre development including data center uses, within a Light Industrial Park, Mixed Neighborhood, Commercial and Residential Flex and Estate Residential land use designation areas as identified by the Monticello 2040 Vision + Plan. C. Consideration of a Conditional Use Permit for a proposed Auto Repair -Minor Facility in an B-4 (Regional Business) District and Consideration of a Conditional Use Permit for Cross Access and Parking. Applicant: RA Smith, Inc. D. Consideration of a Conditional Use Permit for Cross Parking Agreement in the Central Community District (CCD) Applicant: Zach Barthel 3. Regular Agenda A. Consideration of Site Plan Review for The Nordic at 106 Walnut Street B. Consideration of approving Corrective Resolution PC-2025-03A – Meadowbrook Development Stage PUD 4. Other Business A. Community Development Director’s Report 5. Adjournment AGENDA REGULAR MEETING – PLANNING COMMISSION Tuesday, March 4, 2025 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison: Councilmember Kip Christianson Staff: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order B. Roll Call C. Consideration of Additional Agenda Items D. Approval of Agenda E. Approval of Meeting Minutes • Regular Meeting Minutes – February 4, 2025 F. Citizen Comment 2. Public Hearings A. Consideration of a Request for Development Stage and Final Stage Planned Unit Development/Rezoning to Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Principle Uses in the I-2 (Heavy Industrial) District. Applicant: Timothy Flander B. Consideration for a Conditional Use Permit for a proposed Entertainment/Recreation, Indoor Commercial Facility in an I-2 (Heavy Industrial) District. Applicant: Elizabeth Barthel JOINT CITY COUNCIL/PLANNING COMMISSION WORKSHOP Mississippi Room 4:45 p.m. Concept Stage Submittal for a 106.05 acre development including data center uses, within a Light Industrial Park, Mixed Neighborhood, Commercial and Residential Flex and Estate Residential land use designation areas as identified by the Monticello 2040 Vision + Plan. C. Consideration of a Conditional Use Permit for a proposed Auto Repair -Minor Facility in an B-4 (Regional Business) District and Consideration of a Conditional Use Permit for Cross Access and Parking. Applicant: RA Smith, Inc. D. Consideration of a Conditional Use Permit for Cross Parking Agreement in the Central Community District (CCD) Applicant: Zach Barthel 3. Regular Agenda A. Consideration of Site Plan Review for The Nordic at 106 Walnut Street B. Consideration of approving Corrective Resolution PC-2025-03A – Meadowbrook Development Stage PUD 4. Other Business A. Community Development Director’s Report 5. Adjournment 1 MINUTES REGULAR MEETING – PLANNING COMMISSION Tuesday, February 4, 2025 – 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Chair Andrew Tapper, Vice-Chair Melissa Robeck, Rick Kothenbeutel, Teri Lehner, Rob Stark Council Liaison Present: Councilmember Kip Christianson Staff Present: Angela Schumann, Steve Grittman, Bob Ferguson, Tyler Bevier 1. General Business A. Call to Order Chair Andrew Tapper called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Roll Call Andrew Tapper called the roll. C. Council Liaison Introduction Andrew Tapper introduced Councilmember Kip Christianson as the 2025 council liaison. D. Consideration of Additional Agenda Items None E. Approval of Agenda ROB STARK MOVED TO APPROVE THE FEBRUARY 4, 2025 REGULAR PLANNING COMMISSION MEETING AGENDA. TERI LEHNER SECONDED THE MOTION, MOTION CARRIED UNANIMOUSLY, 5-0. F. Approval of Meeting Minutes • Regular Meeting Minutes – January 7, 2025 MELISSA ROBECK MOVED TO APPROVE THE JANUARY 7, 2025 REGULAR MEETING MINUTES. ANDREW TAPPER SECONDED THE MOTION, MOTION CARRIED, 5-0. • Workshop Meeting Minutes – January 7, 2025 ANDREW TAPPER MOVED TO APPROVE THE JANUARY 7, 2025 WORKSHOP MEETING MINUTES. MELISSA ROBECK SECONDED THE MOTION, MOTION CARRIED, 5-0. 2 G. Citizen Comment None 2. Public Hearings A. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation” amending the Light Industrial Park, Employment Campus designations and any other related sections of text necessary to define various types of technology industry land uses within the City, identify considerations for their appropriate locations, and maintain consistency with other City land use goals and policies. Applicant: City of Monticello City Planner Steve Grittman gave an overview of the role and responsibilities of the Comprehensive Plan and introduced the proposed amendment. Planner Grittman explained that a Comprehensive Plan amendment is intended to attempt to address a mistake, error, or changing conditions that are driving the review. The changing conditions for review this evening are the industrial land use categories of the 2040 Plan. Planner Grittman began with the Employment Campus industrial designation, stating that the Employment Campuses are industrial uses specifically intended to provide employment-based activities and can interact with commercial uses. These are often light industrial park uses or similar uses that speak to a higher employment count, although employment may not be the only factor for location within this designation. The General Industrial Land Use designation is catered towards heavy industrial uses that may have additional demand for supporting outdoor infrastructure or storage and may have other impacts requiring mitigation. Planner Grittman stated that the proposed amendment is to consider whether to incorporate data centers into the 2040 Plan’s industrial land use designations and determine the appropriate designation. Staff propose that the Light Industrial Park designation of the 2040 Plan is the most appropriate for this type of use. Light Industrial Park is generally lower in employment generation than Employment= Campus, yet may have high taxable value. He noted that the land use designations may have blended characteristics where they converge in uses and intensities. Staff is seeking Planning Commission input on what classification is best suited for data centers for the community long- term. Steve Grittman spoke to the report discussion around data centers and reminded policymakers of past workshops and meetings that reviewed data center uses. These discussions noted aspects of high taxpaying land-use, yet low employment 3 generation. Steve Grittman spoke to the City’s goals for a diverse tax base and high paying jobs. He indicated that data centers meet the goal of diverse tax base, yet often do not meet the goal of high employment count . This should be kept in mind in the amendment process to reserve land for other industrial uses that have high employment count in order to balance these factors and City goals. Steve Grittman walked through the proposed modifications to the technology park language of the Plan in both the Employment Campus and Light Industrial Park designation and spoke to the difference between technologic manufacturing production compared to the processing of data only, such as a data center. Data centers would not be allowed in either the Employment Campus or General Industrial land use designations under the amendment. Steve Grittman then reviewed the proposed language for data center allowance within the Light Industrial Park, which is intended to address the unique aspects of the use itself. The language proposed is intended that provide that proposed locations for data centers do not conflict with other land uses, especially residential; that they do not create shortages in land supply, utility services or electric generation, and that data centers are adequately serviced by local municipal utilities and infrastructure. Andrew Tapper began with an overview of what was presented for consideration as a first step and spoke to the fact that future decisions would also be forthcoming as related to data centers uses. Andrew Tapper verified that the amendment is intended to allow data centers coming within the community. He asked why staff did not feel that data centers were appropriate for the General or Heavy Industrial designation. Steve Grittman stated that staff feel that General Industrial land use is limited in the community, to manage impacts to the surrounding community. The classification as Light Industrial Park preserves the intended areas for aspects of less traffic generation and noise pollution than a General Industrial classification may allow, and cautioned against a more intense classification than Light Industrial Park should a data center not materialize. Andrew Tapper asked if adding an overlay zoning in the future would mitigate specific issues and asked about a roadmap for the decision-making process. Steve Grittman agreed that there are more appropriate areas within the Light Industrial Park land areas for data centers than others and spoke to the potential for changes to the I-1 district and a potential overlay district, which would set additional standards to be met for data centers as a two-step process. This would provide for additional leverage for locating data centers in the appropriate locations. Andrew Tapper opened the public comment portion of the item. Andrew Tapper closed the public comment portion of the item, hearing no comment from the public. 4 ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-06 RECOMMENDING APPROVAL OF THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE PLAN), CHAPTER 3, “LAND USE, GROWTH AND ORDERLY ANNEXATION” AMENDING THE LIGHT INDUSTRIAL PARK, EMPLOYMENT CAMPUS DESIGNATIONS AND RELATED SECTIONS OF TEXT NECESSARY TO DEFINE VARIOUS TYPES OF TECHNOLOGY INDUSTRY LAND USES WITHIN THE CITY, IDENTIFY CONSIDERATIONS FOR THEIR APPROPRIATE LOCATIONS, AND MAINTAIN CONSISTENCY WITH OTHER CITY LAND USE GOALS AND POLICIES, BASED ON FINDINGS IN RESOLUTION NO. PC-2025-06. MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIES, 5-0. Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation” re - guiding certain parcels from their existing Development Reserve designations to alternative Light Industrial Park. Applicant: Monticello Tech LLC City Planner Steve Grittman indicated that the application from Monticello Tech LLC is to request to re-guide an approximately 250 acre area of Development Reserve land use designation to Light Industrial Park. The area proposed currently abuts the current guidance as Light Industrial Park. Steve Grittman spoke to the 2040 Comprehensive Plan which guides the land outside of the city, yet within the Monticello Orderly Annexation Area (MOAA). He referenced the subject area guided Development Reserve and adjacent to Light Industrial Park designated land. He spoke to the rationale behind Development Reserve, which reserves land for development. The applicant is requesting to extend the Light Industrial Park designation into the Development Reserve space in this area. Steve Grittman stated that the Monticello Zoning Ordinance provides the standards for reviewing Comprehensive Plan amendments, including whether the proposed amendment corrects an error or addresses the need resulting from a changing condition, trend, or fact arising since the adoption of the Comprehensive Plan . In this case, that is reflected through the previous item for amendment of the 2040 Plan to allow data centers within the Light Industrial Park land use pattern, and factoring in the unique and changing trend of data centers as a use. Steve Grittman referred to data centers as capable of generating stable and diverse tax base. They can also produce high quality employment. Steve Grittman discussed the extent to which the proposed amendment addresses a demonstrated community need, explaining that the community is still dependent on the nuclear power plant for tax base and this proposed amendment to Light Industrial Park creates opportunity to continue to diversify the tax base. He also noted that the City should consider whether the proposed amendment will protect the health, safety, morals, and general welfare of the public. 5 Steve Grittman stated that the ordinance criteria for impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; were also addressed and will continue to be addressed with any future land use application, as will whether proposed development can be served with existing or future infrastructure. Also considered are criteria of whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property and whether the proposed design and land uses are appropriate for the land. Planner Grittman stated that with review standards both in the amendment language and potential future zoning amendments, as well as current zoning standards, the City will address how any proposed use is compatible with existing rural land use. Finally, Planner Grittman referred to the criteria of whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the city and whether the proposed amendment will result in a logical, orderly and predictable development pattern. He stated that the proposed amendment is consistent with the notion of predicable growth and investment, and how the City can adapt to new development patterns. Steve Grittman stated that the criteria for the proposed amendment to the Comprehensive Plan is consistent with the purpose for Comprehensive Plan amendment and staff believe it meets the standards set through the zoning ordinance criteria for update. Andrew Tapper expressed concern with the portion of the area to be re -guided nearest the lake area and stated that Parks Department may have a use there in the future with a new park, trail or preserve. Rick Kothenbeutel asked for clarification on the extent of the greenway corridor. Steve Grittman responded, explaining that the City’s adopted Natural Resources Inventory identifies this area as a natural resource corridor, although its final extent and configuration are established with development. Andrew Tapper opened the public hearing portion of the agenda item. Andrew Tapper invited the applicant to the podium. Andrew Tapper invited the public to the podium. Andrew Tapper asked again if anyone would like to speak at the podium for public comment. Andrew Tapper closed the public hearing portion of the agenda item, hearing no public comment. Andrew Tapper stated that the amendment is a logical extension of the current map guidance and leaves the Highway-25 frontage portion for future commercial 6 development. He stated there was sufficient buffers between residential developments. Teri Lehner agreed that it is a natural progression. ROB STARK MOVED TO APPROVE RESOLUTION NO. PC-2025-07 RECOMMENDING APPROVAL OF A REQUEST FOR AN AMENDMENT TO THE MONTICELLO 2040 VISION + PLAN (COMPREHENSIVE PLAN), CHAPTER 3, “LAND USE, GROWTH AND ORDERLY ANNEXATION” RE-GUIDING CERTAIN PARCELS AS DESCRIBED IN THE RESOLUTION FROM THEIR EXISTING DEVELOPMENT RESERVE DESIGNATIONS TO ALTERNATIVE LIGHT INDUSTRIAL PARK DESIGNATION, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. ANDREW TAPPER SECONDED THE MOTION. MOTION CARRIED, 5-0. B. Consideration for Amendment to the Block 52 Planned Unit Development District for landscaping, lighting and screening conditions of the PUD approval. Applicant: Mark Buchholz and City of Monticello Community Development Director Angela Schumann began with an overview of the proposed amendments which are to the PUD’s requirements for site screening, lighting and landscaping. Angela Schumann described the site screening requirement for the utility meters, which was intended to shield large-scale metering. In this case, the current utility metering is smaller in scope and the proposed screening without the amendment would obstruct the sidewalk. Staff is recommending eliminating the screening requirement. Angela Schumann spoke to the lighting conditions of the amendment, with the applicant providing architectural façade lighting both upward and downward. The applicant’s photometric plan along Broadway and Pine Streets exceeds the ordinance maximum footcandle at property-line at 3.7, which is above the code maximum of 1.0 at property line. Staff stated that the architectural lighting avoids the impact of glare and recommends the requests the flexibility. Angela Schumann continued that the flexibility regarding landscaping is also recommended. She noted that the base landscaping plan had been amended from the original approval to match the City’s public streetscape in terms of species and design. She also explained that changes to the landscaping plan related to the retention of green space along the existing building to the west were made to improve the stormwater drainage and improve pedestrian travel. Sidewalk has been constructed where greenspace had been proposed on west side of the parking lot to continue to offer pedestrian circulation and access. Additionally, raised planters that were proposed at Broadway and Pine Street are proposed to be eliminated as they would be too close to the right of way. Staff is recommending approval of the amendment, yet spoke to retaining the condition requiring planters near the entrances to the building along Pine Street. 7 Rick Kothenbeutel asked about the planters and watering in the summer. Angela Schumann spoke to the internal watering system for the planters. Andrew Tapper opened the public comment portion of the agenda item. Andrew Tapper called for public comment. Andrew Tapper closed the public comment portion of the agenda item. Melissa Robeck stated that the applicant appears to have met the conditions and agreed with the planters near the entrances on Pine and Broadway Streets. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-008 RECOMMENDING APPROVAL OF AN ORDINANCE AMENDING THE BLOCK 52 PLANNED UNIT DEVELOPMENT DISTRICT AMENDING LANDSCAPING, LIGHTING AND SCREENING CONDITIONS OF THE PUD PER EXHIBIT Z OF FEBRUARY 4, 2025, CONTINGENT ON COMPLIANCE WITH THE BALANCE OF THE EXHIBIT Z CONDITIONS AS APPROVED ON JULY 11, 2022, AND BASED ON FINDINGS IN SAID RESOLUTION., ROB STARK SECONDED THE MOTION, MOTION CARRIED, 5-0. 3. Regular Agenda A. Consideration of Rezoning to Planned Unit Development, Development Stage Planned Unit Development and Preliminary Plat for a proposed single-family residential including attached and detached unit development in an R-1 (Single- Family) Residential district Applicant: JBP Land, LLC City Planner Steve Grittman introduced the continued review from the tabled agenda items from the January 2025 meeting. He provided an overview of the proposal to deviate from the base ordinance standards of the R-1 Single-Family zoning. Steve Grittman spoke to the history of the project, noting that this area was originally a portion of the Hunters Crossing subdivision that was not completed due to the 2008 recession. The applicant is seeking to move forward with residential development in the area with changes and revival for consideration. Steve Grittman walked through the proposed standards for housing, landscaping, and the overall goals which provide a mix and variety for a full range of housing types for the proposed neighborhood. As requested by the Commission at the January meeting, staff met with the developer to discuss flexibility of the PUD from the R-1 standards. Steve Grittman addressed each of the proposed standards as noted in the staff report. He indicated that the applicant is planning to meet the setbacks required. He then gave an overview of the minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. 8 Steve Grittman spoke to the garage sizes proposed by the applicant, with staff being comfortable with the 476’ garage proposed by the applicant, even though the general recommendation is 480’. Regarding the features of the front facades, Steve Grittman spoke to the proposed PUD ordinance standard of a maximum of 30% of all single-family units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other façade features exceed 20% of the front façade. This was followed by discussion of the livable portions of the home exposed to the front street not less than 40% of the width of the structure, or in the alternative, the additio n of usable front porches or expanded front entry patios or entry features. Steve Grittman concluded that the applicant may want to speak on the two remaining variations from the noted conditions which include the 40% livable area. Regarding the front entry doors, the proposed PUD ordinance standard requires front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative proposed, the addition of usable front porches or expanded front entry patios or entry features. The goal is to improve the visual appeal of the homes. The condition requiring the development to be in compliance with an anti-monotony plan as included in the PUD plans also remain. Steve Grittman spoke regarding the townhomes on the site with unit designs condition requiring adding 2’ of depth to the garages and/or adjusting the units and lots to increase the length of the driveways for interior units. This was followed with the front façade requirements that shall meet a requirement of 10% brick/stone in combination with board and batten, corbels, shakes or other façade features exceeding 20% of the front façade for the townhomes. Steve Grittman concluded regarding the memo from the City Engineer in regard to neighborhood traffic and the circulation of 87th as a connection to nearby neighborhoods, stating that the proposed pattern remains as recommended. Andrew Tapper asked about the accommodation for the minimum building size for the Oxford and Augusta home designs. Steve Grittman stated that these designs do not meet the 40% exposed livable space requirement for the three-car garage versions, yet there are ways to accommodate this with additional front yard space, and stated the applicant could speak to those concerns. A brief audio interruption occurred with the feed. Rick Kothenbeutel asked for clarification around the trail extension. Angela Schumann stated that the ordinance includes a requirement for sidewalks on one side of all public streets, including Park Drive. That sidewalk will remain but after discussion, is not 9 proposed to be extended east. Instead, staff have asked the applicant to research construction of a trail extension on the north side of the plat in the public right-of-way to Farmstead which will meet with existing sidewalk connections to Pioneer Park. The trail would be eligible for park dedication credits; the developer is currently short of the dedication threshold. After investigation, there were concerns of grading on the current developed portion of Park Drive for a new sidewalk. A brief audio interruption occurred with the feed. Andrew Tapper stated that the City Engineer’s letter regarding circulation addressed circulation and connection and that it is best-practice to have multiple circulation points and connections, specifically regarding the 87th Street connection. Andrew Tapper stated that the public comment section was closed from the public hearing in the prior month and thanked the applicant and staff for coming to more defined conditions. Melissa Robeck stated these proposed conditions are closer to the expectations of the applicant from staff and Commissioners and she stated that she is satisfied with the progress made towards the unmet conditions. Andrew Tapper concurred with staff’s recommendation to have a livable front façade conditions, and the applicant’s vision is not in step with the city’s vision. Andrew Tapper asked Commissioners if they had desire to hear from the applicant . Teri Lehner spoke to not being in attendance at the January 2025 meeting, yet appreciated the summary from staff and the concessions on both sides and the remaining standards are sufficient. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-03 RECOMMENDING APPROVAL OF DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR MEADOWBROOK, SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 5-0. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-04 RECOMMENDING APPROVAL OF REZONING OF LAND TO BE PLATTED AS MEADOWBROOK AS MEADOWBROOK PLANNED UNIT DEVELOPMENT DISTRICT SUBJECT TO THE CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 5-0. ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2025-05 RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT OF MEADOWBROOK SUBJECT TO THE 10 CONDITIONS IN EXHIBIT Z AND BASED ON FINDINGS IN SAID RESOLUTION. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED, 5-0. 4. Other Business A. Community Development Director’s Report Angela Schumann gave an update regarding the Council approval of the conditional use permit for the vehicle-sales for Rockstone Auto at Chelsea Road and Highway 25, and spoke to the planting in the spring for landscaping compliance . She also indicated that staff will be reviewing draft rules issues by the Office of Cannabis Management. Angela Schumann gave a staffing update and spoke to a future agenda item for the capital improvement plans. She spoke to the Economic Development Authority’s award for economic development project of the year for Block 52 and spoke to the ongoing efforts from the Economic Development Authority regarding the redevelopment of Block 34. 5. Adjournment TERI LEHNER MOVED TO ADJORN THE MEETING AT 8:01 P.M., MELISSA ROBECK SECONDED THE MOTION. MOTION CARRIED 5 -0. Recorded By: Tyler Bevier Date Approved: ATTEST: _________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 03/04/2025 1 2A. Public Hearing - Consideration of a request for a Request for Development Stage and Final Stage Planned Unit Development/Rezoning to Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Principle Uses in the I-2 (Heavy Industrial) District. Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 03/04/2025 Council Date (pending Commission action): 03/24/2025 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator, Chief Building Official, Assistant City Engineer ALTERNATIVE ACTIONS Decision 1: Development Stage and Final Stage Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self -Storage as Principle Uses in the I-2 (Heavy Industrial) District 1. Motion to adopt Resolution No. PC-2025-09 recommending approval of request for a Development Stage and Final Stage Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Principle Uses in the I-2 (Heavy Industrial) District, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2025-09 recommending approval of request for Development Stage and Final Stage Planned Unit Development for Phased Industrial Development including Industrial Service and Industrial Self -Storage as Principle Uses in the I-2 (Heavy Industrial) District, based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2025-09. Decision 2: Amending Chapter 153 of Monticello City Code, known as the Zoning Ordinance creating the Mastercraft Planned Unit Development District, and Rezoning the Subject Property to Mastercraft PUD District. 1. Motion to adopt Resolution No. PC-2025-14 recommending approval of request for a Rezoning to Planned Unit Development and creating the Mastercraft PUD District for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Planning Commission Agenda – 03/04/2025 2 Principle Uses in the I-2 (Heavy Industrial) District, subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2025-14 recommending approval of Rezoning to Planned Unit Development and creating the Mastercraft PUD District for Phased Industrial Development including Industrial Service and Industrial Self-Storage as Principle Uses in the I-2 (Heavy Industrial) District, based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2025-14. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1, Block 1, Oakwood Industrial Park 3rd Addition PID #: 155-249-001010 Planning Case Number: 2025.05 Request(s): 1. Development Stage and Final Stage Planned Unit Development 2. Rezoning to Planned Unit Development Deadline for Decision: April 5, 2025 (60-day deadline) June 4, 2025 (120-day deadline) Land Use Designation: General Industrial Zoning Designation: I-2 Heavy Industrial Overlays/Environmental Regulations Applicable: Special Use District Current Site Uses: Vacant Land Surrounding Land Uses: North: I-2 Industrial East: I-1, Industrial South: I-2 Industrial West: I-2 Industrial Project Description: The applicant is seeing Development and Final Stage PUD and rezoning to PUD approval for a previously reviewed Industrial Services use. The Development Stage PUD for the Mastercraft development was approved by the City Council in July of 2024. Planning Commission Agenda – 03/04/2025 3 However, the applicant did not submit the Final Stage PUD application within the required 60 days of approval and did not request extension of that approval. As such, the applicant is now seeking concurrent review of the Development and Final Stage applications to proceed with the project, as well as rezoning to PUD. The applicant proposes to construct and operate an Industrial Services business (primarily landscaping and other seasonal maintenance), including outdoor storage of certain equipment and materials. The applicant is seeking to modify the general standards of the I-2 district to accommodate three areas of flexibility. The first is to allow outdoor storage areas and equipment staging that rely on unpaved surface, substituting crushed concrete for surfaces in the storage area. The second is flexibility for their proposed outdoor storage coverage area, based on their business model which includes outdoor parking of drivable equipment, and a longer- term expansion plan that would reduce the building-to-storage area ratio. The applicant has also sought a modified building materials standard to accommodate a textured metal panel siding, a departure from the standard masonry finish, or other similar coating. ANALYSIS: The applicant originally received approval of a Development Stage PUD request in 2024, but did not undertake the Final Stage PUD for the project at that time. The prior process included a concept review of this project that was presented to a joint Planning Commission/City Council workshop in January of last year. Comments from Council, Commission, and staff were generally positive with regard to the proposed land use and consistency with both Comprehensive Plan goals for the site, as well as the development expectations for the property in question. The primary issue for the workshop officials related to the proposed building materials, particularly where the side is visible from the adjoining roadway. The workshop comments expressed a willingness to accommodate the storage area and surfacing requests, and especially in consideration of a long-term opportunity to shift storage indoors as building development expands on the site. It is acknowledged that there no guarantee or timeline for Planning Commission Agenda – 03/04/2025 4 that expansion. During the Development Stage PUD review in July of 2024, the Planning Commission and City Council continued their support for the project, noting the proposed phasing as an accommodating factor for the crushed concrete surfacing and that the applicant was proposing a textured steel finish and had added a masonry wainscot to the proposed principal building. The subject parcel is just under 1.5 acres in area, with approximately 175 feet of frontage on Fallon Avenue. Surrounding uses are industrial in nature. Development & Final Stage PUD/Rezoning to PUD District The comments below are similar to those of the Development Stage review in 2024, with notations where the applicant has revised their plans to meet the conditions of approval, consistent with Final Stage PUD requirements. Site Planning. The site plan relies on a single access drive from Fallon Avenue. The driveway enters the site and serves parking on either side of the drive. This portion of the more “public” facing parking area would be paved and curbed per code. The driveway would then extend westward to the rear line of the building, after which the surface would transition to the crushed concrete requested by the applicant. The plans illustrate a combination of uses in the rear yard area. There is a stormwater pond along the north property line, and another stormwater basin at the rear of the parcel . In northwest corner of the site, the applicant proposes a future storage building. The central portion of the rear yard area is also crushed concrete and is shown on the applicant’s plans as circulation area that divides two more aspects of storage – one for general materials and equipment storage, and the other for truck and trailer sto rage/parking. The I-2 zoning district requires that outdoor storage space cover an area no greater in extent than the floor area of the principal building. The applicant’s plans result in storage area that is up to 2.5 times the floor area of the proposed 7,200 square foot building. This aspect of the PUD is, with growth over time, suggested by the applicant to resolve itself, with the site plan illustrating additional building expansion over both the vehicle/storage area to the west, as well as in the northwest corner of the site. Further, it is noted that at least a portion of the space will be used for truck and equipment parking, rather than materials or general storage. The PUD request is designed to accommodate the future expansion with the second building and the use of this area of the site in the interim for operations-related parking and circulation. Pedestrian Access. In most cases, the City requires applicants to install public pedestrian facilities (sidewalk or pathway) as a component of completing the street along the parcel frontage. In this case, staff has not recommended that addition, given the anticipated reconstruction of Fallon Avenue in the foreseeable future. Planning Commission Agenda – 03/04/2025 5 Parking. The site plan shows a total of 19 parking spaces along the north side of the building and drive aisle. As an industrial use of 7,200 square feet (or double that with expansion), site parking would only be required to total 9 spaces for each of the two main buildings. However, it is noted that the parking design on the site plan would result in several of the proposed spaces blocking access to overhead doors located along the north wall. For the overhead doors to be accessible, at least half of the proposed parking spaces would not be available, reducing the practical available parking supply to about 12 spaces on the property. As the current building requirement would be just nine spaces, the current plan can proceed as proposed. The second phase expansion may require additional review if additional parking is needed. The applicant is required to provide a site plan demonstrating the location for the additional stalls at the time of the second phase. Landscape. The landscape plan originally provided consisted of a series of Black Hills Spruce along the north property line, along a proposed boundary fence. With the final stage plans, these trees have been scaled back significantly from the original plan. While they were a positive addition to the site, land uses to the north are also heavy industrial and technically do not require a planted buffer. The plan also includes a shrub foundation planting in front of the building, and other ornamental tree plantings. Otherwise, the ground surface is required to be planted with turf. The landscape plan meets the City’s planting requirements for tree quantities and shrub plantings for the site and building, but the retention of at least some of the original count of Black Hills Spruce is recommended to support the PUD flexibility in building materials and storage area allowances. Building Design/Materials. Building materials for the structure are an aspect of departure from the zoning ordinance. Per code, building materials should be masonry on all sides, or a textured product to simulate masonry exterior materials. While the applicant has relied on other prior buildings constructed in the general area as examples, the City’s revised materials code prohibits the exposed ribbed steel. Most recent permit approvals in industrial zones have relied on the updated code standards. The applicant is proposing to use steel siding, but with a textured surface. On the front elevation, the applicant proposes a wainscot of cultured stone. As a condition of approval at the prior review, the City modified its approval to incorporate the requested textured steel siding (not ribbed panels) on all four sides of the building and including the masonry wainscot along the front (Fallon Avenue) face of the structure. The plan shows both current and future phases for building expansion. The future phases are included with this original review. Future phases would be expected to be reviewed at an administrative level if proposed in accordance with the current plans. Modifications or departures would require more extensive PUD amendment review. Planning Commission Agenda – 03/04/2025 6 Signage. No information has been provided related to signage. Sign permitting will be subject to the applicable ordinance requirements. Lighting. The applicant has provided a lighting plan submission. The plan appears to rely on wall-mounted lighting which if directed downward is expected to be consistent with the City’s requirements of zero footcandles at the property line. An updated plan should be provided to accompany the building permit application. STAFF RECOMMENDED ACTION Staff recommend approval of the Zoning Amendment/Rezoning to PUD and the Development and Final Stage PUD with the requirements and conditions of Exhibit Z. The use is consistent with land use and zoning for the subject parcel. With the revised plans for Final Stage PUD, the applicant has met many of the prior assigned conditions. With the conditions in Exhibit Z, many of which are on-going, staff believe that PUD flexibility is appropriate, particularly given the planned future expansion on the site. SUPPORTING DATA A. Resolution PC-2025-09 B. Resolution PC-2025-14 C. Resolution 2024-067 (Prior Development Stage PUD) D. Ordinance No. XXX E. Aerial Site Image F. Applicant Narrative G. Civil Plans, Including: a. Site Plan b. Grading Plan c. Utility Plan d. Erosion Control Plan e. SWPPP f. Firetruck Turning Exhibit g. Detail h. Certificate of Survey H. Certificate of Survey (Lot) I. Building Elevations J. Landscaping Plan K. Photometric Plan L. Stormwater Report M. Chief Building Official’s Letter, dated June 20, 2024 N. City Engineer’s Letter, dated February 21, 2025 Planning Commission Agenda – 03/04/2025 7 O. Engineering Response Comment Letter Z. Conditions of Approval CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE AND FINAL STAGE PLANNED UNIT DEVELOPMENT FOR THE MASTERCRAFT PUD DISTRICT WHEREAS, the applicant is seeking a Development Stage and Final Stage Planned Unit Development approval, among other concurrent applications, for a parcel of currently undeveloped land; and WHEREAS, the proposed PUD would incorporate development opportunity for industrial service uses and directly associated accessory uses as allowed uses in the proposed Mastercraft Planned Unit Development zoning district; and WHEREAS, the PUD provides for an industrial service business, on a single development parcel, and utilizes existing right of way for access to and from the PUD business(es); and WHEREAS, the PUD incorporates a series of development standards that the applicant will meet with the submitted, or supplemental, plans and documents; and WHEREAS, the subject property will be developed under the requirements of the Monticello Comprehensive Plan, which designates the land use for the property as Heavy Industrial uses; and WHEREAS, the Planning Commission has reviewed the application for the Development Stage PUD pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on July 2nd, 2024 and March 4, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution , and make the following Findings of Fact in relation to the recommendation of approval: 1. The proposed uses are consistent with the intent and purpose of the PUD, Planned Unit Development District. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, including the Monticello Comprehensive Plan. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed development accommodates additional public and private improvements, including pedestrian facilities, utilities, and stormwater controls that ensure the project will continue to be consistent with the City’s long-term public service infrastructure. 5. The proposed development accommodates reasonable extensions of development and infrastructure to serve other undeveloped property in the area. 6. The proposed access and development details, as supplemented in further submissions, meet the intent and requirements of the applicable zoning regulations . 7. The proposed PUD is not anticipated to negatively impact surrounding residential properties. 8. Approval of the development will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use, and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends to the City Council that the proposed Development and Final Stage PUD for Mastercraft be approved, subject to the conditions of Exhibit Z of the staff report, as follows: 1. Accept the building materials proposed by the applicant to ensure that all four sides of the building are covered with materials that are composed of textured architectural steel, including the masonry wainscot finish on the front (Fallon Avenue) face of the structure. 2. The applicant’s plans shall be revised to specify the material for trash enclosure, which shall be durable, maintenance free materials. 3. Specify in the Ordinance that upon construction of the second building, exterior storage-area surfacing will be upgraded to pavement capable of enduring the equipment used by the applicant on the site. 4. If developed in accordance with the layout and details of the current plan, the future phases may be reviewed and permitted with administrative approvals only. 5. No repair work is to be conducted outdoors. 6. Any tenants of the building shall be subject to the same limitations and conditions as to use and maintenance of the storage area and other outdoor restrictions. 7. A revised parking plan for the second phase is provided, demonstrating adequate usable, and accessible parking spaces are provided to the site for the second phase. 8. Turfgrass is established in all outdoor areas of the site not designated for pavement or storage/circulation space, or otherwise shown on the landscape plan. 9. Lighting plans are updated for the current site and provided at the time of building permit application. 10. The project and site improvements, including landscaping, is constructed and maintained per plans provided, with incorporation of the recommendation for 3- 5 additional Black Hills Spruce along the north property line. 11. Verify that the presented site plan utilizes a current certificate of survey. 12. Compliance with the terms of the City’s Engineering Staff letter dated February 21, 2025. 13. Compliance with the terms of the City Building Official’s letter dated June 20, 2024. 14. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 4th day of March, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO AMENDING SECTION 153.047 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, CREATING THE MASTERCRAFT PLANNED UNIT DEVELOPMENT DISTRICT, AND REZONING THE SUBJECT PROPERTY TO MASTERCRAFT PUD DISTRICT WHEREAS, the applicant is seeking approval of a Planned Unit Development for a project consisting of industrial service uses, for the Mastercraft PUD District; and WHEREAS, the proposed PUD District would create the uses and standards applicable to all development in the Mastercraft PUD District, to consist of an industrial services business and tenant occupants allowed as permitted uses in the I-2 District in the proposed Mastercraft Planned Unit Development zoning district; and WHEREAS, the proposed PUD plans account for public easements and rights of way, and adequate drainage and utilities which will serve various phases of the PUD; and WHEREAS, the subject parcels will be consistent with requirements of the City’s Zoning Ordinance requirements under the adopted Mastercraft PUD District standards, as well as other applicable standards of the Monticello Zoning Ordinance; and WHEREAS, the subject property will be developed under the requirements of the Monticello Comprehensive Plan, which designate the land use for the property as Heavy Industrial Zoning District; and WHEREAS, the Planning Commission has reviewed the application for the Amendment to the Zoning Ordinance pursuant to the regulations of the applicable ordinances and land use plans and policies; and WHEREAS, the Planning Commission held a public hearing on July 2nd, 2024, and on March 4th, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution, and make the following Findings of Fact in relation to the recommendation of approval: 1. The proposed Zoning District is required to address the proposed use, and provide the potential for development consistent with the intent and purpose of the plans, goals, and policies of the Monticello Comprehensive Plan related to the Heavy Industrial land use category. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, provided the development is adequately served by existing roadways. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed PUD District and the associated development plans accommodate adequate provision of public and private improvements, including streets, utilities, and stormwater controls that ensure the project will continue to be consistent with the City’s long-term public service infrastructure. 5. The proposed PUD does not interfere with reasonable extensions of development and infrastructure to serve other undeveloped property in the area. 6. As a property which has been vacant for many years, the proposed PUD is not anticipated to negatively impact surrounding properties or values. 7. Approval of the PUD will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use, and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends to the City Council that the proposed amendment to the Monticello Zoning Ordinance creating the Mastercraft PUD District, and rezoning the area as the Mastercraft PUD District, be approved subject to the conditions of Exhibit Z of the staff report, as follows: 1. Accept the building materials proposed by the applicant to ensure that all four sides of the building are covered with materials that are composed of textured architectural steel, including the masonry wainscot finish on the front (Fallon Avenue) face of the structure. 2. The applicant’s plans shall be revised to specify the material for trash enclosure, which shall be durable, maintenance free materials. 3. Specify in the Ordinance that upon construction of the second building, exterior storage-area surfacing will be upgraded to pavement capable of enduring the equipment used by the applicant on the site. 4. If developed in accordance with the layout and details of the current plan, the future phases may be reviewed and permitted with administrative approvals only. 5. No repair work is to be conducted outdoors. 6. Any tenants of the building shall be subject to the same limitations and conditions as to use and maintenance of the storage area and other outdoor restrictions. 7. A revised parking plan for the second phase is provided, demonstrating adequate usable, and accessible parking spaces are provided to the site for the second phase. 8. Turfgrass is established in all outdoor areas of the site not designated for pavement or storage/circulation space, or otherwise shown on the landscape plan. 9. Lighting plans are updated for the current site and provided at the time of building permit application. 10. The project and site improvements, including landscaping, is constructed and maintained per plans provided, with incorporation of the recommendation for 3- 5 additional Black Hills Spruce along the north property line. 11. Verify that the presented site plan utilizes a current certificate of survey. 12. Compliance with the terms of the City’s Engineering Staff letter dated February 21, 2025. 13. Compliance with the terms of the City Building Official’s letter dated June 20, 2024. 14. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 4th day of March, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director ORDINANCE NO. ___ 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE XV, § 153.047 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, ESTABLISHING THE MASTERCRAFT PLANNED UNIT DEVELOPMENT DISTRICT AND REZONING THE FOLLOWING DESCRIBED PROPERTY TO MASTERCRAFT PUD: Lot 1, Block 3, Oakwood Ind. Park 3rd Addition THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section § 153.047, PUD Districts, is hereby amended to add the following: (y) Mastercraft PUD District (1) Purpose. The purpose of the Mastercraft PUD District is to provide for the development of certain real estate subject to the Planned Unit Development District for industrial land uses. (2) Phased Development. The Mastercraft PUD District will be developed in multiple phases as detailed on the approved Final Stage PUD Plans. (3) Permitted Uses. Permitted principal uses in the Mastercraft PUD District shall be the permitted industrial uses of the I-2, Heavy Industrial District, including industrial services, as defined in the Monticello Zoning Ordinance, along with administrative offices, subject to the approved Final Stage PUD Development Plans dated _____________, and development agreement dated ___________, and subject to the conditions of approval imposed by City Council Resolution No. _____, and as may be further amended. Leased tenant spaces in any approved building shall be required to be a permitted use in the I-2 Zoning District. Each individual use is limited to the location and building identified on the Final PUD Development Plans. The introduction of any other use or change in density shall be reviewed under the requirements of the Monticello Zoning Ordinance, 153.028(O)(9)(b) – Planned Unit Developments for Development Stage PUD. (4) Accessory Uses. Accessory uses in the Mastercraft PUD District shall consist solely of those used as illustrated on the Final PUD Development Plan, include accessory passenger vehicle parking, equipment storage and parking accessory to a principal use located within a principal building as ORDINANCE NO. ___ 2 shown on the final site plan. No other accessory uses shall be permitted in the Mastercraft PUD District. Any principal use or tenant use of the principal building shall, if operating any approved accessory use under the Final PUD Development Plans, shall adhere to and be subject to all requirements and regulations of this ordinance and of the Monticello Zoning Ordinance. (5) District performance standards. Performance standards for the development of any lot in the Mastercraft PUD District shall adhere to the approved Final Stage PUD plans and development agreement. (6) The specific flexibility and conditions of the Mastercraft PUD District shall be as follows A. Outdoor storage areas shall be as shown per the approved Final Stage Plans for the first and future phases. Upon construction of the second building, exterior storage-area surfacing will be upgraded to pavement capable of enduring the equipment used by the applicant on the site. B. Landscaping is constructed and maintained per plans provided with incorporation of the recommendation for 3-5 additional Black Hills Spruce along the north property line and turfgrass established in all areas not designated for pavement or storage/circulation. C. If developed in accordance with the layout and details of the current plan, the future phases may be reviewed and permitted with administrative approvals only. References to the stockpile location should be removed from the plans. D. No repair work is to be conducted outdoors. E. Any tenants of the building shall be subject to the same limitations and conditions as to use and maintenance of the storage area and other outdoor restrictions. F. A revised parking plan for the second phase is provided at the time of development, demonstrating adequate usable, and accessible parking spaces are provided to the site for the second phase. G. Parking for the facility shall be as provided per the approved plans and located on the parcel to be shared among principal building occupants. ORDINANCE NO. ___ 3 H.Building architectural plans for the subject property shall be as provided with the final stage plans. I.Signage and landscaping shall be as per approved Final Stage PUD Development Plans, or as administratively approved per Monticello City Code. (7)In such case where any proposed improvement is not addressed by the Final Stage PUD, then the applicant shall seek a PUD Amendment per the processes of the Monticello Zoning Ordinance and as directed by the Community Development Department. (8) Where there are any conflicts in the allowed uses or required performance standards between the Mastercraft PUD District and any other applicable zoning regulations, the requirements of the Mastercraft PUD District and its associated plans shall prevail. (9) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of § 153.028(O)(10). The city may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Section 2. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 3. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title XV, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 4. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this ____ day of _________, 2025. __________________________________ Lloyd Hilgart, Mayor ORDINANCE NO. ___ 4 ATTEST: __________________________________ Jennifer Schreiber, City Clerk AYES: NAYS: Consideration Dev & Final PUD/Rezoning - Industrial Service & Self Storage as Principle Use PID: 155-249-001010 Address: 9730 Fallon Ave N Legal L1, BLK1, Oakwood Ind Park 3rd Addition Created by: City of Monticello 141 ft 120140 3068 120140 3068 120140 3068 120140 3068 120140 3068 48 " X 2 4 " @ 1 6 8 " A F F 48 " X 2 4 " @ 1 6 8 " A F F 36 " X 3 6 " 30 6 8 36 " X 3 6 " 48 " X 2 4 " @ 1 6 8 " A F F 48 " X 2 4 " @ 1 6 8 " A F F 48" X 36" @ 168" AFF 48" X 36" @ 168" AFF 48" X 36" @ 168" AFF 48" X 36" @ 168" AFF 48" X 36" @ 168" AFF 120'-0" 23 ' - 0 " 14 ' - 0 " 23 ' - 0 " 60 ' - 0 " 118'-6" X 58'-6" GARAGE SHEET #: SCALE: DATE: PA G E T I T L E : 3/25/2024 3/32" = 1'-0" A1 FL O O R P L A N DRAWN BY: PR O P O S E D P L A N S : MA S T E R C R A F T OU T D O O R S 3D VIEWS ARE NOT TO SCALE AND MAY NOT REFLECT EXACTLY WHAT IS AVAILABLE FOR THE PROJECT. RENDER VIEWS ARE REPRESENTATIONS OF WHAT THE VIEW COULD LOOK LIKE, NOT WHAT IT WILL LOOK LIKE. 2D VIEWS ALWAYS SUPERCEDE 3D VIEWS © RaK Drafting & Design ALL RIGHTS RESERVED, DUPLICATION AND DISTRIBUTION OF THIS PLAN WITHOUT WRITTEN PERMISSION IS PROHIBITED EM A I L :PH O N E : MO BI L E P H O N E : Kari Heid PH O N E : 6 1 2 - 9 0 0 - 4 2 1 5 E M A I L : R a K d r a f t i n g @ g m a i l . c o m 11 9 7 3 1 9 3 R D A V E N U E S E , BI G L A K E , M N , 5 5 3 0 9 3D VIEWS ARE NOT TO SCALE AND MAY NOT REFLECT EXACTLY WHAT IS AVAILABLE FOR THE PROJECT. RENDER VIEWS ARE REPRESENTATIONS OF WHAT THE VIEW COULD LOOK LIKE, NOT WHAT IT WILL LOOK LIKE. 2D VIEWS ALWAYS SUPERCEDE 3D VIEWS © RaK Drafting & Design ALL RIGHTS RESER , E M A I L : R a K d r a f t i n g @ g m a i l . c o m 3RD AVENUE SE, KE, M N , 5 5 3 0 9 Doors/Windows 71 sq ft 5.63% Wood 24 sq ft 2% Stone 171 sq ft 13.57% Steel 1018 sq ft 78.8% Total 1260 sq ft 3' 0" 3D VIEWS ARE NOT TO SCALE AND MAY NOT REFLECT EXACTLY WHAT IS AVAILABLE FOR THE PROJECT. RENDER VIEWS ARE REPRESENTATIONS OF WHAT THE VIEW COULD LOOK LIKE, NOT WHAT IT WILL LOOK LIKE. 2D VIEWS ALWAYS SUPERCEDE 3D VIEWS © RaK Drafting & Design ALL RIGHTS RESER , E M A I L : R a K d r a f t i n g @ g m a i l . c o m 3RD AVENUE SE, KE, M N , 5 5 3 0 9 Steel 1260 sq ft 100% Total 1260 sq Ft SHEET #: SCALE: DATE: PA G E T I T L E : 3/25/2024 3/32" = 1'-0" A4 SI D E E L E V A T I O N S DRAWN BY: PR O P O S E D P L A N S : MA S T E R C R A F T OU T D O O R S 3D VIEWS ARE NOT TO SCALE AND MAY NOT REFLECT EXACTLY WHAT IS AVAILABLE FOR THE PROJECT. RENDER VIEWS ARE REPRESENTATIONS OF WHAT THE VIEW COULD LOOK LIKE, NOT WHAT IT WILL LOOK LIKE. 2D VIEWS ALWAYS SUPERCEDE 3D VIEWS © RaK Drafting & Design ALL RIGHTS RESERVED, DUPLICATION AND DISTRIBUTION OF THIS PLAN WITHOUT WRITTEN PERMISSION IS PROHIBITED EM A I L :PH O N E : MO BI L E P H O N E : Kari Heid PH O N E : 6 1 2 - 9 0 0 - 4 2 1 5 E M A I L : R a K d r a f t i n g @ g m a i l . c o m 11973 193RD AVENUE SE, BI G L A K E , M N , 5 5 3 0 9 ELEVATION VIEW OF THE LEFT SIDE 3/32"=1'-0" ELEVATION VIEW OF THE RIGHT SIDE 3/32"=1'-0" Windows 60 sq ft 3.12% Steel 1860 sq ft 96.88% Total 1920 sq ft Windows/Doors 945 sq ft 49.22% Steel 975 sq ft 50.78% Total 1920 sq ft The Lighting Analysis, ezLayout, Energy Analysis and/or Visual Simulation ("Lighting Design) provided by ROUZER ("ROUZER")represents an anticipated prediction of lighting system performance based upon design parameters and information supplied by others. These design parameters and information provided by others have not been field verified by ROUZER and therefore actual measured results may vary from the actual field conditions. ROUZER recommends that design parameters and other information be field verified to reduce variation. ROUZER neither warranties, either implied or stated with regard to actual measured light levels or energy consumption levels as compared to those illustrated by the Lighting Design. ROUZER neither warranties, either implied or stated, nor represents the appropriateness, completeness or suitability of the Lighting Design intent as compliant with any applicable regulatory code requirements with the exception of those specifically stated on drawings created and submitted by ROUZER. The Lighting design is issued, in whole or in part, as advisory documents for informational purposes and is not intendedfor construction nor as being part of a project's construction documentation package. Fi l e n a m e : C : \ U s e r s \ E r i c \ R o u z e r G r o u p \ R o u z e r I n s i d e - R o u z e r I n s i d e D o c u m e n t s \ R A B \ R o u z e r L a y o u t s \ E r i c s A G I \ B B M a s t e r c r a f t E x t e r i o r . A G I Dr a w n B y : E r i c N e p h e w Sc a l e : a s n o t e d Fi l e n a m e : B B M a s t e r c r a f t E x t e r i o r . A G I Da t e : 6 / 1 2 / 2 0 2 4 Pr e p a r e d F o r : E l k R i v e r W i n BB M a s t e r c r a f t E x t e r i o r Li g h t i n g L a y o u t Ve r s i o n A Jo b N a m e : Scale: 1 inch= 7 Ft. 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.3 0.2 0.1 0.0 0.0 3.1 0.6 0.1 0.0 0.0 8.0 1.1 0.2 0.0 0.0 2.4 0.6 0.1 0.0 0.0 0.3 0.2 0.1 0.2 1.5 7.7 12.9 8.5 13.6 8.8 10.9 11.9 9.0 13.7 8.2 12.3 8.7 1.8 0.3 0.1 0.5 2.0 5.7 8.3 7.4 8.9 7.5 8.2 8.5 7.7 9.0 7.2 8.0 6.0 2.1 0.6 0.2 0.7 1.5 3.0 4.1 4.3 4.6 4.5 4.6 4.6 4.6 4.7 4.2 4.0 3.1 1.5 0.6 0.2 Fi l e n a m e : C : \ U s e r s \ E r i c \ R o u z e r G r o u p \ R o u z e r I n s i d e - R o u z e r I n s i d e D o c u m e n t s \ R A B \ R o u z e r L a y o u t s \ E r i c s A G I \ B B M a s t e r c r a f t E x t e r i o r . A G I Sc a l e : a s n o t e d Fi l e n a m e : B B M a s t e r c r a f t E x t e r i o r . A G I Da t e : 6 / 1 2 / 2 0 2 4 NOTES: * The light loss factor (LLF) is a product of many variables, only lamp lumen depreciation (LLD) has been applied to the calculated results unless otherwise noted. The LLD is the result (quotient) of mean lumens / initial lumens per lamp manufacturers' specifications. * Illumination values shown (in footcandles) are the predicted results for planes of calculation either to the plane of calculation. * The calculated results of this lighting simulation represent an anticipated prediction of system performance. Actual measured results may vary from the anticipated performance and are subject to means and methods which are beyond the control of the designer. * Mounting height determination is job site specific, our lighting simulations assume a mounting height (insertion point of the luminaire symbol) to be taken at the top of the symbol for ceiling mounted luminaires and at the bottom of the symbol for all other luminaire mounting configurations. * RAB Lighting Inc. luminaire and product designs are protected under U.S. and International intellectual property laws. horizontal, vertical or inclined as designated in the calculation summary. Meter orientation is normal Patents issued or pending apply. The Lighting Analysis, ezLayout, Energy Analysis and/or Visual Simulation ("Lighting Design) provided by ROUZER ("ROUZER")represents an anticipated prediction of lighting system performance based upon design parameters and information supplied by others. These design parameters and information provided by others have not been field verified by ROUZER and therefore actual measured results may vary from the actual field conditions. ROUZER recommends that design parameters and other information be field verified to reduce variation. ROUZER neither warranties, either implied or stated with regard to actual measured light levels or energy consumption levels as compared to those illustrated by the Lighting Design. ROUZER neither warranties, either implied or stated, nor represents the appropriateness, completeness or suitability of the Lighting Design intent as compliant with any applicable regulatory code requirements with the exception of those specifically stated on drawings created and submitted by ROUZER. The Lighting design is issued, in whole or in part, as advisory documents for informational purposes and is not intendedfor construction nor as being part of a project's construction documentation package. ***LAYOUT AND BOM ARE SUBJECT TO APPROVAL*** Dr a w n B y : E r i c N e p h e w Pr e p a r e d F o r : E l k R i v e r W i n Ve r s i o n A Jo b N a m e : BB M a s t e r c r a f t E x t e r i o r Li g h t i n g L a y o u t Luminaire Schedule Symbol Qty Tag Label Arrangement Lum. Lumens Arr. Lum. Lumens LLF Description Expanded Luminaire Location Summary LumNo Tag X Y MTG HT Orient Tilt Calculation Summary Label CalcType Lum. Watts Arr. Watts Total Watts Filename 1 D 141.59 60.13 8 Units Avg 90 0 2 D 141.59 Max Min Avg/Min Max/Min 5 S SLIM17FAFC60 52.72 8 SINGLE 90 0 3 S 78.965 86.7 15 Description 7035 7035 1.000 SLIM17FAFC60_5K 57.23 90 0 4 S 57.23 286.15 SLIM17FAFC60_5K.ies PtSpcLr PtSpcTb 102.545 86.7 15 90 0 2 D DISK34-6 SINGLE 1088 1088 1.000 DISK34-6-5K 15 15 30 disk34-6-5000k.ies Meter Type CalcPts_1 Illuminance 5 S 126.815 86.7 15 90 0 6 S 54.515 86.7 15 90 0 7 S 30.945 86.7 15 90 0 Total Quantity: 7 Fc 2.36 13.7 0.0 N.A.N.A.Readings taken at 0'-0" AFG 10 10 Horizontal www.ci.monticello.mn.us OFFICE: 763-295-2711 FAX: 763-295-4404 505 Walnut Street Suite 1 Monticello, MN 55362 February 21, 2025 Re: Mastercraft Outdoors The Engineering Department has reviewed the Plans dated 12/30/24 as prepared by Bogart Pederson and offers the following comments: General Comments 1. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review prior to any construction if 1 acre or more will be disturbed. 2. Infiltration is only required if 1 acre or more of new impervious will be created 3. Include HWL of basins and verify adequate freeboard to adjacent structures 4. ROW permit and detour plan will be required for utility work in the Fallon right-of-way. 5. It should be noted that future assessments are proposed for street and utility improvements along Fallon Ave in accordance with the City’s assessment policy. The City is not responsible for errors and omissions on the submitted plans. The owner, developer, and engineer of record are fully responsible for changes or modifications required during construction to meet the City’s standards. Please have the applicant provide a written response addressing the comments above. Please contact the Engineering Department with any questions. Sincerely, Ryan Melhouse Assistant City Engineer Bogart, Pederson & Assoc Phone: 763/262-8822 13076 First Street Fax:763-262-8844 Becker, MN 55308 Toll free: 888/210-8301 www.bogart-pederson.com Response to June 24, 2024 Memorandum TO: Ryan Melhouse, Assistant City Engineer FROM: Michae Mordal-Huebsch, Bogart, Pederson & Associates DATE: December 30, 2024 RE: Mastercraft Concept City Project# 2023-46 Thank You for reviewing the Mastercraft Outdoors civil site plan. BPA has reviewed the comments, and we offer the following response to comments and recommendations that have been made in the review. Comments on the plan have been tabulated and responded to below. General Comments 1. An NPDES/SDS Construction Storm Water General Permit (CSWGP) and SWPPP shall be provided with the grading permit or with the building permit application for review prior to any construction if 1 acre or more will be disturbed. a. BPA Response: Comment noted. An NPDES permit will be provided. When general approval of the plan is received, the permit will be applied for. 2. Follow city Design manual for stormwater design, if 1 acre or more of new or fully reconstructed impervious is created a stormwater report will be required. a. BPA Response: Less than 1 acre of impervious surface is proposed. Infiltration basins that holds over 1.1 inch of the impervious surface is provided. These calculations can be found on the utility plan. 3. Tracer wire shall follow Appendix D of the Monticello specifications (https://www.ci.monticello.mn.us/DocumentCenter/View/881/Appendix-D-TracerWire ) a. BPA Response: A note is now included for the specifications and relevant details are now included in the plan. 4. The building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City’s ladder truck, provide an exhibit showing turning movements when building plans are available. a. BPA Response: Comment noted. A fire truck turning exhibit is provided. 5. Streets, parking lots, and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City’s General Specifications and Standard Details Plates for Street and Utility Construction. a. BPA Response: Note has been added to the site plan. 6. Plans shall include the required notes from the design manual #10 required notes on page 3 (https://www.ci.monticello.mn.us/DocumentCenter/View/121/Design-Manual- Plan-Requirements-and-Design-Guidelines-PDF) a. BPA Response: These notes have been added to the cover sheet. 7. Show all easements on construction plan set. Future building appears to be encroaching into drainage easement. a. BPA Response: Easements are now provided. The future building has been pushed to the south. 8. Perimeter curb is required around the parking lot, ribbon curb is acceptable. a. BPA Response: Perimeter curb is now provided along the public parking area. Bogart, Pederson & Assoc Phone: 763/262-8822 13076 First Street Fax:763-262-8844 Becker, MN 55308 Toll free: 888/210-8301 www.bogart-pederson.com 9. Provide pretreatment for infiltration basin (if basin is required) meeting MPCA requirements. a. BPA Response: Forebays are provided on the infiltration basins where concentrated flow is directed to. 10. Shift trees and fence from North property line to not obstruct drainage ditch. a. BPA Response: The fence is now out of the easement area. 11. ROW permit will be required when connecting to utilities across Fallon. Detour plan will be required to be submitted by contractor. a. BPA Response: Comment noted. Detour will likely be rerouted to Edmonson Ave N. No accesses will be cut off during the installation. Noted on site plan. 12. Provide pipe sizing calculations for storm pipe under parking lot. a. BPA Response: A sizing calculation is now provided in the utility plan. The pipe is adequately sized. 13. It should be noted that future assessments are proposed for street and utility improvements along Fallon Ave in accordance with the City’s assessment policy. a. BPA Response: Comment noted. Fire Code Comments 1. The applicant will verify that all access drive spacing in the parking lots are at least 24 ft wide for aerial apparatus access and circulation within this lot. The allowed decrease is from the required 26 feet width specified in Fire Code Appendix D105.2. a. BPA Response: The fire access route is 25’ wide. 2. The applicant will verify and provide full turning radius in access roads for the City’s aerial apparatus as required in Fire Code Appendix D103.3. a. BPA Response: A alternate hammerhead is proposed for the fire truck turn around. A firetruck turning exhibit is provided as well. 3. The city requires that you install a fire key box on the outside of your building. Please work with the Fire Inspector on this requirement. a. BPA Response: A fire key box is now shown on the east side of the building. 4. If a fire suppression system is required, we require that you work with the Fire Chief/Fire Inspector on locating your Fire Department Connection for the sprinkler system. The Fire Inspector must approve the location before it is installed. a. BPA Response: A sprinkler system is not needed to our knowledge. A hydrant is provided on site for water access. 5. Finally, if a fire suppression system is required, we are requiring hydrant spacing at 400 feet based on Fire Code Section 507.5.1. exception number 2. a. BPA Response: A hydrant is proposed that is within 200 feet of any of the proposed or future buildings, meeting that requirement. If you have any questions I can be reached at (763) 262-8822. Thank you for providing review comments for this project. Sincerely, Bogart, Pederson & Associates, Inc. Michael Mordal-Huebsch, P.E. Planning Commission Agenda – 03/04/2025 8 EXHIBIT Z Conditions of Approval Mastercraft Planned Unit Development Lot 1, Block 1, Oakwood Industrial Park 3rd Addition 1. Accept the building materials proposed by the applicant to ensure that all four sides of the building are covered with materials that are composed of textured architectural steel, including the masonry wainscot finish on the front (Fallon Avenue) face of the structure. 2. The applicant’s plans shall be revised to specify the material for trash enclosure, which shall be durable, maintenance free materials. 3. Specify in the Ordinance that upon construction of the second building, exterior storage-area surfacing will be upgraded to pavement capable of enduring the equipment used by the applicant on the site. 4. If developed in accordance with the layout and details of the current plan, the future phases may be reviewed and permitted with administrative approvals only. 5. No repair work is to be conducted outdoors. 6. Any tenants of the building shall be subject to the same limitations and conditions as to use and maintenance of the storage area and other outdoor restrictions. 7. A revised parking plan for the second phase is provided, demonstrating adequate usable, and accessible parking spaces are provided to the site for the second phase. 8. Turfgrass is established in all outdoor areas of the site not designated for pavement or storage/circulation space, or otherwise shown on the landscape plan. 9. Lighting plans are updated for the current site and provided at the time of building permit application. 10. The project and site improvements, including landscaping, is constructed and maintained per plans provided, with incorporation of the recommendation for 3- 5 additional Black Hills Spruce along the north property line. 11. Verify that the presented site plan utilizes a current certificate of survey. 12. Compliance with the terms of the City’s Engineering Staff letter dated February 21, 2025. Planning Commission Agenda – 03/04/2025 9 13. Compliance with the terms of the City Building Official’s letter dated June 20, 2024. 14. Comments and recommendations of other Staff and Planning Commission. Planning Commission Agenda – 03/04/2025 1 2B. Public Hearing – Consideration of a request for a Conditional Use Permit for a proposed Entertainment/Recreation Indoor Commercial Facility in an I-2 (Heavy Industrial) District. Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 03/04/2025 Council Date (pending Commission action): 03/24/2025 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator, Chief Building Official ALTERNATIVE ACTIONS Decision 1: Conditional Use Permit for a proposed Entertainment/Recreation, Indoor Commercial Facility in an I-2 (Heavy Industrial) District. 1. Motion to adopt Resolution No. PC-2025-10 recommending approval of request for a Conditional Use Permit for a proposed Entertainment/Recreation Indoor Commercial Facility in an I-2 (Heavy Industrial) District. Subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2025-10 recommending approval of Consideration for a Conditional Use Permit for a proposed Entertainment/Recreation Indoor Commercial Facility in an I-2 (Heavy Industrial) District., based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2025-10. REFERENCE AND BACKGROUND Property: Legal Description: Lengthy-contact City Hall PID #: 155-018-002080 Planning Case Number: 2025.07 Request(s): Conditional Use Permit for a proposed Entertainment/Recreation Indoor Commercial Facility in an I-2 (Heavy Industrial) District Deadline for Decision: April 4, 2025 (60-day deadline) June 3, 2025 (120-day deadline) Land Use Designation: General Industrial Zoning Designation: I-2 Heavy Industrial Planning Commission Agenda – 03/04/2025 2 Overlays/Environmental Regulations Applicable: Special Use Overlay District Current Site Uses: Industrial facility Surrounding Land Uses: North: I-2 Industrial East: I-2 Industrial South: I-2 Industrial West: I-2 Industrial Project Description: The project consists of repurposing a portion of an industrial building, zoned I-2 (Heavy Industrial), currently used for building materials sales and warehousing. The proposed tenant use is an indoor commercial “entertainment” facility, in this case an indoor play facility. Such facilities are allowed in the Industrial Districts by Conditional Use Permit. The applicant proposes to occupy approximately 13,000 square feet of the existing building for the commercial indoor recreation business, while the larger portion (approximately 40,000 square feet) would continue to be utilized by the building supply business. ANALYSIS: Use. The Zoning Ordinance incorporates “Entertainment/Recreation, Indoor Commercial” as an eligible use in industrial districts due to the unique building requirements of such uses. These often include sports training facilities or similar uses. The proposed use as an indoor play facility is consistent with this use classification. While the mix of these uses and industrial traffic and activities can raise concerns about incompatibility, the large building spaces necessary for recreation uses suggests an industrial location, often to accommodate reasonable re-use of the building which would otherwise not have a commercial application. In this case, a majority of the building’s use remains industrial. The applicant proposes to use 13,000 square feet of the building for an indoor play space serving parent-supervised children ages 0-15. The facility would be divided into individual play spaces with a central playground. As the applicant works through building design for fire and building code compliance, the final configuration of the individual play spaces may change, although the total square footage of the tenant space overall will remain consistent. Planning Commission Agenda – 03/04/2025 3 Access to the building would be key-code controlled. The facility hours of operation are proposed as 8 AM-8 PM daily. As noted, the balance of the building is currently used as an industrial service use and office. The zoning ordinance identifies the following elements as baseline considerations for these uses by Conditional Use Permit: (12) Entertainment/recreation – indoor commercial. (a) No auctions shall take place on the premises. (b) Outdoor storage shall be prohibited. (c) Noise shall be controlled consistent with the standards of this chapter. (d) When abutting a residential use, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with § 153.060(G). These conditions are limited in scope, and the unique aspects of individual site considerations require additional review beyond these factors. Parking. The existing parking on site would be allocated to each business use within the building for purposes of parking of vehicles, and the site plan shows shared parking area access between the two driveway access points from Dundas Road. For the subject site, the applicant suggests that daily traffic for those using the facility would be for approximately 100 children, aged 0 to 15, per day. Children would be attended by parents – the facility is not intended to serve as a daycare or similar facility where staff supervises programming. Instead, a staff of fewer than 5 individuals would be on site primarily for checking in patrons and overseeing operations, but specifically not child supervision. The applicant suggests that evenings and weekends would be the peak use times of the facility, thus minimizing conflicts with other industrial park peak activity. The site plan shows a parking supply attributable to this portion of the building of more than 60 spaces, reserving approximately 40 parking spaces for the industrial user. This parking supply would be sufficient to meet the zoning code demands of the industrial business, based on square footage requirements. For the entertainment use, parking demand is difficult to quantify. There is no zoning code standard specific to this type of play facility use. However, 60 (or more) parking spaces available for the traffic expected by the applicant would appear to be more than adequate. As the applicant continues to work through building and fire code design, the actual maximum occupancy for the tenant space may increase. Given the peak demand is likely to be nights and weekends, the Conditional Use Permit accommodates the shared use of the 40 spaces used by Planning Commission Agenda – 03/04/2025 4 the industrial user during their off-peak times. The total of over 100 available spaces is sufficient to meet any increase in expected demand. Circulation. Of particular concern when introducing commercial uses into industrial areas is how to manage traffic conflicts between the routine industrial uses (such as heavy truck operations) and commercial passenger vehicle traffic. In this case, those conflicts could be of greater concern as the parking layouts for the site include commercial parking that is in direct proximity to an access/egress drive used by the industrial business on the west side of the site. As designed, the site plan shows three rows of parking serving the recreation facility. The westerly row would back out into the truck/drive aisle. Parking shown on the site plan, as noted above, indicates more than 60 spaces available to the indoor recreation facility. While parking requirements for these uses are highly individualized, research appears to show requirements for indoor playgrounds at a rate of approximately one space per two persons of capacity. If the capacity of the facility is 100 children, 50 parking spaces should be sufficient. As such, staff would recommend that the parking bays on the west side of the building be restructured as a single-access drive with parking on either side of the access drive, separated from the truck access lane by a widely spaced barrier, replacing what is currently the third row of parking. This barrier could be several large concrete planters, or other physical elements to separate the commercial use parking from the truck access drive. Without this separation, staff would be concerned that the mix of uses on this site would create conditions that are unsafe for children and their parent drivers. Other Site Considerations. The applicants indicate that they will create signage for the facility that complies with the requirements of the City’s sign ordinance. Currently, the site includes a small freestanding sign identifying the building materials business near the easterly driveway access. The applicant will need to develop a sign plan that is consistent with code and which makes clear distinctions between the industrial and commercial traffic on the site. It will be important to clarify access locations to minimize the mixing of incompatible traffic on the property. STAFF RECOMMENDED ACTION Staff recommend approval of the Conditional Use Permit for Entertainment/Recreation, Indoor Commercial as proposed, but only with the reconfiguration (and separation) of the commercial parking as noted in this report and in Exhibit Z for Conditions of Approval. While the mixing of Indoor Recreation uses and Industrial uses is contemplated by the code, traffic considerations can be an issue for the safety of both commercial and industrial vehicles on the site. With the conditions as noted in Exhibit Z, staff believe the issue can be mitigated. Planning Commission Agenda – 03/04/2025 5 SUPPORTING DATA A. Resolution PC-2025-10 B. Aerial Site Image C. Applicant Narrative D. Site Plan w/Parking Plan E. Floor Plan F. Chief Building Official’s Letter, dated February 26, 2025 G. Citizen Comment Letters Z. Conditions of Approval CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-10 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR AN INDOOR ENTERTAINMENT/RECREATION FACILITY IN AN I-2 (HEAVY INDUSTRIAL) DISTRICT WHEREAS, the applicant has submitted a request for a Conditional Use Permit to allow an indoor entertainment/recreation facility as part of a developed industrial parcel; and WHEREAS, the proposed entertainment facility would alter the existing condition by redeveloping an empty portion of an existing building for indoor recreation uses; and WHEREAS, the proposed use would introduce potential conflicts to the site through customer traffic at levels uncommon for industrial uses; and WHEREAS, the site is zoned I-2, Heavy Industrial, which allows such use by Conditional Use Permit; and WHEREAS, such uses are allowed in this district to accommodate building designs that are not common in other commercial districts; and WHEREAS, the applicants have provided materials documenting that the proposed use can be compatible with industrial uses through offsetting peak hour use and other factors; and WHEREAS, the applicants have provided materials documenting that the proposed use will comply with the terms and standards of the zoning ordinance with the recommendations approved by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on March 4th, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The applicant has provided plans demonstrating that the proposed facility will be in compliance with the standards for indoor entertainment/recreation uses found in the zoning ordinance. 2. The applicant has provided plans demonstrating that the use will improve long- term use of an otherwise partially vacant building. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-10 2 3. The parcel is intended for industrial uses, but which also accommodate the proposed use in combination with the industrial nature of the site and neighborhood. 4. The applicant would, with the conditions of approval, accommodate safe traffic movements that protect the customers of the facility, and separate commercial and industrial traffic to the extent possible. 5. The operation of the business will not create noise, odors, visual impacts, or other noticeable impacts on the property or the neighborhood beyond those expected for allowed uses in the zoning district. 6. The use will maximize reuse of existing industrial buildings, consistent with the City’s economic development objectives for industrial property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for indoor entertainment/recreation facility, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. The applicant reconfigures the westerly of the three parking rows as noted in this report to create a physical barrier between the two remaining parking rows and the access drive serving the industrial user. 2. A sign plan is developed consistent with the sign ordinance requirements that clearly delineates access and use of the site and separates commercial and industrial traffic to the extent possible. 3. Parking, signage, and other site improvements, including restriping of the parking lots as needed, are completed prior to opening of the facility, in accordance with the updated site plan approvals. 4. Shared use of the total available parking is considered authorized by the Conditional Use Permit for the current and proposed building tenant. Future changes in use will require evaluation of parking demand per ordinance. 5. Compliance with the terms of the City Building Official’s letter dated February 26, 2025. 6. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-10 3 ADOPTED this 4th day of March, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Consideration CUP proposed Entertainment/Recreation Indoor Commercial Facility in I-2 District PID: 155-018-002080 Adress: 207 Dundas Rd Legal: Lengthy Created by: City of Monticello 362 ft From: Sent: Wednesday, February 26, 2025 10:02 PM To: Development Services Subject: Future Indoor Playground Hello! I feel it would be a great idea to have an indoor playground area for our kids in Monticello. I've brought my son to other Indoor playgrounds and he loves them! It would so nice to have one local, ran by a local mom, who cares and is dedicated to ehat the community wants. I know Liz has been working for hard on this idea and absolutely love it! The kids need a place locally that us parents can bring them to in the colder months and still get their energy out and play with other kids. Thank you, Heather Schaap Sent from my T-Mobile 5G Device Sent: Wednesday, February 26, 2025 10:31 AM To: Development Services Subject: Indoor Playground--Advocacy Dear community members, I am writing to express my growing concern about the lack of family-friendly and child-oriented activities available in our community. While our community center is a valuable asset, it currently falls short in providing a sufficient range of options for families with children. Our community is home to a significant number of families who pay taxes and actively contribute to the overall well-being of our town. As residents, we have a right to a voice in how our community resources are allocated and used. I firmly believe that by advocating for an increase in family-friendly activities, we can foster a more vibrant and inclusive environment that benefits everyone. I strongly encourage you to pass approval for projects that will bring benefits to our Monticello community and the families who pay taxes. Please approve such endeavors such as Indoor Playgrounds and environments to promote enrichment for our children. Thank you for your time and consideration. Sincerely, Jesse From: Sent: Wednesday, February 26, 2025 9:53 AM To: Development Services Subject: Support for Active Adventures in our Community Hello, My name is Rebecca. I have one child, and another on the way. I am also a nanny in the community. I can't express enough how much Active Adventures would benefit our wonderful Monticello. It is so hard to find activities that are suitable for both babies and older kids. I often find either the older kids I watch get bored, the babies get overstimulated or not able to safely play independently. Active Adventures would be perfect for kids of all ages. You would see families come from surrounding cities, just to be somewhere where kids of all ages are welcome and have activities specific for their age. I would be able to keep an eye on all of my children, while knowing they are in a safe and fun environment that they will enjoy with their friends. This not only will greatly help families with kids of all ages, but this will also help businesses in our town. Families will stay in Monticello for meals or shopping, if they are in the area already. We want more families in our community. It will help make Monticello a safe family friendly city, which is extremely important to me. Active Adventures is what Monticello needs. It is what families want. Please listen to the families who desperately need this in our community. I know for a fact this will take off with success. It is a place where parents and kids of all ages can come together, and make Monticello an even better community. If you'd like to discuss further, please feel free to reach out. Thank you, Rebecca Gindele From: Sent: Wednesday, February 26, 2025 11:44 AM To: Development Services Subject: Support for indoor playground To whom it may concern, I am writing to express my support for the approval of an indoor playground in our community. I strongly believe that such a space would provide numerous benefits for families, offering a safe and engaging environment for children to play, socialize, and stay active year-round. An indoor playground would be a valuable addition to our area, giving parents and caregivers a much-needed recreational option, especially during extreme weather conditions. It would also foster a greater sense of community by creating a welcoming space for families to connect. I hope you will consider approving this project, as it would have a positive impact on the well-being of children and families in our area. Please let me know if there are any further steps I can take to support this initiative. Best regards, Tina Towle Sent from my Iphone From: Sent: Wednesday, February 26, 2025 8:29 AM To: Development Services Subject: children to develop motor skills, socialize, and stay active, regardless of the weather. Additionally, it would serve as a welcoming hub for parents to connect with one another, strengthening our sense of community. Beyond the benefits to families, this business would contribute to the local economy by attracting visitors, and supporting other local and small businesses. Many families currently travel to surrounding cities for similar play spaces, and having one right here in Monticello would keep those resources within our community. I strongly encourage the city to support this initiative and recognize the positive impact Active Adventures would have on local families and businesses alike. Thank you for your time and consideration. I look forward to seeing Monticello continue to grow as a family- friendly community. Sincerely, Michelle Macagnone Mother of 4, lifelong Monticello resident and Educator From: Sent: Wednesday, February 26, 2025 9:49 AM To: Development Services Subject: Active Adventures To whom it may concern, I’m writing to you as a new mom of a 1 year old and a new born. When I first heard about active adventures I was so excited! Both of my girls were born in winter as my oldest is not 1 and on the move there isn’t many activities in Monticello that I’m able to do with her. The playgrounds are all wet and as great as the community center is there is only one slide she’s big enough to do but everything else in the play area doesn’t work for her so we are trapped inside which is hard with her and a newborn. Having a indoor play structure that she is able to go on it so important to my family as a parent in Monticello and I know would mean the world to my girl especially as they get older and even more active! Best, Autumn Dodd From: Sent: Wednesday, February 26, 2025 11:28 AM To: Development Services Subject: Active Adventures Hello, I am writing to encourage you to support Active Adventures. Our community greatly needs an indoor space for kids to play, especially with how long our winters tend to be! It would also function as a place to help keep the middle schoolers busy so they can stop wrecking havoc on our local businesses. Many of the surrounding communities have been putting in efforts to improve the amenities available to children and families and I think this would be a wonderful step for Monticello. Mercedes Browe Sent from my T-Mobile 5G Device Planning Commission Agenda – 03/04/2025 6 EXHIBIT Z Conditions of Approval Conditional Use Permit for Entertainment/Recreation, Indoor Commercial PID: 155018002080 1. The applicant reconfigures the westerly of the three parking rows as noted in this report to create a physical barrier between the two remaining parking rows and the access drive serving the industrial user. 2. A sign plan is developed consistent with the sign ordinance requirements that clearly delineates access and use of the site and separates commercial and industrial traffic to the extent possible. 3. Parking, signage, and other site improvements, including restriping of the parking lots as needed, are completed prior to opening of the facility, in accordance with the updated site plan approvals. 4. Shared use of the total available parking is considered authorized by the Conditional Use Permit for the current and proposed building tenant. Future changes in use will require evaluation of parking demand per ordinance. 5. Compliance with the terms of the City Building Official’s letter dated February 26, 2025. 6. Comments and recommendations of other Staff and Planning Commission. Planning Commission Agenda – 03/04/2025 1 2C. Public Hearing - Consideration of a request for a Conditional Use Permit for a proposed Auto Repair-Minor Facility in a B-4 (Regional Business) District and Conditional Use Permit for Cross Access and Parking. Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 03/04/2025 Council Date (pending Commission action): 03/24/2025 Additional Analysis by: Community Development Director, Community and Economic Development Coordinator, Chief Building Official ALTERNATIVE ACTIONS Decision 1: Conditional Use Permit for a proposed Auto Repair-Minor facility in a B-4 (Regional Business) district 1. Motion to adopt Resolution No. PC-2025-11 recommending approval of conditional use permit for a proposed auto repair-minor facility in a B-4 (Regional Business) district subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2025-11 recommending approval of conditional use permit for a proposed auto repair-minor facility in a B-4 (Regional Business) district, based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2025-11. Decision 2: Conditional Use Permit for Cross-Access and Parking 1. Motion to adopt Resolution No. PC-2025-12 recommending approval of conditional use permit for Cross Access and Parking subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2025-12 recommending approval of conditional use permit for Cross Access and Parking, based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2025-12. REFERENCE AND BACKGROUND Property: Legal Description: Lot 1, Block 2, Church of St. Henry 1st Addition PID #: 155-215-002010 Planning Case Number: 2025-06 Planning Commission Agenda – 03/04/2025 2 Request(s): 1. Conditional Use Permit for a proposed Auto Repair-Minor Facility in an B-4 (Regional Business) District 2. Conditional Use Permit for Cross Access and Parking. Deadline for Decision: April, 12, 2025 (60-day deadline) June, 11, 2025 (120-day deadline) Land Use Designation: Regional Commercial Zoning Designation: B-4 Regional Business Overlays/Environmental Regulations Applicable: Freeway Bonus District Current Site Uses: Vacant Surrounding Land Uses: North: Institutional (zoned R-1) East: Commercial – (zoned B-4) South: I-94 West: 7th Street Project Description: The project proposal is for a Conditional Use Permit in a B-4, Regional Business District to construct and operate a minor auto repair facility consisting of a tire retail service center and a Conditional Use Permit for cross-access and parking. The applicants indicates that the use exclusively sells and installs tires. No other auto services are provided as a part of the facility. ANALYSIS: The project itself is proposed as a Discount Tire facility, consisting of a 7,020 square foot building with a series of service bay doors facing south (facing the I-94 frontage), and a primary customer entrance to the east. Circulation around the building is all designed for two-way traffic. Zoning. As noted above, the subject site is zoned B-4 (Regional Business). In the B-4 District, Auto Repair-Minor services facilities require a Conditional Use Permit. The review of this parcel will rely on the conditions listed for facilities of this type as required by the B-4 zoning. The proposed auto service consists exclusively of tire sales and installation – services that are customarily appointment-based and/or provided to customers while they wait on site. Any vehicles that are on-site overnight can occupy parking spaces without raising concerns over Planning Commission Agenda – 03/04/2025 3 outdoor storage or unrepaired vehicles. No overnight parking or storage of unrepaired vehicles is a condition of approval. Site Design. The building plan includes a sales and lobby area within the easterly quarter of the building, with the remainder dedicated to service and storage. Service bays are accessed from the south side of the building, and vehicles exit through those same doors. A trash enclosure is located to the west side of the parcel. Used tires are stored inside until pickup – no outside storage is proposed. The proposed project is served by 7th Street which serves as the primary commercial access road between Fallon and Fenning Avenues. The subject property is to the south of 7th Street and will gain its access via a shared driveway from the adjoining property to the east. That parcel is part of the Union Crossings plat and included a cross-access requirement for this site as part of their CUP. The applicants propose a second access directly from 7th Street near the west end of the subject parcel. Circulation. Traffic will enter the site via one of two driveways from either a shared access to the east, or a direct access from 7th Street on the west. Traffic can circulate to either the parking bays along the north or east sides of the parcel to access the primary customer entrance on the east side of the building. Regarding pedestrian access, the applicant is required to construct a 6’ concrete sidewalk from the northeasterly parking bay across the northern edge of their property to their easterly property line. This is in support of the City’s goal of pedestrian walks on both sides of collector routes. Cross-Access. The City’s code requires a Conditional Use Permit for commercial properties that propose to share access. The proposed CUP incorporates that requirement. For this site, cross access was a requirement of the approvals granted to the underlying plat including this lot and built into the design for 7th Street at the time of its design and construction. The proposed Discount Tire site proposes to share access with the adjacent clinic to the east, which was a requirement of the CUP required for the clinic as noted above. Parking. The site plan includes 41 parking spaces arrayed around the building, including 2 accessible spaces along the south edge of the site. The parking breakdown for the use, based on the City’s requirements at 8 spaces, plus 1 space/800 square feet of building area, results in a total requirement of 17 spaces. One of the aspects of auto service (auto minor repair) is a limitation on the outdoor storage of unrepaired vehicles and repaired vehicles awaiting pick up by customers. A portion of the parking and circulation area for the site lies within the City’s drainage and utility easement. An encroachment agreement will be required for these improvements to be located within the easement. Planning Commission Agenda – 03/04/2025 4 Building Materials. The submissions illustrate the building elevations for all four sides. The building drawings show a perimeter comprised of decorative concrete block, with two primary colors around the building, in addition to extensive glass entry along the south and southeast exposures. These materials meet City code requirements. Staff notes that the building wall along 7th Street incorporates the two colors of block, but no glass or other materials, resulting in the appearance of this exposure as the “back” of the building. The plans show a wall sign in the west corner of the building wall. Staff would recommend that additional architectural features be considered for this exposure to avoid the impression given by the current design. Possible considerations would be additional glass to create false window features, or other design alternatives to this primary street exposure. The plans show a trash enclosure consisting of concrete block similar to that of the building materials. The location is near the west boundary of the site, proposed to be 6 feet in overall height. Any waste/trash materials in this area should be no higher than the 6 foot tall wall. The proposed landscaping (a row of evergreen shrubs and perennial ornamental grasses) should help screen this area from view, which is the primary exposure to the public street. Landscaping. The site is well landscaped and is consistent with the planting totals required of B- 4 commercial uses and parcels. The code requires 10 ACI of canopy tree planting per acre, and 2 shrubs per each 10 feet of building perimeter. The subject property is approximately 2 acres in area, and the building has approximately 354 feet of perimeter wall. This results in a minimum requirement of 20 ACI of canopy tree planting and 70 shrubs. For the proposed site, the plan shows 15 new canopy and/or evergreen trees internal to the site, for a total of 35 ACI. The plans also show 70 shrubs on the site, along with significant levels of perennial planting. Although not regulated, the plans estimate green space (non-impervious) at slightly more than 50% of the property, a higher level than many commercial properties. Site circulation requirements likely influence this percentage. Signage. The applicants have provided information related to on-site signage including both free- standing and wall signage. The site has two frontages and is located within the Freeway Bonus District. As such, the site is eligible for two free-standing signs, one of which must be a monument sign. The applicant is proposing both a monument and free-standing pylon sign. The monument sign located along 7th Street meets ordinance standards for both height and area at less than 14’ in height and less than 100 square feet in area. The second free-standing sign is a pylon sign located along the I-94 frontage. The sign meets the Freeway Bonus District height of 32’ and the area maximum of 200 square feet. The pole structure for the sign is required to be wrapped in materials consistent with the code. Planning Commission Agenda – 03/04/2025 5 The applicant is required to execute an encroachment agreement for the location of the pylon sign within the City’s existing drainage and utility easement. It is also recommended that the applicant shift the sign per the City Engineer’s recommendations to avoid proximity to the utilities within the easement, to a location approximately 15’ from the property line. The applicant also proposes to display a wall sign on three of the building’s four sides. The allowable wall sign area for this building, counting two frontages, would be approximately 690 square feet. Lighting. The applicants have included a lighting plan with the CUP package. There is limited light spread onto adjoining property lines, but no violation of commercial lighting requirements. The plan must show pole lighting to be no higher than 25 feet, per maximum code allowance. All such lighting is required to be downcast and hooded to avoid direct glare and view of the light source. General Review Criteria. As noted above, while the CUP incorporates the consideration of the specific provisions that would normally be required. Specific conditional use permit standards are listed below, with a staff comment for each element. (i) The use will not substantially diminish or impair property values within the immediate vicinity of the subject property. Staff Comment: As an allowed use in the district, and with the conditions identified, there is no reason to believe that there will be any negative impacts on neighboring property values. (ii) The use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use. Staff Comment: The site is contained and meets the general standards of the zoning ordinance. No detrimental impacts are foreseen. (iii) The proposed use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area. Staff Comment: The site plans show consistency with the district requirements, and with the cross-access aspects of the adjoining project site. (iv) The use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided. Staff Comment: The site is an allowed use and its utility impacts are included in the City’s planning for the Regional Commercial district. Moreover, the site relies on the existing access plan both for shared and public access. The project has been designed to fit into the transportation planning requirements of the City. Planning Commission Agenda – 03/04/2025 6 (v) The use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with City Code requirements. Staff Comment: Adequate parking is provided per code, and the site plan accommodates the more than common requirements for this type of use. (vi) The use will not result in any nuisance including but not limited to odor, noise, or sight pollution. Staff Comment: The project complies with the requirements of the code and should not create nuisances. The waste storage area is enclosed with landscaping. (vii) The use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled. Staff Comment: No impacts to any natural features are expected with this project. (viii) The use will adhere to any applicable additional criteria outlined in the Zoning Ordinance for the proposed use. Staff Comment: The applicants have designed the site to illustrate compliance with the requirements and intent of the zoning ordinance. As noted, the building materials, landscaping plan, and trash enclosure – are consistent with, or exceed, the City’s requirements. However, the building design and orientation results in a view of the building from 7th Street, the primary commercial access roadway, to what looks like the back of the building. Additional architectural elements on this wall would benefit the site and help make it more consistent with the development of the commercial area along 7th Steet. With the remaining notes found in Exhibit Z of the staff report, the project is consistent with zoning standards. STAFF RECOMMENDED ACTION Staff recommends approval of the Discount Tire Center Conditional Use Permits for the Auto Repair-Minor use and the cross access and parking. The plans are consistent with the B-4 Zoning District, and the land use plans for the area. This recommendation is supported with the comments and conditions identified in Exhibit Z. SUPPORTING DATA A. Resolution PC-2025-11 B. Resolution PC-2025-12 C. Aerial Site Image D. Applicant Narrative E. Certificate of Survey F. Plans, Including: Planning Commission Agenda – 03/04/2025 7 a. Site Plan b. Grading Plan c. Utility Plan d. Site Landscaping Plan e. Location Map G. Building Elevations H. Sign Plans I. City Engineer’s Letter, dated February 26, 2025 J. Chief Building Official’s Letter, dated February 25, 2025 Z. Conditions of Approval CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-11 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A MINOR AUTOMOBILE REPAIR FACILITY IN A B-4, REGIONAL BUSINESS DISTRICT WHEREAS, the applicant has submitted a request for a Conditional Use Permit for a minor automobile vehicle sales/rental facility; and WHEREAS, the proposed facility would occupy an undeveloped parcel in the neighborhood of other commercial, institutional, and residential property; and WHEREAS, the site is zoned Regional Business (B-4), which allows such use as an accessory use by Conditional Use Permit; and WHEREAS, the proposed use comply with the various requirements and standards of the applicable Zoning regulations; and WHEREAS, the general land use would be consistent with the long term land use plan for the City and the location, including the designation of the site for “Regional Commercial” uses; and WHEREAS, the applicants have provided materials documenting that the proposed use facilitates long term use of the site for uses in the B-4 zoning district; and WHEREAS, the applicants have provided materials documenting that the proposed use will comply with the terms and standards of the zoning ordinance with the recommendations approved by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on March 4th, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The applicant has provided plans demonstrating that the proposed facility will be in compliance with the standards for minor automobile repair facilities found in the zoning ordinance. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-11 2 2. The applicant has provided plans demonstrating that the use will improve long- term use of the site for uses in the subject zoning district and Comprehensive Plan land use category. 3. The parcel is intended for commercial uses, which is the proposed use of the property. 4. The operation of the business will not create noise, odors, visual impacts, or other noticeable impacts on the property or the neighborhood beyond those expected for allowed uses in the zoning district, subject to the additional site improvements as required by City approval. 5. The use will improve convenience to customers and to the public, consistent with the City’s economic development objectives for commercial property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for Auto Repair-Minor, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. The applicant provide architectural treatment and detail to the 7th Street exposure of the building as noted in this report, such as glass or other façade detail. 2. The project, including site landscaping, is constructed and maintained in substantial conformance with the Final approved plans and other applicable code requirements, as may be amended. 3. The applicant executes and record the required cross-access and other shared-use agreements with the neighboring property. 4. No open or outdoor storage of unrepaired vehicles is permitted on site. 5. The applicant verifies that all rooftop mechanical equipment will be screened from adjoining property or travelled streets. 6. No accumulations of trash or waste shall be permitted to extend higher than the screening fence surrounding the trash facilities. 7. The pole structure for the pylon sign is required to be wrapped in materials consistent with the code and relocated consistent with the City Engineer’s recommendations. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-11 3 8. A 6’ concrete public sidewalk is required to be constructed on the northeasterly portion of the site per the City Engineer’s recommendation. 9. A stormwater maintenance agreement for the sign and parking areas within the City drainage and utility easement is required to be executed and recorded. 10. An encroachment agreement for the sign and parking areas within the City drainage and utility easement is required to be executed and recorded. 11. Compliance with the terms of the City’s Engineering Staff letter and plan comments dated February 26, 2025. 12. Compliance with the terms of the City Building Official’s letter dated February 25, 2025. 13. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 4th day of March, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-12 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A CROSS-ACCESS AND PARKING IN A B-4, REGIONAL BUSINESS DISTRICT WHEREAS, the applicant has submitted a request for a Conditional Use Permit for a minor automobile vehicle sales/rental facility, including site design for cross-access and parking; and WHEREAS, the proposed facility would occupy an undeveloped parcel in the neighborhood of other commercial, institutional, and residential property; and WHEREAS, the site is zoned Regional Business (B-4), which allows such use as an accessory use by Conditional Use Permit; and WHEREAS, the proposed use comply with the various requirements and standards of the applicable Zoning regulations; and WHEREAS, the general land use would be consistent with the long term land use plan for the City and the location, including the designation of the site for “Regional Commercial” uses; and WHEREAS, the applicants have provided materials documenting that the proposed use will comply with the terms and standards of the zoning ordinance with the recommendations approved by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on March 4th, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The applicant has provided plans demonstrating that the proposed facility will be in compliance with the standards for minor automobile repair facilities found in the zoning ordinance. 2. The applicant has provided plans demonstrating that the use will improve long- term use of the site for uses in the subject zoning district and Comprehensive Plan land use category. 3. The parcel is intended for commercial uses, which is the proposed use of the property. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-12 2 4. The operation of the business will not create noise, odors, visual impacts, or other noticeable impacts on the property or the neighborhood beyond those expected for allowed uses in the zoning district, subject to the additional site improvements as required by City approval. 5. The use will improve convenience to customers and to the public, consistent with the City’s economic development objectives for commercial property. 6. The cross-access design will support the City’s transportation objectives for safety and circulation. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for cross-access and parking, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. The applicant provide architectural treatment and detail to the 7th Street exposure of the building as noted in this report, such as glass or other façade detail. 2. The project, including site landscaping, is constructed and maintained in substantial conformance with the Final approved plans and other applicable code requirements, as may be amended. 3. The applicant executes and record the required cross-access and other shared-use agreements with the neighboring property. 4. No open outdoor storage of unrepaired vehicles is permitted on site. 5. The applicant verifies that all rooftop mechanical equipment will be screened from adjoining property or travelled streets. 6. No accumulations of trash or waste shall be permitted to extend higher than the screening fence surrounding the trash facilities. 7. The pole structure for the pylon sign is required to be wrapped in materials consistent with the code and relocated consistent with the City Engineer’s recommendations. 8. A 6’ concrete public sidewalk is required to be constructed on the northeasterly portion of the site per the City Engineer’s recommendation. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2025-12 3 9. A stormwater maintenance agreement for the sign and parking areas within the City drainage and utility easement is required to be executed and recorded. 10. An encroachment agreement for the sign and parking areas within the City drainage and utility easement is required to be executed and recorded. 11. Compliance with the terms of the City’s Engineering Staff letter and plan comments dated February 26, 2025. 12. Compliance with the terms of the City Building Official’s letter dated February 25, 2025. 13. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 4th day of March, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Consideration CUP Proposed Auto Repair-Minor in B-4 District & CUP for Cross Access and Parking PID: 155215002010 Address: 1300 7th St E Legal: L1, Blk 2 Created by: City of Monticello 181 ft January 31, 2025 On behalf of Halle Properties, L.L.C., R.A. Smith, Inc. is pleased to present the attached material for Discount Tire store to be located at 1300 7th Street East. Physically the proposed building will be 7, 020 square feet in size, 26’ in height with a showroom facing southeast, with three overhead doors facing southwest, behind which will be six service bays. New tire storage is indoors via a racking system adjacent to the service bays and in a mezzanine above the bays. Used tire storage is segregated in its own storage area and no tires are stored outside. Generally new tires are delivered twice a week via a tractor trailer, and used tires are removed twice a week by a local recycling contractor using a box truck. Discount Tire only sells, installs and services tires and wheels. No automotive repair, oil changes or body work is ever done at a Discount Tirelocation. The focus is solely on tires, wheels and world class customer service. As a benefit to the general public, this store will provide complimentary air checks for any driver who pulls in and requests the service. The location on 7th Street that Halle Properties has selected meets their internal site selection criteria and will be complimentary to nearby commercial developments. With limited business hours and low traffic volumes, open Monday to Friday from 8 AM to 6 PM and Saturday from 8 AM to 5 PM, it’s anticipated that the proposed store will not have a negative impact on traffic. Staffing for this store is typically 6-8 sales/managerial and 8-12 technicians, with the busiest shifts being on Friday and Saturday. The site is designed to accommodate employee vehicles as well as those of customers dropping their vehicles off for service and those who elect to wait to have their tires installed. At your convenience, R.A. Smith will be more than happy to answer any questions or comments. Respectfully, Steven McCleary Site Development Specialist Discount Tire MNM 13072 – Monticello, MN Page 2 / January 31,20225 Conditional Use Permit Approval Criteria If granted the conditional use to allow for the operation of the proposed Discount Tire store will not substantially diminish or impair property values within the immediate vicinity of the property. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the property. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided. If granted the conditional use to allow for the operation of the proposed Discount Tire store will provide adequate parking and loading spaces, and all storage on the site can be done in conformance with municipal code requirements. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not result in any nuisance including but not limited to odor, noise, or sight pollution. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled. If granted the conditional use to allow for the operation of the proposed Discount Tire store will adhere to any applicable additional criteria outlined in Sections 153.091 and 153.092 of the Monticello Zoning Ordinance for the proposed use. January 31, 2025 On behalf of Halle Properties, L.L.C., R.A. Smith, Inc. is pleased to present the attached material for Discount Tire store to be located at 1300 7th Street East. Physically the proposed building will be 7, 020 square feet in size, 26’ in height with a showroom facing southeast, with three overhead doors facing southwest, behind which will be six service bays. New tire storage is indoors via a racking system adjacent to the service bays and in a mezzanine above the bays. Used tire storage is segregated in its own storage area and no tires are stored outside. Generally new tires are delivered twice a week via a tractor trailer, and used tires are removed twice a week by a local recycling contractor using a box truck. Discount Tire only sells, installs and services tires and wheels. No automotive repair, oil changes or body work is ever done at a Discount Tirelocation. The focus is solely on tires, wheels and world class customer service. As a benefit to the general public, this store will provide complimentary air checks for any driver who pulls in and requests the service. The location on 7th Street that Halle Properties has selected meets their internal site selection criteria and will be complimentary to nearby commercial developments. With limited business hours and low traffic volumes, open Monday to Friday from 8 AM to 6 PM and Saturday from 8 AM to 5 PM, it’s anticipated that the proposed store will not have a negative impact on traffic. Staffing for this store is typically 6-8 sales/managerial and 8-12 technicians, with the busiest shifts being on Friday and Saturday. The site is designed to accommodate employee vehicles as well as those of customers dropping their vehicles off for service and those who elect to wait to have their tires installed. At your convenience, R.A. Smith will be more than happy to answer any questions or comments. Respectfully, Steven McCleary Site Development Specialist Discount Tire MNM 13072 – Monticello, MN Page 2 / January 31,20225 Conditional Use Permit Approval Criteria If granted the conditional use to allow for the operation of the proposed Discount Tire store will not substantially diminish or impair property values within the immediate vicinity of the property. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the property. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided. If granted the conditional use to allow for the operation of the proposed Discount Tire store will provide adequate parking and loading spaces, and all storage on the site can be done in conformance with municipal code requirements. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not result in any nuisance including but not limited to odor, noise, or sight pollution. If granted the conditional use to allow for the operation of the proposed Discount Tire store will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled. If granted the conditional use to allow for the operation of the proposed Discount Tire store will adhere to any applicable additional criteria outlined in Sections 153.091 and 153.092 of the Monticello Zoning Ordinance for the proposed use. 6' BUILDING & L A N D S C A P E S E T B A C K 6' L A N D S C A P E S E T B A C K 20' B U I L D I N G S E T B A C K 6' L A N D S C A P E S E T B A C K 10 ' B U I L D I N G S E T B A C K SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N IN )EET GRAP+IC SCALE 0 60011 PARKING CALCULATIONS SITE DATA LEGEND SITE & PAVING NOTES PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N SI T E P L A N 6' BUILDING & LA N D S C A P E S E T B A C K 6' L A N D S C A P E S E T B A C K 20' B U I L D I N G S E T B A C K 6' L A N D S C A P E S E T B A C K 10 ' B U I L D I N G S E T B A C K SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N IN )EET GRAP+IC SCALE 0 60011 PARKING CALCULATIONS SITE DATA LEGEND SITE & PAVING NOTES PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N SI T E P L A N N:\3240268\Dwg\Sheets\3240268-SP01.dwg, 1/28/2025 2:17:44 PM, DWG To PDF.pc3 DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N GR A D I N G P L A N SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N IN )EET GRA3+IC SCALE LEGEND PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R GRADING NOTES S S S DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N UT I L I T Y P L A N SHEET NUMBER %U R R N I L H O G : I _ 0L O Z D X N H H : I _ AS S O H W R Q : I _ 0 D G L V R Q : I CH G D U E X U J : I _ ND S H U Y L O O H I L _ I U Y L Q H C A N ( IN FEET ) GRAPHIC SCALE 0 60301515 PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R LEGEN' 8TILIT< N2TES 6' BUILDING & L A N D S C A P E S E T B A C K 6' L A N D S C A P E S E T B A C K 20' B U I L D I N G S E T B A C K 6' L A N D S C A P E S E T B A C K 10 ' B U I L D I N G S E T B A C K S S S LAWN (1) HCB (1) HCB (13) PV (5) AMJ (5) PV (7) TSY (6) SF2 (1) AN (12) SS4 (5) HL (13) PV (5) AC (5) TSY (4) TSY (5) HL (12) SF2 (1) AN (16) PV (1) AN (6) HL (5) SF2 (13) SS4PLANT BED EDGE LAWN LAWN LAWN LAWN LAWN LAWN LAWN LAWN SIGN (10) SF2 SIGN (2) NS (1) RO (1) NS (1) RO BIORETENTION BASIN PLACE PLANTS RANDOMLY NO MULCH (62) SS4 RETAINING WALL CODE QTY COMMON NAME BOTANICAL NAME INSTALLED SIZE ROOT SPACING EVERGREEN TREES AMJ 5 Ames Juniper Juniperus chinensis `Ames`6` HT B&B Spacing as shown NS 3 Norway Spruce Picea abies 6` HT B&B Spacing as shown SHADE TREES AN 3 Northwood Red Maple Acer rubrum 'Northwood'2 1/2" CAL B&B Spacing as shown HCB 2 Common Hackberry Celtis occidentalis 2 1/2" CAL B&B Spacing as shown RO 2 Red Oak Quercus rubra 2 1/2" CAL B&B Spacing as shown DECIDUOUS SHRUBS HL 16 Little Quick Fire® Hydrangea Hydrangea paniculata `SMHPLQF`24" HT CONT Spacing as shown AC 5 Alpine Currant Ribes alpinum 24" HT CONT Spacing as shown SF2 33 Neon Flash Japanese Spirea Spiraea japonica 'Neon Flash'15" HT CONT Spacing as shown EVERGREEN SHRUBS TSY 16 Tauton Yew Taxus x media `Tauntoni`24" HT B&B Spacing as shown ORNAMENTAL GRASSES PV 47 Ruby Ribbons® Switch Grass Panicum virgatum 'RR1'1 GAL CONT 30" Spacing SS4 87 Standing Ovation Little BluestemSchizachyrium scoparium 'Standing Ovation'1 GAL CONT 18" Spacing PLANT SCHEDULE LANDSCAPE REQUIREMENTS 153.060 Table 4-4 for commercial use -requires 10.0 ACI of Canopy trees (including at least 1 Evergreen) per acre plus at least 2 Shrubs for every 10' of Building perimeter. Property is 2.04 acres and Building perimeter = 354'. Requires 20.0 ACI and 71 Shrubs PROVIDED - (23.5) ACI and (38) Shrubs (Additional (30) shrubs and (46) grasses are located to screen parking and building from E. 7th Street). Interior Vehicle Use Landscape Areas- for commercial use, maximum parking stalls in a bay is 24 before an island is required. Proposed development does not exceed this amount. Perimeter Vehicle Use- requires landscape strips where vehicle use area abuts a ROW. A minimum 6' landscape strip is required when within 50' of the ROW. Requires 8.0 ACI per 100' of landscape strip. Parking is 55' length - requires 5.0 ACI. PROVIDED - 5.0 ACI (9) Interior Parking Lot Landscaping - Required for lots with 50 or more stalls - proposed development has 35 stalls, so not required. (10) Buffer Yards - Required for adjacent south property of RMH Zoning. Requires 20' landscape width with 6' screening fence and (2) Shade Trees and (3) Ornamental Trees and (2) Upright Coniferous Trees per 100'. 222' Requires (5) Shade Trees, (7) Ornamental Trees and (5) Upright Coniferous Trees. PROVIDED - (x) Shade Trees, (x) Ornamental Trees and (x) Upright Coniferous Trees. BIO-RETENTION BASIN 3,847 sf Echinacea pallida / Pale Purple Coneflower142 2 1/2", PLUG 8% @ 18" o.c. Monarda fistulosa / Bergamot 142 2 1/2", PLUG 8% @ 18" o.c. Solidago rigida / Stiff Goldenrod 142 2 1/2", PLUG 8% @ 18" o.c. Asclepias incarnata / Swamp Milkweed 142 2 1/2", PLUG 8% @ 18" o.c. Aster novae-angliae / New England Aster142 2 1/2", PLUG 8% @ 18" o.c. Carex vulpinoidea / Brown Fox Sedge 266 2 1/2", PLUG 15% @ 18" o.c. Panicum virgatum / Switch Grass 170 2 1/2", PLUG 17% @ 24" o.c. Rudbeckia speciosa / Showy Coneflower 178 2 1/2", PLUG 10% @ 18" o.c. Tradescantia ohiensis / Ohio Spiderwort 80 2 1/2", PLUG 8% @ 24" o.c. Verbena stricta / Hoary Vervain 100 2 1/2", PLUG 10% @ 24" o.c. SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 60301515 PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N SI T E L A N D S C A P E P L A N SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N IN )((7 *RA3+IC 6CAL( PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N LO C A T I O N M A P N: \ 3 2 4 0 2 6 8 \ D w g \ E x h i b i t s \ 3 2 4 0 2 6 8 - L o c a t i o n M a p . d w g , S i t e P l a n , 1 / 2 9 / 2 0 2 5 4 : 5 8 : 2 7 P M , t j r CONCEPTUAL 1ST FLOOR PLAN CONCEPTUAL MEZZ. FLOOR PLAN CONCEPTUAL FLOOR PLANS A.1 JOB # A.2411057 1344 EAST 7TH ST THIS PLAN IS PROPERTY OF PLUMP GROUP ARCHITECTURE & ENGINEERING. THIS DRAWING IS LOANED WITHOUT OTHER CONSIDERATION THAN THE AGREEMENT AND CONDITION THAT IT IS NOT BE REPRODUCED, COPIED, OR OTHERWISE DISPOSED OF, DIRECTLY OR INDIRECTLY, AND IS NOT TO BE USED IN WHOLE OR IN PART TO ASSIST IN MAKING OR TO FURNISH ANY INFORMATION FOR THE MAKING OF DRAWINGS, PRINTS, APPARATUS OR PARTS THEREOF. THE ACCEPTANCE OF THIS DRAWING WILL BE CONSTRUED AS AN ACCEPTANCE OF THE FOREGOING CONDITIONS. DATE: 01.16.2025 Sheet No. REV: 914 E. KATELLA AVENUE, ANAHEIM, CA 92805 P (714) 385-1835 F(714) 385-1834 www.plumpgroup.com PLUMP ENGINEERING INC. CONSULTING ENGINEERS STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, CIVIL, SURVEYING, ARCHITECTURAL MONTICELLO, MN 55362 Building Area Breakdown FRONT ELEVATION REAR ELEVATION PLAN JOB # A.2411057 1344 EAST 7TH ST THIS PLAN IS PROPERTY OF PLUMP GROUP ARCHITECTURE & ENGINEERING. THIS DRAWING IS LOANED WITHOUT OTHER CONSIDERATION THAN THE AGREEMENT AND CONDITION THAT IT IS NOT BE REPRODUCED, COPIED, OR OTHERWISE DISPOSED OF, DIRECTLY OR INDIRECTLY, AND IS NOT TO BE USED IN WHOLE OR IN PART TO ASSIST IN MAKING OR TO FURNISH ANY INFORMATION FOR THE MAKING OF DRAWINGS, PRINTS, APPARATUS OR PARTS THEREOF. THE ACCEPTANCE OF THIS DRAWING WILL BE CONSTRUED AS AN ACCEPTANCE OF THE FOREGOING CONDITIONS. DATE: 01.16.2025 Sheet No. REV: 914 E. KATELLA AVENUE, ANAHEIM, CA 92805 P (714) 385-1835 F(714) 385-1834 www.plumpgroup.com PLUMP ENGINEERING INC. CONSULTING ENGINEERS STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, CIVIL, SURVEYING, ARCHITECTURAL MONTICELLO, MN 55362 TRASH ENCLOSURE PLAN / ELEVATIONS CONCEPTUAL ELEVATIONS A.2 EAST ELEVATIONWEST ELEVATION SOUTH ELEVATION (INTERSTATE HWY NO. 94) NORTH ELEVATION (E. 7TH ST.) FINISH LEGENDFINISH LEGEND D QHS QHS 2 9 5 1 ARC2 LED P4 30K ARC2 LED WITH P4 - PERFORMANCE PACKAGE, 3000K RSX1 LED P4 40K R4 4000K CCT Type R4 Distribution RSX1 LED P4 40K R4 4000K CCT Type R4 Distribution 1 1 1 3903 16573 16573 SITE PROPERTY LINE 2.6 fc 0.7 fc 12.9 fc 3.7 fc 0.1 fc 0.0 fc 129.0:1 N/A 26.0:1 N/A 29.4252 133.14 266.28 RSX Area Fixture Size 1 P4 Lumen Package RSX Area Fixture Size 1 P4 Lumen Package Lithonia Lighting Lithonia Lighting Lithonia Lighting Exterior Light Fixture Schedule Symbol Label QTY Manufacturer Catalog Description Number Lamps Lamp Output Input Power Statistics Description Symbol Avg Max Min Max/Min Avg/Min JOB # A.2411057 1344 EAST 7TH ST THIS PLAN IS PROPERTY OF PLUMP GROUP ARCHITECTURE & ENGINEERING. THIS DRAWING IS LOANED WITHOUT OTHER CONSIDERATION THAN THE AGREEMENT AND CONDITION THAT IT IS NOT BE REPRODUCED, COPIED, OR OTHERWISE DISPOSED OF, DIRECTLY OR INDIRECTLY, AND IS NOT TO BE USED IN WHOLE OR IN PART TO ASSIST IN MAKING OR TO FURNISH ANY INFORMATION FOR THE MAKING OF DRAWINGS, PRINTS, APPARATUS OR PARTS THEREOF. THE ACCEPTANCE OF THIS DRAWING WILL BE CONSTRUED AS AN ACCEPTANCE OF THE FOREGOING CONDITIONS. DATE: 01.16.2025 Sheet No. REV: 914 E. KATELLA AVENUE, ANAHEIM, CA 92805 P (714) 385-1835 F(714) 385-1834 www.plumpgroup.com PLUMP ENGINEERING INC. CONSULTING ENGINEERS STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, CIVIL, SURVEYING, ARCHITECTURAL MONTICELLO, MN 55362 ES1.0 JOB # A.2411057 1344 EAST 7TH ST THIS PLAN IS PROPERTY OF PLUMP GROUP ARCHITECTURE & ENGINEERING. THIS DRAWING IS LOANED WITHOUT OTHER CONSIDERATION THAN THE AGREEMENT AND CONDITION THAT IT IS NOT BE REPRODUCED, COPIED, OR OTHERWISE DISPOSED OF, DIRECTLY OR INDIRECTLY, AND IS NOT TO BE USED IN WHOLE OR IN PART TO ASSIST IN MAKING OR TO FURNISH ANY INFORMATION FOR THE MAKING OF DRAWINGS, PRINTS, APPARATUS OR PARTS THEREOF. THE ACCEPTANCE OF THIS DRAWING WILL BE CONSTRUED AS AN ACCEPTANCE OF THE FOREGOING CONDITIONS. DATE: 01.16.2025 Sheet No. REV: 914 E. KATELLA AVENUE, ANAHEIM, CA 92805 P (714) 385-1835 F(714) 385-1834 www.plumpgroup.com PLUMP ENGINEERING INC. CONSULTING ENGINEERS STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, CIVIL, SURVEYING, ARCHITECTURAL MONTICELLO, MN 55362 ES1.1 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 GND PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) 02/26/25 - Add full pole cove at sign “B” - RH R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 1 PROJECT SITE: SIGN PACKAGE DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 GND PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) 02/26/25 - Add full pole cove at sign “B” - RH R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 2 SITE PLAN Scale: 1/64” = 1’-0” 22’- 4 ” B 7’ - 0 ” 32'-0”A 15 ’ - 0 ” 15 ’ - 0 ” 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 GND PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) 02/26/25 - Add full pole cove at sign “B” - RH R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 3 AERIAL VIEW Scale: Not to Scale N S EW 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 GND PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) 02/26/25 - Add full pole cove at sign “B” - RH R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 4 5’ - 0 ” 6” 3” 3” 2’-0” 4”4” 4” 4' - 0 "1344 8” 10'-6" NIGHT VIEW Scale: NTS 10’-0” 10 ’ - 0 ” 4601 2' - 6 ¼ " 12 ¾ " 16 ⅜ " 2'-6" 2'-0"FAUX MASON BASE HANLEY WHITE LEDS ALUMINUM FILLER SERVICE PROVIDED BY OTHERS ANGLE IRON POLE POCKET, SIZE PER ENGINEERING ¾" ACRYLIC ROUTED .125 ALUMINUM FACES PUSH THROUGH (1/2” PROUD) CABINET - SECTION VIEW R.O.P.T. FACE Scale: Not to Scale LISTED HP WHITE FILM RED FILM BLACK FILM DISCOUNT LETTERS TIRE LETTERS BLACK FILM BORDER AND ® SYMBOL APPLIED TO FACE OF EDGE LIT BACKER ILLUMINATED EDGE WELDED STUDS AND NUT END ¾” CLEAR PUSH THROUGH ACRYLIC (½” PROUD) W/ HP WHITE FILM AND OPAQUE BLACK FILM OVERLAY .125 ALUM. FACE PTD SATIN WHITE FACES AND RETURNS ¾” CLEAR PUSH THROUGH ACRYLIC (½” PROUD) TRANSLUCENT RED FILM ¾” OPAQUE BLACK FILM OUTLINE OVER HP WHITE FILM NON-ILLUMINATED FACE EDGE LIT ILLUMINATED FACE EDGE LIT DETAIL VIEW ROUTED OUT PUSH THRU COPY Scale: Not to Scale 2447 WHITE ACRYLIC DIFFUSER LAYER 2447 WHITE ACRYLIC DIFFUSER LAYER D/F EXTERIOR MONUMENT SIGN FACE OF SIGN(50 SQ FT) Scale: 3/8” = 1’-0” FOOTING, SUPPORT PIPE & BASE, SUPPORT PIPE : STEEL SUPPORT PIPE, FOUNDATION PER ENGINEERING MAIN CABINET : 2” x 2” x .125 ALUM TUBE FRAME WITH ROUTED FACES FOR PUSH THRU GRAPHICS. SIDES AND TOP TO BE .125” ALUM. REMOVABLE FOR INSTALLATION & SERVICE ACCESS. 2” x 2” x 3/16” ANGLE IRON POLE POCKET WITH 1” X 1” X 1/8” ANGLE IRON POLE GUIDES SIZED PER ENGINEERING PAINT : WHITE , SATIN FINISH ILLUMINATION : LED LIGHTING SYSTEM AS REQUIRED FOR PROPER ILLUMINATION DISCOUNT LETTERS, PUSH THRU ACRYLIC : 3/4” CLEAR ACRYLIC PUSHED THRU FACE 1/2”, ACRYLIC TO HAVE 1ST SURFACE VINYL VINYL : 3M 3630-33 RED VINYL / 3M #3630-22 BLACK VINYL ACRYLIC BACK UP : .177” #2447 DIFFUSER PLEX TIRE, PUSH THRU ACRYLIC : 3/4” CLEAR ACRYLIC PUSHED THRU FACE 1/2”, ACRYLIC TO HAVE 1ST SURFACE VINYL VINYL : 3M #3630-22 BLACK VINYL ACRYLIC BACK UP : .177” #2447 DIFFUSER PLEX OUTLINE, VINYL : 3M #3630-22 BLACK VINYL ELECTRICAL NOTE: IT IS THE CUSTOMERS RESPONSIBILITY TO PROVIDE 120 VOLT PRIMARY ELECTRICAL SERVICE WITH DEDICATED CIRCUIT(S). INCLUDING GROUND WIRING DIRECTLY FROM PANEL BOX WITHIN SIX (6) FEET OF SIGNAGE. INSTALLATION TO MEET N.E.C., UL & LOCAL CODES MOUNTING NOTE: INSTALLER IS REQUIRED TO VERIFY ACTUAL FIELD CONDITIONS & PROVIDE NECESSARY MOUNTING HARDWARE & METHOD OF ATTACHMENT TO ENSURE SAFE INSTALLATION. INSTALLATION TO MEET N.E.C., UL & LOCAL CODES REVEAL & CAP STRUCTURE, TOP CAP : 6” x 4” x .063” CUSTOM BREAK FORMED ALUMINUM C CHANNEL REVEAL: 3” x 1” x .125” ALUMINUM REC. TUBE MIDDLE CAP : 3”H .080” BREAK FORMED ALUMINUM WITH 3” x 1” x .125” ALUMINUM REC. TUBING INNER STRUCTURE PAINT: BLACK, SATIN FINISH WITH LIGHT TEXTURE BASE: ANGLE IRON FRAME WITH CEMENT BOARD/PLYOOD SURFACE MASONRY: FAUX MASON BASE, PAINTED TO MATCH SW SW 7066 GRAY MATTERS, SATIN FINISH ALUM. BASE WITH HEAVY TEXTURE FINISH AND GROOVES TO MIMIC CMU BLOCK ADDRESS NUMERALS: 2 SETS OF RED PLASTIC FORMED ADDRESS NUMBERS SW 76 5 0 E L L I E G R A Y BLACK A 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 GND PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) 02/26/25 - Add full pole cove at sign “B” - RH R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 5 8" Scale: 1 1/2” = 1' -0" • PROVIDE AND INSTALL TWO (2) SETS OF PLASTIC FORMED ADDRESS NUMBERS • RED R/H #2793 • PILL GOTHIC FONT PLASTIC FORMED RED CHARACTER ()R/H #2793 3/16" DIA. ALUM. ALL-THREAD STUD EMBED MIN. 3” (4” STUD) T NUT RECEIVER • STUD MOUNTED FLUSH ON BASE OF D/F MONUMENT NON-ILLUMINATED MONUMENT BASE NUMBERS - RED DETAIL VIEW PLASTIC FORMED FLUSH MOUNTED - RED Scale: Not to Scale 1344 A.1 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 GND PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) 02/26/25 - Add full pole cove at sign “B” - RH R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 6 2'-0" 2’-8” 2’-0” 2’-8” 4" 1’ - 0 ” 6” TB D CAP DETAIL - NOT TO SCALE CONCRETE FOOTING TO BE VERIFIED BY ENGINEERING DISCONNECT SWITCH • MANUFACTURE AND INSTALL ONE (1) NEW D/F PYLON SIGN VERIFICATION REQUIRED PRIOR TO MANUFACTURING. SURVEY NOTE: SIDE VIEW Scale: 3/16" = 1'-0"D/F PYLON SIGN - (Face of Sign)98 SQ. FT. Scale: 3/16" = 1'-0" 2 ¾” 4" 16” X .375” WALL STEEL PIPE 35 KSI STEEL PIPE. STEEL PIPE TBD BY ENGINEERING 9'-0" 3’-8” TBD 14’-0” 14’-8” 7’ - 0 ” B 32 ’ - 0 " O A H 1 3 4 4 ALUMINUM CONSTRUCTION POLE COVER W/ WHITE FORMED ADDRESS NUMERALS, PAINT BLACK, SATIN FINISH WITH LIGHT TEXTURE PTD. BLACK RETAINERS PTD. WHITE CABINET BODY PTD. WHITE, SATIN FINISH WITH LIGHT TEXTURE WHITE FLEXIBLE FACES 3630-33 RED VINYL AND 3630-22 BLACK VINYL PTD. TO MATCH 186C RED, SATIN FINISH WITH LIGHT TEXTURE 7’ X 14’ X 32’ - FLX - PWB - DT ISOMETRIC VIEW Scale: Not to Scale CABINET - SECTION VIEW FLEXIBLE FACE Scale: Not to Scale ALUMINUM FILLER FLEX FACE RETAINER FLEX FACES SERVICE PROVIDED BY OTHERS ANGLE IRON FRAME W/ RED AND BLACK VINYL GRAPHICS HANLEY WHITE LED LISTED 3M RED 3630-3412 BLACK PANTONE 1 8 6 C R E D 3M BLACK 3630-22 WHITE 3' - 8 " 1' - 6 ½ " 1' - 1 1 ⅞ " PTD. TO MATCH 186C RED, SATIN FINISH WITH LIGHT TEXTURE 10 ¾” X .365” WALL STEEL PIPE 35 KSI STEEL PIPE STEEL PIPE TBD BY ENGINEERING 3’-0” 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 GND PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) 02/26/25 - Add full pole cove at sign “B” - RH R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 7 6” Scale: 1 1/2” = 1' -0" • PROVIDE AND INSTALL TWO (2) SETS OF PLASTIC FORMED ADDRESS NUMBERS • RED R/H #2793 • PILL GOTHIC FONT PLASTIC FORMED RED CHARACTER ()R/H #2793 3/16" DIA. ALUM. ALL-THREAD STUD EMBED MIN. 3” (4” STUD) T NUT RECEIVER • STUD MOUNTED FLUSH ON BASE OF D/F MONUMENT/PYLON NON-ILLUMINATED MONUMENT/PYLON BASE NUMBERS - RED DETAIL VIEW PLASTIC FORMED FLUSH MOUNTED - RED Scale: Not to Scale B.1 1 3 4 4 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 1 PROJECT SITE: SIGN PACKAGE DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 2 SITE PLAN Scale: 1/64” = 1’-0” A B F E C D G 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 3 AERIAL VIEW Scale: Not to Scale N S EW 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 4 26 ’ - 0 ” 117’-0” 60'-0" 26 ’ - 0 ” 26 ’ - 0 ” 117’-0” EAST ELEVATION Scale: 1/16" = 1'-0" NORTH ELEVATION Scale: 1/16" = 1'-0" SOUTH ELEVATION Scale: 1/16" = 1'-0" 30"A B 30” C 30” 18’-1 ½”EQ EQ EQ EQ 18’-1 ½”EQ EQ EQ EQ 72'-6 ⅛" EQ EQ 4’-11” 1344 1344 1344 23 ’ - 6 ” 23 ’ - 6 ” 23 ’ - 6 ” SW 76 5 0 E L L I E G R A YSW 71 0 4 C O T T ON WH I T E SW 62 5 8 TRICO R N B L A C K 60'-0" 26 ’ - 0 ” 1344 23 ’ - 6 ” WEST ELEVATION Scale: 1/16" = 1'-0" G D E F 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 5 SW 76 5 0 E L L I E G R A YSW 71 0 4 C O T T ON WH I T E SW 62 5 8 TRICO R N B L A C K 60'-0" 26 ’ - 0 ” WEST ELEVATION Scale: 1/16" = 1'-0" 1344 23 ’ - 6 ” 60'-0" 26 ’ - 0 ” 18’-1 ½”EQ EQ EQ EQ 1344 23 ’ - 6 ” 26 ’ - 0 ” 117’-0” 18’-1 ½”EQ EQ EQ EQ 23 ’ - 6 ” 1344 EAST ELEVATION Scale: 1/16" = 1'-0" NORTH ELEVATION Scale: 1/16" = 1'-0" 30"A B 30” 26 ’ - 0 ” 117’-0” SOUTH ELEVATION Scale: 1/16" = 1'-0" C 30” 72'-6 ⅛" EQ EQ 4’-11” 1344 23 ’ - 6 ” G D E F 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 6 2' - 6 " ‘ O ’ 18'-1 ½" 30" 9'-9 ⅛" 2' - 4 " 5' - 7 ⅜ " 3’ - 3 ⅜ ” V2 BLACK VINYL BORDER APPLIED DIRECTLY TO BACKER PANEL HALO-LIT ONLY FACE-LIT and HALO-LIT J-BOX PROVIDED BY GC CENTER ON LETTERS INSIDE WALL Scale:1/2” = 1’-0” CUSTOM FABRICATED “DISCOUNT TIRE ”FACE-LIT / HALO ILLUMINATED CHANNEL LETTERS W/BACKER PANEL - EXTERIOR “DISCOUNT” AREA “TIRE” AREA BACKER SIZE ILLUMINATION ELECTRICAL FACE COLOR TRIMCAP COLOR RETURN COLOR 47.97 SQ. FT. 11.40 SQ. FT. 5’-7 ⅜” x 18’-1 ½” HANLEY 7000k WHITE L.E.D.s 5 amps ea. / 120V- (1) 20 amp circuit (provided by GC) DISCOUNT: V1 / V2 • TIRE and border outline: V2 P.F. Black P.F. Black QTY. (3) REQ’D C NIGHT VIEW SEAMS 1' - 6 ⅝ " 7'-4 ⅛" 17'-3" 2' - 9 ⅜ " 3M 3630-33 RED 3M 3630-22 BLACK VINYL V1 V2 BA 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 7 RACEWAY CLIPS ALUMINUM ANGLE FRAME FOR USE WITH HOLLOW CMU WALLS OR STUD WALLS WITH ⁄ ” MIN. THICK PLYWOOD SUBSTRATE &⁄ OR METAL STUD BLOCKING. WALL FASTENER SCHEDULE: SIGN INSTALLER TO DETERMINE APPROPRIATE MOUNTING METHOD BELOW BASED ON EXISTING WALL CONDITIONS FOLLOWING A WALL INSPECTION. (INSTALLATION HARDWARE USED TO BE THE ULTIMATE RESPONSIBILITY OF INSTALLER) ALL FASTENERS TO BE NON-CORROSIVE 4" x .125 ALUM. FINS WELDED TO BACKER PANEL. L.E.D.s TO BE MOUNTED ONTO THIS FRAME FACING OUTWARDS L.E.D.s ILLUSTRATION OF L.E.D. PLACEMENT FOR HALO LIGHTING 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 8 4” J I H WIRING BACKER PANEL I-S I-C POWER SUPPLY TYPE: VOLTAGE: ½” FLEX PER CODE ½”CONNECTOR PER CODE 12V POWER SUPPLY HOUSE IN 4” X 4” RACEWAY, TOP ACCESS 120V PRIMARY / 12V SECONDARY SCALE: N.T.S. A B C D E F FACE MATERIAL:MATERIAL: TRIMCAPS SIZE/FINISH RETURNS DEPTH: MATERIAL: COLOR: BACKS: MATERIAL: INSIDE OF CAN COLOR: COLOR: ILLUMINATION: LED: .177 2447 WHITE ACRYLIC .125 ALUMINUM 1” BLACK JEWELITE 5” ALUM. .040 PRE-PAINT BLACK .188 WHITE POLYCARBONATE WHITE WHITE HANLEY WHITE .80w GC BRINGING PRIMARY POWER TO SIGN G “TIRE” & REG. MARK: VINYL:3M 3630-33 RED 3M 3630-22 BLACK H1 H2 H3 H4 M W MOUNTING M-1 M-2 WEEPHOLES: (SEE FASTENER SCHEDULE) (SEE FASTENER SCHEDULE) ¼” DIA. WITH COVER M-3 (SEE FASTENER SCHEDULE) M-4 MOUNTING FASTENER SCREWS 2” SPACERH6 I-L I-D 12v JACKETED CABLE UL LISTED DISCONNECT SWITCH RACEWAY MOUNTING CLIP H5 I-C W B F F D A C E W J B C H H⁶ H³ H² G G 6 " + / - M-1 M-4 F M-4 H⁴ ON M-2 M-3 I-S I-L I-D H⁵ 3” x 3” x .125 ALUMINUM ANGLE 1” x 1” x .063 ALUMINUM ANGLE 2” x 4 ½” x .125 ALUMINUM ANGLE (PRESS BROKE) 3” x 3” x .125 ALUMINUM ANGLE ALUMINUM ANGLE FRAME FACE LIT / HALO ILLUMINATED CHANNEL LETTERS W / HALO ILLUMINATED BACKER PANEL TIRE VINYL: REG. MARK: 1ST SURFACE 3M 3630-22 BLACK VINYL 1ST SURFACE 3M 3630-22 BLACK VINYL H¹ FOR USE WITH HOLLOW CMU WALLS OR STUD WALLS WITH ⁄ ” MIN. THICK PLYWOOD SUBSTRATE &⁄ OR METAL STUD BLOCKING. WALL FASTENER SCHEDULE: SIGN INSTALLER TO DETERMINE APPROPRIATE MOUNTING METHOD BELOW BASED ON EXISTING WALL CONDITIONS FOLLOWING A WALL INSPECTION. (INSTALLATION HARDWARE USED TO BE THE ULTIMATE RESPONSIBILITY OF INSTALLER) ALL FASTENERS TO BE NON-CORROSIVE NOTE: CONDUIT TO BE INSTALLED AT UPWARD ANGLE J- BOX AND PRIMARYPOWER, BY GC. TO BE CENTERED ON LETTER INSIDE WALL (BELOW ROOFLINE) 2” ALUM. TUBE SPACERS AS REQUIRED ON UNEVEN WALL TO LEVEL SIGN (CUT TO SIZE FOR ALL MOUNTING ROWS) CMU (UNEVEN) WALL (ELECTRICAL BELOW ROOFLINE) NOTE: SEAL ALL PENETRATIONS WATER TIGHT CONDITIONS ELECTRICAL NOTE: IT IS THE CUSTOMERS RESPONSIBILITY TO PROVIDE 120 VOLT PRIMARY ELECTRICAL SERVICE WITH DEDICATED CIRCUIT(S). INCLUDING GROUND WIRING DIRECTLY FROM PANEL BOX WITHIN SIX (6) FEET OF SIGNAGE. INSTALLATION TO MEET N.E.C., UL & LOCAL CODES MOUNTING NOTE: INSTALLER IS REQUIRED TO VERIFY ACTUAL FIELD CONDITIONS & PROVIDE NECESSARY MOUNTING HARDWARE & METHOD OF ATTACHMENT TO ENSURE SAFE INSTALLATION. INSTALLATION TO MEET N.E.C., UL & LOCAL CODES. NOTES: 1.ALL SEAMS PLACED AT TOP FOR MINIMUM VISIBILITY. 2.INSTALLATION TO CONFORM WITH SECTION 600 OF NEC. 3.LETTERS FABRICATED TO UL STANDARDS. 4.LETTERS TO BEC ONSTRUCTED TO PREVENT LIGHT LEAKS. 5.WEEP HOLES ARE FOR EXTERIOR LOCATIONS ONLY. NOTE: ALL SIGNS TO BE CAULKED AND SEALED. ANY ELECTRICAL REQUIRED PLEASE TUCK IT TO THE SIGN AND NOT VISIBLE ON THE FACE OF THE ELEVATION. 10101 Reunion Place Suite 200 San Antonio, TX 78216 2024 WALTON ALL RIGHTS RESERVED Revision NotesThis is an original drawing created by Walton. It is submitted for your personal use, however, it shall at all times remain the property of Walton. It may be used in connection with the project being planned for you by Walton, but not otherwise. You are not authorized to show these drawings to anyone outside your organization, nor is it to be reproduced, used, copied or exhibited in any fashion. CID344778 BDG PAGE SIZE: 11x17 Signs will be manufactured with 120 Volts A/C. Signs will be manufactured by UL Guidelines. All Primary electrical service to the sign is the responsibility of the buyer. If primary electrical service is existing and within 6 feet of sign area, Walton to make final connections unless restricted by municipality. All work is to be done in accordance with the purchase agreement attached hereto. In case of variance between the specifications of the purchase agreement and this drawing, the drawing shall prevail. This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. The location of the disconnect switch after installation shall comply with Article 600.6(A)(1) of the National Electrical Code R1) XXX - RJB R2) R3) R4) R5) R6) Z:\Customers\Discount Tire\_Locations\MN\MN Monticello MNM 13072\344778 Bldg Signage\DESIGNS Designer: PM: DISCOUNT TIRE MNM 13072 1344 EAST 7TH STREET MONTICELLO, MN 55362 HOUSE 01/24/25 IP TG Client: Address: City/State: Sales: Date: Address: Sheet: 9 GF 12 ” NON-ILLUMINATED BUILDING ADDRESS NUMBERS - RED Scale: 1 ½” = 1' -0" • FABRICATE AND INSTALL FOUR (4) SETS OF FLAT LASER CUT ACRYLIC ADDRESS NUMBERS • RED R/H #2793 • PILL GOTHIC • PIN MOUNT TO CMU FIELD VERIFY THERE ARE NO OBSTRUCTIONS PRIOR TO INSTALLATION NOTE: 1344 ED 3/16" RED ACRYLIC FACE (R/H #2793) 1/2" 3/8" DIA. ALUM. SPACER 3/16" DIA. ALUM. ALL-THREAD STUD (4” LONG) 3/16" 10-24 T NUT WALL DETAIL VIEW FLAT CUT OUT PIN MOUNTED Scale: Not to Scale M:\028216-000\Admin\Docs\2025-02-10 Submittal (Concept Plan)\_2025-02-26 Discount Tire Development - Concept Plan - WSB Engineering Review Letter.docx 7 0 1 X E N I A A V E N U E S | S U I T E 3 0 0 | M I N N E A P O L I S , M N | 5 5 4 1 6 | 7 6 3 . 5 4 1 . 4 8 0 0 | W S B E N G . C O M February 26, 2025 Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Discount Tire Commercial Site Development – Site & Civil Engineering Plan Review City Project No. 2025-08 WSB Project No. 028216-000 Dear Mr. Leonard: We have reviewed the Discount Tire commercial site development and civil plans dated January 31, 2025. The applicant proposes to construct a 7,000 square foot retail tire building with approximately 30,000 square feet of adjacent parking and access on a 2.04 acre parcel. The documents were reviewed for general conformance with the City of Monticello’s general engineering and stormwater treatment standards. We offer the following comments regarding these matters. General 1. The City Planner will provide comments pertaining to the proposed landscaping, sidewalk/trail connectivity/easements, and tree preservation plan under separate cover. 2. Provide soil borings and full geotechnical evaluation to verify soil conditions, groundwater elevations within the site, and the proposed pavement section meeting City design requirements. 3. Show drainage and utility easements on all plan sheets. 4. An encroachment agreement will be required for the parking lot and other improvements within the utility easement. 5. Confirm whether or not there is any work occurring within MnDOT ROW. Any work within MnDOT ROW will require a permit. 6. With future submittals provide the following plans: o Standard details sheet. Utilize City standard details where applicable. o Erosion/sediment control plan and related details. o Existing/demolition plan. Label existing utility information including pipe sizes and material types. 7. Additional comments have been provided directly on the plan sheets. Not all comments on the plans have been summarized in this review letter. Discount Tire Commercial Site Development – WSB Engineering Plan Review February 26, 2025 Page 2 Site Plan (C300) 8. Site access roads, parking lots, and utilities shall be designed in accordance with the applicable City Subdivision Ordinances and the City’s General Specifications and Standard Details Plates for Street and Utility Construction. 9. Install a 6’ wide sidewalk along 7th Street connecting to the existing sidewalk on the adjacent property. 10. The Fire Marshall and/or building department will review required fire hydrant location(s) and emergency vehicle access/circulation. Fire truck circulation will need to accommodate the City’s ladder truck. Provide a turning movement exhibit to show that a fire truck can access all building structures, cul-de-sacs, roundabout areas, and parking lots as applicable. In-progress, plan provided and under review. Grading Plan (C400) 11. The proposed project will disturb more than one acre. Develop and include a SWPPP consistent with the MPCA CSWGP with future plan submittals. Provide calculations showing disturbed area, proposed impervious, and future impervious for the site. 12. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 13. With final plan submittal provide the following o In general maintain all surface grades within the minimum of 2% and maximum 33% slopes. Vegetated swale grades shall also be a minimum of 2.0%. o Drainage arrows on plans showing direction of runoff. Note specifically high points between each side-yard swale. o Include percent slope In all other swale locations and verify that it meets the City requirement of 2%. o Add rip-rap quantities and class notes at each flared end section and pond overflows (if applicable). o Note the size of proposed storm sewer structures. Utility Plan (C500) 14. Hydrant locations shall be reviewed and approved of by the City Fire Marshal; typically, a maximum of 250’ overlapping influence radius (maximum 400’ spacing) is required along roadway (hose length). It appears that this spacing is not achieved with the plans submitted. 15. The watermain connections to the building(s) shall be reviewed and approved by the City Fire Marshall. 16. With future submittals show the existing/proposed watermain system, hydrants, and valve locations. Label the pipe size, pipe material, and proposed percent grade for gravity mains. 17. An overall utility plan was provided with the plan submittal, below are initial comments: a. Watermain looping may be required through the site to provide adequate fire flow supply. b. Use a different linetype for storm sewer and sanitary sewer that includes arrows so that it is clear the direction of flow. Discount Tire Commercial Site Development – WSB Engineering Plan Review February 26, 2025 Page 3 c. See initial comments on concept plan markups. d. Provide dimension notes from watermain to parallel sewer mains (storm and sanitary sewer); the minimum horizontal separation between mains is 10 feet. Where watermain crosses storm or sanitary sewer, add a note at each location to the effect of “Maintain 18” Minimum Separation, 4” Rigid Insulation” on both the plan view and profile view locations (both utility and storm sewer sheets). 18. Add general notes to the utility plans to the effect of: a. The City shall not be responsible for any additional costs incurred that are associated with variations in the utility as-built elevations. All utility connections shall be verified in the field. b. The City, or agents of the City, are not responsible for errors and omissions on the submitted plans. The Owner and Engineer of Record are fully responsible for changes or modifications required during construction to meet the City’s standards. c. All watermain and sanitary sewer testing shall be conducted in accordance with the City standards and specifications. Copies of all test results shall be submitted to the City (Public Works Director, City Engineer), the Owner, and the Engineer of Record. d. Watermain shall have a minimum cover of 7.5’. e. Tracer wire installation shall be in accordance with the latest edition of the MN Rural Water Association Standards. See these standards for further details. f. The City will require televising for sanitary and storm sewer pipe installations prior to acceptance of the utility system; provide report and video files to the City for review. Stormwater Management 19. Below are General Stormwater Requirements for the Site: e. Provide storm sewer calculations with final plan to verify it meets City requirements and has enough capacity to handle the runoff. f. The site will be greater than 1 acre (0.16 acres proposed building and 0.91 acres proposed hardscape), therefore applicant will be required to submit a stormwater management plan for the proposed development in accordance with the requirements in the City’s Design Manual. g. Infiltration is required for new developments. If infiltration is not feasible provide documentation on the rational before moving to additional BMP’s. h. The new site will need to provide onsite volume control for runoff of 1.1” over the new impervious area, Pre-treatment measures are required prior to discharging to the volume control BMPs. i. Water quality requirements will be considered met if volume control is achieved for the site. If volume control cannot be met then the development will need to show a no net increase of TSS and TP. j. Rate control is met via regional ponding system due to the proposed impervious area being less than 72% of the site. Please maintain existing drainage patterns to the extent possible and ensure proposed runoff rates are less than or equal to existing rates. Indicate on the plans where the proposed infiltration basin will outlet to maintain existing drainage patterns and meet rate control requirements. k. An operation and maintenance plan for all stormwater BMPs is required and should be submitted with the stormwater report for review. A formal stormwater maintenance agreement will be required for the infiltration basin. Discount Tire Commercial Site Development – WSB Engineering Plan Review February 26, 2025 Page 4 20. Two feet of freeboard is required for the HWL of a basin to the low opening of a structure. Two feet of vertical separation is also required from an area’s EOF elevation to the low opening. 21. Include storm sewer sizing calculations with future plans. Refer to the City design guidelines for Storm sewer requirements. 22. The last structure prior to discharge to a stormwater BMP is required to be a 4’ minimum sump structure. 23. A detailed review of erosion control BMP’s will take place with future submittals. Provide redundant perimeter control around all wetlands onsite if applicable. Traffic & Access 24. The applicant is proposing two access points, both on East 7th Street. One will be located across from the St. Henry Catholic Church access and the other will utilize and existing shared access located approximately 500 feet to the east. Street access spacing, grades, and sight lines will be reviewed with future submittals. 25. The site would generate approximately 194 daily trips, 19 AM peak hour trips and 28 PM peak hour trips. The existing Average Daily Traffic on E 7th Street is 8,365 vehicles. The addition of the proposed traffic would have negligible impact on roadway capacity and operations. 26. Parking space requirement is met per City Code. Accessible parking spot requirement is also met. 27. A photometric plan has been provided. Verify that maximum illumination levels are met per the City Code. Wetlands & Environmental 28. Any permanent or temporary wetland impacts proposed with a project will require authorization through the Wetland Conservation Act. Provide documentation that the site has been reviewed for the presence of wetlands A more detailed review of the development plans will be completed when the applicant submits complete civil plans and a stormwater management report. Please have the applicant provide a written response addressing the comments above. Feel free to contact me at 612-419-1549 if you have any questions or comments regarding the engineering review. Sincerely, WSB James L. Stremel, P.E. Senior Project Manager 6' BUILDING & L A N D S C A P E S E T B A C K 6' L A N D S C A P E S E T B A C K 20' B U I L D I N G S E T B A C K 6' L A N D S C A P E S E T B A C K 10 ' B U I L D I N G S E T B A C K SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N IN )EET GRAP+IC SCALE 0 60011 PARKING CALCULATIONS SITE DATA LEGEND SITE & PAVING NOTES PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N SI T E P L A N 6' BUILDING & LA N D S C A P E S E T B A C K 6' L A N D S C A P E S E T B A C K 20' B U I L D I N G S E T B A C K 6' L A N D S C A P E S E T B A C K 10 ' B U I L D I N G S E T B A C K SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N IN )EET GRAP+IC SCALE 0 60011 PARKING CALCULATIONS SITE DATA LEGEND SITE & PAVING NOTES PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N SI T E P L A N N:\3240268\Dwg\Sheets\3240268-SP01.dwg, 1/28/2025 2:17:44 PM, DWG To PDF.pc3 DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N GR A D I N G P L A N SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N IN )EET GRA3+IC SCALE LEGEND PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R GRADING NOTES S S S DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N UT I L I T Y P L A N SHEET NUMBER %U R R N I L H O G : I _ 0L O Z D X N H H : I _ AS S O H W R Q : I _ 0 D G L V R Q : I CH G D U E X U J : I _ ND S H U Y L O O H I L _ I U Y L Q H C A N ( IN FEET ) GRAPHIC SCALE 0 60301515 PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R LEGEN' 8TILIT< N2TES 6' BUILDING & L A N D S C A P E S E T B A C K 6' L A N D S C A P E S E T B A C K 20' B U I L D I N G S E T B A C K 6' L A N D S C A P E S E T B A C K 10 ' B U I L D I N G S E T B A C K S S S LAWN (1) HCB (1) HCB (13) PV (5) AMJ (5) PV (7) TSY (6) SF2 (1) AN (12) SS4 (5) HL (13) PV (5) AC (5) TSY (4) TSY (5) HL (12) SF2 (1) AN (16) PV (1) AN (6) HL (5) SF2 (13) SS4PLANT BED EDGE LAWN LAWN LAWN LAWN LAWN LAWN LAWN LAWN SIGN (10) SF2 SIGN (2) NS (1) RO (1) NS (1) RO BIORETENTION BASIN PLACE PLANTS RANDOMLY NO MULCH (62) SS4 RETAINING WALL CODE QTY COMMON NAME BOTANICAL NAME INSTALLED SIZE ROOT SPACING EVERGREEN TREES AMJ 5 Ames Juniper Juniperus chinensis `Ames`6` HT B&B Spacing as shown NS 3 Norway Spruce Picea abies 6` HT B&B Spacing as shown SHADE TREES AN 3 Northwood Red Maple Acer rubrum 'Northwood'2 1/2" CAL B&B Spacing as shown HCB 2 Common Hackberry Celtis occidentalis 2 1/2" CAL B&B Spacing as shown RO 2 Red Oak Quercus rubra 2 1/2" CAL B&B Spacing as shown DECIDUOUS SHRUBS HL 16 Little Quick Fire® Hydrangea Hydrangea paniculata `SMHPLQF`24" HT CONT Spacing as shown AC 5 Alpine Currant Ribes alpinum 24" HT CONT Spacing as shown SF2 33 Neon Flash Japanese Spirea Spiraea japonica 'Neon Flash'15" HT CONT Spacing as shown EVERGREEN SHRUBS TSY 16 Tauton Yew Taxus x media `Tauntoni`24" HT B&B Spacing as shown ORNAMENTAL GRASSES PV 47 Ruby Ribbons® Switch Grass Panicum virgatum 'RR1'1 GAL CONT 30" Spacing SS4 87 Standing Ovation Little BluestemSchizachyrium scoparium 'Standing Ovation'1 GAL CONT 18" Spacing PLANT SCHEDULE LANDSCAPE REQUIREMENTS 153.060 Table 4-4 for commercial use -requires 10.0 ACI of Canopy trees (including at least 1 Evergreen) per acre plus at least 2 Shrubs for every 10' of Building perimeter. Property is 2.04 acres and Building perimeter = 354'. Requires 20.0 ACI and 71 Shrubs PROVIDED - (23.5) ACI and (38) Shrubs (Additional (30) shrubs and (46) grasses are located to screen parking and building from E. 7th Street). Interior Vehicle Use Landscape Areas- for commercial use, maximum parking stalls in a bay is 24 before an island is required. Proposed development does not exceed this amount. Perimeter Vehicle Use- requires landscape strips where vehicle use area abuts a ROW. A minimum 6' landscape strip is required when within 50' of the ROW. Requires 8.0 ACI per 100' of landscape strip. Parking is 55' length - requires 5.0 ACI. PROVIDED - 5.0 ACI (9) Interior Parking Lot Landscaping - Required for lots with 50 or more stalls - proposed development has 35 stalls, so not required. (10) Buffer Yards - Required for adjacent south property of RMH Zoning. Requires 20' landscape width with 6' screening fence and (2) Shade Trees and (3) Ornamental Trees and (2) Upright Coniferous Trees per 100'. 222' Requires (5) Shade Trees, (7) Ornamental Trees and (5) Upright Coniferous Trees. PROVIDED - (x) Shade Trees, (x) Ornamental Trees and (x) Upright Coniferous Trees. BIO-RETENTION BASIN 3,847 sf Echinacea pallida / Pale Purple Coneflower142 2 1/2", PLUG 8% @ 18" o.c. Monarda fistulosa / Bergamot 142 2 1/2", PLUG 8% @ 18" o.c. Solidago rigida / Stiff Goldenrod 142 2 1/2", PLUG 8% @ 18" o.c. Asclepias incarnata / Swamp Milkweed 142 2 1/2", PLUG 8% @ 18" o.c. Aster novae-angliae / New England Aster142 2 1/2", PLUG 8% @ 18" o.c. Carex vulpinoidea / Brown Fox Sedge 266 2 1/2", PLUG 15% @ 18" o.c. Panicum virgatum / Switch Grass 170 2 1/2", PLUG 17% @ 24" o.c. Rudbeckia speciosa / Showy Coneflower 178 2 1/2", PLUG 10% @ 18" o.c. Tradescantia ohiensis / Ohio Spiderwort 80 2 1/2", PLUG 8% @ 24" o.c. Verbena stricta / Hoary Vervain 100 2 1/2", PLUG 10% @ 24" o.c. SHEET NUMBER Br o o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I Ce d a r b u r g , W I | Na p e r v i l l e , I L | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 60301515 PREL I M I N A R Y NOT F O R CONS T R U C T I O N Know what's below. before you dig.Call R DI S C O U N T T I R E - M N M 1 3 0 7 2 MO N T I C E L L O , M N SI T E L A N D S C A P E P L A N Planning Commission Agenda – 03/04/2025 8 EXHIBIT Z Conditions of Approval Conditional Use Permit – Discount Tire Lot 1, Block 2, Church of St. Henry 1st Addition, 155-215-002010 1. The applicant provide architectural treatment and detail to the 7th Street exposure of the building as noted in this report, such as glass or other façade detail. 2. The project, including site landscaping, is constructed and maintained in substantial conformance with the Final approved plans and other applicable code requirements, as may be amended. 3. The applicant executes and record the required cross-access and other shared- use agreements with the neighboring property. 4. No open or outdoor storage of unrepaired vehicles is permitted on site. 5. The applicant verifies that all rooftop mechanical equipment will be screened from adjoining property or travelled streets. 6. No accumulations of trash or waste shall be permitted to extend higher than the screening fence surrounding the trash facilities. 7. The pole structure for the pylon sign is required to be wrapped in materials consistent with the code and relocated consistent with the City Engineer’s recommendations. 8. A 6’ concrete public sidewalk is required to be constructed on the northeasterly portion of the site per the City Engineer’s recommendation. 9. A stormwater maintenance agreement for the sign and parking areas within the City drainage and utility easement is required to be executed and recorded. 10. An encroachment agreement for the sign and parking areas within the City drainage and utility easement is required to be executed and recorded. 11. Compliance with the terms of the City’s Engineering Staff letter and plan comments dated February 26, 2025. 12. Compliance with the terms of the City Building Official’s letter dated February 25, 2025. 13. Comments and recommendations of other Staff and Planning Commission. Planning Commission Agenda – 03/04/2025 1 2D. Public Hearing - Consideration of a request for a Conditional Use Permit for a Proposed Cross-Parking Agreement in the Central Community District (CCD) Prepared by: Grittman Consulting, Stephen Grittman, City Planner Meeting Date: 03/04/2025 Council Date (pending Commission action): 03/24/2025 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator ALTERNATIVE ACTIONS Decision 1: Conditional Use Permit for a Proposed Cross and Joint-Parking Agreement in the Central Community District (CCD) 1. Motion to adopt Resolution No. PC-2025-13 recommending approval of request for a Conditional Use Permit for a Proposed Joint/Cross-Parking Agreement in the Central Community District (CCD), subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2025-13 recommending approval of request for a Conditional Use Permit for a Proposed Joint/Cross-Parking Agreement in the Central Community District (CCD), based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2025-13. REFERENCE AND BACKGROUND Property: Legal Description: Lengthy-Contact City Hall PID #: 155-010-052130 Planning Case Number: 2025.10 Request(s): Conditional Use Permit for Cross-Parking Deadline for Decision: April 13, 2025 (60-day deadline) June 12, 2025 (120-day deadline) Land Use Designation: Downtown Mixed Use Zoning Designation: CCD - Riverfront Planning Commission Agenda – 03/04/2025 2 Overlays/Environmental Regulations Applicable: N/A Current Site Uses: Retail Surrounding Land Uses: North: Public Parking/Public Park East: Downtown Mixed Use (Block 52) South: Downtown Commercial West: Downtown Commercial Project Description: The applicant proposes to establish a restaurant/bar facility in an existing building, remodeling the structure to include interior seating, kitchen, and bar area, as well as rooftop and sidewalk seating for seasonal use. The application also shows on-site motorcycle parking, as well as a small supply of passenger vehicle parking for employees. To supplement parking demand for the facility, the applicant proposes to enter into joint-parking agreements with at least two area property owners to provide options for patrons and other employees. Joint-parking is allowed by Conditional Use Permit under specific conditions identified in the Zoning Ordinance and is evaluated for purposes of this report under the overall CUP request. ANALYSIS: The applicant proposes to convert an existing site and building from a retail use to a restaurant use. The building is located within the Riverfront sub-district of the Central Community District. Restaurant uses under 10,000 square feet are permitted uses in the sub-district of the CCD. The use is in direct support of the Downtown Small Area Plan’s Vision: “The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people – including dining, recreation, celebrating, gathering, shopping and living.” The user is proposing the addition of a rooftop patio for the restaurant. Given this addition and the remodel to the building, the CCD ordinance requires a site plan review by the Planning Commission, which is the subject of a separate report and does not require a public hearing. Planning Commission Agenda – 03/04/2025 3 The subject of this report is instead related to the request for conditional use permit for cross parking for the proposed use. Cross and Joint Parking in Monticello Code The Zoning Ordinance establishes a minimum parking requirement for all land uses based on the demand created by the use itself. The basic ordinance structure is to require that all required parking is to be provided off-street, on the property of the use that creates the demand. This is a common suburban model designed for areas that are growing with new development. It is intended to avoid or reduce on-street parking that can interfere with traffic safety, street maintenance operations (especially snow removal), and other factors. It is important to note that the code accommodates two forms of shared or cross parking. “Joint” parking allows two sites/uses to provide less than the required number of parking spaces for either or both of the uses, but only when conditions can support the shared use through hours of operation or differing use types. Joint parking requires authorization through Conditional Use Permit. “Cross” parking allows two sites/uses adjoining one another to share parking, allowing cross access to parking lots. Joint parking may or may not be a part of the cross-parking agreement. Cross parking is also allowed via Conditional Use Permit. Downtown Parking Regulations In the downtown area of Monticello, within the zoning designation of “CCD - Central Community District”, the City also makes further code allowances in support of the pattern of downtown development, including parking standards. The City provides a significant amount of public parking as a function of traditional development patterns within the downtown. Most of the downtown building pattern was developed prior to the extensive use of automobile travel and parking requirements. On-street parking is a public function, as is the provision of off-street parking in publicly-owned and maintained parking lots. The code also requires that when a change in use occurs in the downtown, parking for the new use must be calculated based on its demand: “An existing business, as of the date of this chapter, which has a parking supply which is substandard according to § 153.067 - Off-Street Parking, shall be considered a legal nonconformity. The business may expand or change to another business that increases the parking supply deficiency only by participating in the parking fund, according to the requirements of this Section and § 153.067(E)(4)(c) for such deficiency.” Planning Commission Agenda – 03/04/2025 4 To reconcile these aspects of parking supply, the City has adopted regulations in the downtown area with the following primary goals in mind: • First, parking demand generated by an individual land use should be addressed by the proposed use in question, to the extent possible; • Second, because the City incurs costs in acquiring, constructing, and maintaining public parking (whether on-street or off-street), individual land uses that benefit from that public function should contribute to those costs, rather than pass all of them to taxpayers; and • Third, where parking spaces are shared between the use and the public, the supply of parking can be reduced from the typical suburban stand-alone calculations that would otherwise apply to individual parking generators (with a baseline reduction in overall parking demand that is 60% of the stand-alone requirement). This is accomplished through a conditional use permit for cross-parking; • Fourth, the code works to maximize parking created by new uses through a requirement that all new non-residential parking areas accommodate both cross and joint parking. The regulations function in this way: 1. The parking demand generated by an individual land use is calculated according to the City’s standard zoning ordinance regulation. 2. Where the property owner participates in a cross parking agreement to share available on-site parking as public, the required parking supply for the use will be 60% of that otherwise required of the land use. The code does not set a minimum number or percentage of spaces to qualify for the 40% reduction. 3. The applicant must supply parking on-site at the 60% rate. 4. If the applicant cannot supply the parking as required, they must do one of the following: a. Enter into a binding agreement for joint parking with another nearby property owner who agrees to provide some or all of the applicant’s remaining requirement; and/or b. Pay into a City downtown parking fund at a rate set by the City that approximates the cost of acquiring and constructing the unsupplied parking spaces. Parking Demand for Nordic Taproom The applicant has provided floor plans for the remodeled building that indicate total seating capacity during cold weather of approximately 148 patrons, and a staff of 12-15 persons. Planning Commission Agenda – 03/04/2025 5 During warm weather, the facility can add as many as 93 additional rooftop seats, as well as a few sidewalk tables, a total of as many as 241 seats during peak season. The zoning ordinance applies a standard of restaurant and bar seating based on square footage of dining and kitchen space. The site and building plans illustrate some dimensioning, but only estimates can be made for total square footage of each area. The applicant’s narrative uses the City’s code standard to detail the dimensional use of the space against the 1 space/80 square feet of kitchen area and the 1 space/40 square feet of dining area. The square footage totals would result in a total requirement of 105 spaces for the proposed use. Another common restaurant parking standard is based on seating capacity (and translates to the square footage model), which is 1 space required for each 3 seats, plus one per maximum shift employee. At this rate, the indoor seating season requirement for The Nordic would be approximately 60 parking spaces and would increase to as many as 90 spaces (when including employees) during warm season periods when the outdoor areas are being used. The site plan shows no on-site passenger vehicle parking. Instead, the applicant has illustrated a row of motorcycle parking (for up to 18 motorcycles) along the south side of the building. The narrative also notes that a few parking spaces may be available to staff, although access to, and number of, those spaces are not shown on the site plan in detail. While motorcycle parking can relieve a small amount of parking demand, the code does not account for it as a general standard. It will serve most effectively during the warm season period when outdoor dining is open. Instead, those spaces could be used as parking for passenger vehicles during cold season, and the plan dimensions would appear to support as many as 6 parking spaces. To facilitate the head-in configuration of 6 spaces in this area, the applicant would need to work with the adjacent property owner to the south to verify alley access circulation. Cross Parking Request Based on cold-season calculations, the base code requirement for this use would be 60 parking spaces. If the applicant grants public use of the on-site parking area, then the code permits the user to reduce the actual requirement to 60% of that standard, or 36 spaces. If the site is then credited for 6 spaces (using the motorcycle area as noted above instead for passenger vehicles), the net resulting additional requirement is 30 parking spaces. Warm season would increase this calculation to 48 spaces, after these same credits are applied. With a cross parking agreement allowing the 6 spaces to be utilized for public parking, the applicant would be required to pay in to the parking fund for the net deficiency, which is 30 spaces at minimum or 48 at maximum. As noted above, the code does not set a minimum number or percentage of spaces to qualify for the 40% reduction. Planning Commission Agenda – 03/04/2025 6 Joint Parking Request The code offers another option within the CCD in lieu of payment into the parking fund – that is the authorization of a Conditional Use Permit for joint parking. For joint parking to work, there are conditions identified in the zoning ordinance. These are summarized as follows: 1. The joint uses must have peak hours that do not conflict, that is, there must be a reasonable expectation that the use that supplies parking will be available when the other use is in need of it. 2. The parking must be within a reasonable distance. The ordinance limits this as requiring that the parking area is within 300 feet of the use generating the demand. 3. There is a legal agreement that binds the parking supplier and user to the arrangement. This agreement helps ensure that the parking is not used by others in a serial manner that defeats the purpose of the joint parking, and that it is not removed from the parking supply without some process and analysis. The applicant has proposed to assign the remaining demand for their site to joint parking agreements with at least 2 other private parking sites, the Schlener-Wenner site and the Monticello Help Center site. The Schlenner-Wenner site and the Monticello Help Center sites are both on West 3rd Street in downtown Monticello. However, both are approximately 2 blocks away, and nearly 700 feet from the proposed Nordic site at 106 Walnut Street. As cited above, the allowance for joint parking includes a requirement that such parking is within 300 feet of the subject property. Specific to this request, the proposed joint use parking areas otherwise would meet the zoning ordinance requirement that the use (The Nordic) has its peak use times during periods when the joint use sites are closed, or at non-peak periods. The purpose of the 300 foot limitation is to ensure that parking demand that is generated by a specific use is reasonably available to the customers of that use. Customers of The Nordic are less likely to walk the longer distance, and more likely to utilize public parking near the site, making it unavailable to other businesses in the area. The applicant has indicated that they may also pursue an additional agreement with Trinity Lutheran Church at 449 West Broadway. However, this site is more than 1,000 feet from the Nordic site. Following a review of the zoning ordinance and the adopted Downtown Small Area Plan, staff believe that a text amendment to the City’s ordinance to support more flexibility in joint parking configurations specific to the downtown may be a consideration. Planning Commission Agenda – 03/04/2025 7 “In order to accomplish the goals in the Plan related to the public realm and human scaled design, the Plan recommends a nuanced and flexible approach to parking. While the Plan recognizes many people, in the future, will still arrive to Downtown by car and it is important to make sure parking is plentiful and accessible; it is equally important to ensure parking does not dominate the Downtown area. Ultimately the goal is to ensure customers and visitors can comfortably and safely get to their destination, not just their parking space. Parking is just one part of a visitors experience.” The Downtown Small Area Plan specifically cites a “park once” parking management strategy, recognizing that as business vitality increases within the downtown, more users will park once and visit multiple locations, resulting in a lower overall demand for space. In support of the parking strategy identified within the plan, as well as the overall goals for downtown, staff recommend revising the joint parking ordinance standard specific to the downtown. A proposed amendment would allow credit for joint parking to be applied based on a graduated system of distance to available joint parking. In practice, such an amendment would allow a user such as The Nordic credit for joint parking of under-utilized parking lots against their parking deficiency. Summary The ordinance provides a number of alternatives for managing parking supply for changing uses within the Downtown. This includes cross parking, joint parking and payment into the City’s public parking fund for the deficit spaces. As the joint-use spaces proposed do not currently qualify under the ordinance as written, the parking fund option would appear to be the available alternative in this case at this time. However, following a review of the overall parking strategy for the Downtown and more specifically given the applicant’s proposal to utilize currently underutilized parking within the downtown, staff believe that an amendment the joint parking requirements specific to downtown should be reviewed for amendment. The conditions of approval are written such that if the City does approve an amendment to the joint parking standards, the joint parking proposed under this application can be authorized. STAFF RECOMMENDED ACTION The zoning ordinance applies parking demand to each use based on a set of standards intended to estimate the likely demand that the use creates for parking supply. In the downtown area, that parking demand is eligible to be reduced to just 60% of the standard due to the availability of public parking, where the applicant provides as much parking as possible on-site, and makes that available to public use. This sharing reduces the overall parking construction costs for private parties and accommodates shared use of parking by customers of the businesses within Planning Commission Agenda – 03/04/2025 8 the Downtown consistent with the “park once” parking schematic provided in the Downtown Small Area Plan. Staff would therefore recommend the Conditional Use Permit for cross- parking, subject to the conditions in Exhibit Z. The code also provides for a contractual option for sharing parking (the joint-parking option requested in this application) if the parking meets specific requirements. In this case, the joint- parking standards are not met due to the distance from subject site. Staff cannot recommend approval of the Conditional Use Permit for joint-use for this application until the City reviews a potential ordinance amendment for joint parking standards within the downtown. The applicant’s option would be to contribute to the parking fund in an amount equal to the deficiency stated in this report – a total of 30 spaces when applying the cold weather season requirement, with payment subject to provisions as determined by the City Council. SUPPORTING DATA A. Resolution PC-2025-13 B. Aerial Site Image C. Applicant Narrative D. Applicant Parking Plan E. Downtown Public Parking Availability Map F. Cross (Joint) Parking Agreements G. Chief Building Official’s Letter, dated February 25, 2025 H. Downtown Small Area Plan, Excerpts I. Monticello Zoning Ordinance, Excerpts Z. Conditions of Approval CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2024-13 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR CROSS AND JOINT PARKING IN THE CCD, CENTRAL COMMUNITY DISTRICT WHEREAS, the applicant has submitted a request for a Conditional Use Permit for a restaurant use relying on cross- and joint-use parking facilities; and WHEREAS, the proposed facility modifies the use of the proposed building from retail sales to restaurant/bar use of less than 10,000 square feet; and WHEREAS, the proposed use would result in a significant increase in parking demand on and around the site; and WHEREAS, the increase in parking demand is required by the Zoning Ordinance to be accommodated through increased parking supply, or reliance on cross- and joint-use parking agreements near the subject property; and WHEREAS, the site is zoned CCD, Central Community District, which allows such cross – and/or joint-use parking by Conditional Use Permit; and WHEREAS, the proposed land use would be consistent with the long term land use plan for the City and the location, specifically hospitality and entertainment uses in the downtown area, particularly near the riverfront; and WHEREAS, the applicants have provided materials documenting that the proposed use facilitates long term use of the site for uses in the CCD district; and WHEREAS, the applicants have provided materials documenting that the proposed use will comply with the terms and standards of the zoning ordinance with the recommendations approved by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on March 4th, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The applicant has provided plans and materials demonstrating that the proposed facility will be in compliance with the City’s goals for downtown land uses. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2024-13 2 2. The applicant has provided plans and materials demonstrating that the use can be accommodated with parking supplies either existing in the nearby area, and/or available through public parking options. 3. The property will have peak use hours during evenings and weekends, consistent with the parking-sharing requirements of the joint-use section of the Zoning Ordinance. 4. The operation of the business will support downtown vitality and redevelopment, and coexist with other commercial and residential uses in the nearby area 5. The use fits the objectives of the Monticello Downtown Small Area Plan, a component of the City’s Comprehensive Plan, supporting its goals and other aspects of the City’s land use planning in the area. 6. The use will improve convenience to customers and to the public, consistent with the City’s economic development objectives for downtown commercial property. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approve the Conditional Use Permit for cross- and joint-use parking, subject to the conditions identified in Exhibit Z of the Staff report, as listed below: 1. Provide a revised site plan illustrating available parking on-site up to six spaces, including verification of alley use to facilitate circulation. (This area may be used for motorcycle parking during warm seasons while still qualifying as six spaces of passenger vehicle parking for the purposes of parking demand calculations). 2. Execute a recordable cross easement for the public use of available parking on the restaurant site. 3. Pending any amendment to the City zoning ordinance for joint parking credit within the Central Community District, the conditional use shall include allowance for joint parking and payment into the City’s parking fund as required for the final parking deficit. 4. Compliance with the terms of the City Building Official’s letter dated February 25, 2025. 5. Comments and recommendations of other Staff and Planning Commission. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2024-13 3 ADOPTED this 4th day of March, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Consideration CUP for Proposed Cross Parking Agreement in Central Community District PIDs: 155010052130, 155010031010, 155010032020 Address: 106 Walnut St, 224 3rd St, 114 3rd St W Created by: City of Monticello 181 ft 25’0’50’100’ 15 16 17 10 3531 31 26 23 59 35 120 56 31 29 53 60 27 101 14 14 6012 37 177 14 38 88 4 22 8 11 20 7 9 29 Parking Expectations Change as Broadway Changes As Broadway and the Riverfront transition from service and convenience retail to experience based retail (food) and events, customers expectations for the distance between their parking space (if arriving by car) and the fi nal destination changes. We expect to park a block away from a place that we may spend a few hours at. Shared Parking in a Downtown Th e traditional approach to parking is to provide designated supply for each use based on the highest parking demand for that use. Th is does not account for fl uctuations in demand by time of say, resulting in parking being overbuilt. Actual parking demand changes by use by the time of day, resulting in a peak that is much lower than a traditional approached would predict. General Approach In order to accomplish the goals in the Plan related to the public realm and human scaled design, the Plan recommends a nuanced and fl exible approach to parking. While the Plan recognizes many people, in the future, will still arrive to Downtown by car and it is important to make sure parking is plentiful and accessible; it is equally important to ensure parking does not dominate the Downtown area. Ultimately the goal is to ensure customers and visitors can comfortably and safely get to their destination, not just their parking space. Parking is just one part of a visitors experience. Supply of parking was a much discussed topic throughout the development of the Plan. Some state there is not enough parking, while others state there is plenty. Th e real answer to this question depends on how it is measured. Ideally, the answer should be data driven combining inventory numbers, utilization rates and stakeholder or user group interviews. Often this analysis reveals answers such as “there is enough parking during hte day, but not int he evening” In 2010 the City conducted a parking study to determine, among other things, the utilization of existing parking. It concluded that at any given time 80% of the parking supply is unused and only 20% of the parking spaces are occupied. Th is suggests that there was ample supply at the time to absorb a considerable amount of new development and visitors. Th is study was conducted several years ago, and it should be updated so the city and stakeholders have an accurate picture of how the existing parking supply is used. Current Demand / Supply analysis (on following page) suggests that the supply of parking downtown exceeds the demand as measured by existing square footage a “stacked” or “nonshared” parking approach. Th ough it is important to note that the surplus/defi cit is not balanced across the four blocks nor is it excessive. In otherwords, some blocks appear balanced, while others have a defi cit or a surplus. In order to obtain a truly accurate picture of the parking, the inventory has to be combined with a utilization/ occupancy study as well as interviews with user groups. Frameworks: Parking Regardless of whether there is enough parking or not, the Plan proposes a moving towards a “park once” District (Blocks 51,52,35,36,31,32) that allows visitors to the area to park once and use sidewalks and trails to go from one location to another in the Downtown. Th is is possible if the city carefully manages and maintains parking and off ers a high quality public realm that makes the experience of moving from one location to another a pleasant one - throughout the day evening and year. Th e single most important improvement to be made is improvements to the Walnut / Broadway intersection. Th e lack of stop signs at this intersection makes it uncomfortable for pedestrians to cross, which in turn makes it unlikely for visitors to utilize parking on one side of Broadway when their destination is on the other side of Broadway. For this reason, this plan places the highest priority on improving this intersection. It is critical to creating a “park once” District. A successful “park once” District also relies on provisions for shared parking, payments in - lieu of parking, close monitoring of parking inventory, excellent wayfi nding and signage, a compact walkable environments. Shared parking is crucial to creating a vibrant, multimodal downtown. Diff erent land uses have diff erent peak parking demands. Allowing a daytime offi ce building, for example, to share its parking at night with the nearby restaurant allows less parking to be built than if the restaurant had to construct its own parking. Th e outcome is less land dedicated to parking. Shared parking benefi ts multiple user groups. First, allowing less parking to be built saves up to $20,000 per space in construction costs. Cheaper development costs then facilitate lower sale or lease costs for would- be homeowners or renters. Second, well-crafted shared parking agreements can allow property owners to recognize signifi cantly more return per space on their investment. Th ird, shared parking is the only way to make most small downtown parcels viable for development. Monticello’s true economic potential will only be unlocked when it can provide an easily accessible pool of shared, public parking. Finally, shared parking will better enable growth without exacerbating congestion problems. Building reserved parking for every use results in system ineffi ciencies and will ultimately induce more vehicle trips on Monticello’s downtown streets.City of Monticello Downtown Small Area Plan | Character Areas length of visit convenience shopping on Pine Street dining and unique experiences on Broadway and the Riverfront distance between parking space and destination Parking Expectations a few minutes frustrated zone o f r e a s o n a b l e e x p e c t a t i o n s unusually lucky a few hours a few feet a few blocks time of day time of day Shared Parking in a Downtown Shared Uses: Real Demand Unshared Supply / “Stacked Demand” reduction in needed supply morning morningafternoon afternoonevening evening # o f s p a c e s residential residential restaurantrestaurant residential residential offi ceoffi ce 30 Strategy Recommendation Priority #1 Maximize use of existing parking supply Create a parking program that focuses on creating available spaces for diff erent user groups. Pilot a shared parking program in which private parking is shared with the “public.” Enhance pedestrian access to existing parking lots by developing small pocket parks on Broadway Expand and clarify on -street parking supply on all blocks in downtown. Strategically invest in information and technology Invest in and implements a comprehensive parking signage and wayfi nding system. Continually monitor occupancy, availability and utilization of parking throughout downtown Improve mobility options to reduce parking demand Complete the sidewalk system in Downtown to make walking more comfortable. Encourage bicycle access to Downtown with bike racks and clearly designated bike routes. Simplify and leverage the zoning code Revise zoning code to better support walkable development in the Downtown core. Revise the zoning code to incentivize sharing of parking and underground parking for residential buildings. Require Transportation Demand Management program for all development above a certain size. Enhance parking administration and operations Adjust on street regulations and operations to maximize fl exibility at the curb Establish formal collaboration between the City, County, and other parking stakeholders. Provide Additional public parking as needed Strategically invest in public and shared parking supply in key locations. Key Principles for New Parking Supply • Ensure that parking is shared and open to the public to the greatest degree possible. • Manage new parking as part of the larger system so that prices and regulations primarily incentivize use by long-term parkers. If off street parking is more expensive than on street parking, people will continue to circle and create congestion. • Include technology and wayfi nding that makes parking easy to locate and use. • Contribute to the downtown environment by supporting strong urban design, pedestrian access and safety, and promote street activity via ground fl oor uses. Parking Recommendations Specifi c Block By Block Recommendations Block 52: • provide 50 surface spaces for public use mid block when developing north half of block • locate residential parking underground • restripe Walnut Street with wider sidewalks for short term parking • provide short term on-street parking on River Street • expand public surface lot (50 spc) to south side of block when redeveloped. Block 51 • combine surface lots midblock • locate residential parking underground • provide short term on-street parking on River Street • provide short term on-street parking on Locust Street Block 35 • expand mid-block lot (15 spc)when redeveloping south west corner of block. • consider a midblock parking structure. Th is would require the re-routing of midblock utilities in order to preserve space for housing or other development to face the street. • locate residential parking underground Block 36 • maintain and expand mid block lot (15 spc) when redeveloping southwest corner of block • locate residential parking underground • provide short term on-street parking on 3rd Street Other • work with property owners on blocks 31, 32, 18,17 to create shared parking arrangements City of Monticello Downtown Small Area Plan | Character Areas 31 public private Supply and “Stacked” or “Unshared” Demand Analysis 51 52 3536 Interim: After development on Block 52 and Walnut Street improvements block 52 Non Residential SF 28,500 SF +48 spcParking Supply 162 Spc “Stacked” Demand 114 scp block 35 Non Residential SF 22,500 +10 spcParking Supply 100 spc “Stacked” Demand 90spc +19 spc 16,500 Non Residential SF block 5185 spc Parking Supply 66 spc “Stacked” Demand +36 spc 25,000 Non Residential SF block 36136 spc Parking Supply 100 spc “Stacked” Demand TOTAL Non Residential SF 92,500 SF +113 spcParking Supply 483 spc “Stacked” Demand 370 spc +39 spc 11,500 Non Residential SF block 5185 spc Parking Supply 46 spc “Stacked” Demand +21 spc 25,000 Non Residential SF block 36121 spc Parking Supply 100 spc “Stacked” Demand block 52 Non Residential SF 34,000 -24 spcParking Supply 112 Spc “Stacked” Demand 136 spc block 35 Non Residential SF 22,500 +94 spcParking Supply 184 spc “Stacked” Demand 90spc TOTAL Non Residential SF 92,500 SF +130 spcParking Supply 502 spc “Stacked” Demand 372 spc Build Out: After development on south side of Block 52, and south east corners of blocks 36 and 35. note: “stacked” parking demand assumes 4 spc / 1000 SF. Th is is greater than the current Monticello downtown standard of 2.8 spc / 1000 SF note: existing non residential SF and its associated demand includes approximately 15,000 SF of building that is currently vacant note: assumes all new residential parking is underground. Th is allows the middle of the block to be used for public parking. note: a complete parking analysis will incorporate utilization data as well as user group interviews to determine the most accurate possible analysis of parking. 51 52 3536 Pi n e Lo c u s t Wa l n u t Broadway River 3rd block 52 Non Residential SF 39,200SF +3 spcParking Supply 159 spc “Stacked” Demand 156spc +23 spc 11,500 Non Residential SF block 5168 spc Parking Supply 46 spc “Stacked” Demand +21 spc 25,000 Non Residential SF block 36121 spc Parking Supply 100 spc “Stacked” Demand block 35 Non Residential SF 22,500 +94 spcParking Supply 184 spc “Stacked” Demand 90spc Existing: TOTAL Non Residential SF 98,200 SF +140 spcParking Supply 533 spc “Stacked” Demand 392 spc Pi n e Lo c u s t Wa l n u t Broadway River 3rd 51 52 3536 Pi n e Lo c u s t Wa l n u t Broadway River 3rd City of Monticello Downtown Small Area Plan | Character Areas 32 93 80 27 13 1228 30 34 82 Lakeview Mall 165 Coborns 48 95 105 6 18 20 100 20 20 20 14 10 80 140 Grocery 140 ShopKo 24 24 28 100 50 50 50 30 30 40 25 70 Buff alo, MN Hutchinson, MN Kalamazoo, MI Loveland, CO Main Streets In Minnesota Th e arrangement of buildings, open spaces, and parking impacts whether or not a Main Street maintains its human scale and pedestrian character. In the three cities illustrated above: »parking is accommodated in a variety of confi gurations. All three examples off er on-street parking, parking behind buildings, and larger lots on the edge of the downtown. Some of the parking is dedicated to a single use, such as a grocery store, however most of it is shared between all users downtown. »Main Street is reinforced with a building pattern that aligns with the back of the sidewalk. By enclosing the street with buildings, a public room is created and retailers benefi t from pedestrian traffi c on both sides f the street. Signage and Wayfi nding Signage and wayfi nding are a small but important apart of the parking process and overall downtown experience. Coordinated signage and wayfi nding will make it easier for visitors to come to downtown and it presents a cohesive and coordinated image. Hastings, MN City of Monticello Downtown Small Area Plan | Character Areas Recycling and Salvage Center See Parking Schedule #1 [§ 153.067(H)(2)] Self-Storage Facilities 1.0 space per 100 lockers/units on the inside of the fenced area and at least five spaces outside the fenced area - If a caretaker's quarters is provided on-site, at least one covered parking space for exclusive use by the caretaker shall be provided 3. Unusable space (e.g. entries, halls, service areas, bathrooms, etc) within uses may be excluded from floor area calculations when applicable. 4. Required parking spaces may be reduced through alternative development types (e.g. Planned Unit Development, etc) as permitted in this chapter. (c) CCD district exceptions. Property owners in the CCD District shall comply with the parking supply requirements as listed in Table 4-7 of this chapter. However, property owners may be granted flexibility from a portion of their required parking supply under the following conditions: 1. Where the city finds that there will be adequate opportunity to provide public parking in the vicinity of the subject property, and at the city’s option, the owner shall pay into a “CCD” parking fund an amount as established by City Council Resolution. Said fund shall be used for the acquisition, construction, and/or maintenance of publicly-owned parking in the “CCD” district. 2. The city may, in addition to, or as an alternative to, the option listed in § 153.067(E)(4)(c)1. above, and at the discretion of the city, offer the property owner the opportunity to choose to supply parking at a rate which is 60% of the requirement listed in § 153.067 provided that the owner grants an easement to the public for automobile parking use over the subject area. The owner shall retain responsibility for maintenance of said parking area. 3. Location: Parking shall not be located on a parcel between the front building line of the principal building and the public street, except where expressly provided for by the City Council after recommendation from the Planning Commission. (d) Parking Stall Requirement: Schedule #1. Uses subject to Off-Street Parking Schedule #1 must provide the minimum number of off-street parking spaces indicated in Table 4-8, Off-Street Parking Schedule #1. TABLE 4-8: OFF-STREET PARKING SCHEDULE #1 Activity Number of Spaces Required TABLE 4-8: OFF-STREET PARKING SCHEDULE #1 Activity Number of Spaces Required Office or administrative area 1.0 space per 300 square feet Indoor sales area 1.0 space per 200 square feet Outdoor sales, display, or storage area (3,000 sq. ft. or less)1.0 space per 750 square feet Outdoor sales, display, or storage area (over 3,000 sq. ft.)1.0 space per 1,000 square feet Indoor Storage/Warehousing/Vehicle Repair/Manufacturing Area Less than or equal to 3,000 sq. ft.1.0 space per 200 square feet 3,000 to 5,000 sq. ft.1.0 space per 500 square feet 5,000 to 10,000 sq. ft.1.0 space per 750 square feet Greater than 10,000 sq. ft.1.0 space per 1,250 square feet (e) Parking Stall Requirement: Schedule #2. Uses subject to Off-Street Parking Schedule #2 have widely varying parking demand characteristics, making it very difficult to specify a single appropriate off-street parking standard. Upon receiving a development application for a use subject to Schedule #2 standards, the Community Development Department is authorized to apply the off-street parking and loading standard specified for the listed use that is deemed most similar to the proposed use or establish minimum off-street parking requirements on the basis of a parking study prepared by the applicant. The study must include estimates of parking demand based on recommendations of the Institute of Traffic Engineers (ITE) or other acceptable estimates as approved by the Community Development Department, and should include other reliable data collected from uses or combinations of uses that are the same as or comparable with the proposed use. Comparability will be determined by density, scale, bulk, area, type of activity, and location. The study must document the source of data used to develop the recommendations. (5) Vehicular use area design conditional use permit. Stall aisle and driveway design requirements outlined in § 153.067 may be lessened subject to the following conditions: considering a request for such a permit, the Planning Commission shall not recommend that such permit be granted nor the Council approve such a permit except when the following conditions are found to exist: (a) Up to 50% of the parking facilities required for a theatre, bowling alley, dance hall, bar, or restaurant may be supplied by the off-street parking facilities provided by types of uses specified as a primarily daytime use in division (d) below. (b) Up to 50% of the off-street parking facilities required for any use specified under division (d) below as primary daytime uses may be supplied by the parking facilities provided by the following nighttime or Sunday uses: Auditoriums incidental to a public or parochial school, churches, bowling alleys, dance halls, theatres, bars, or restaurants. (c) Up to 80% of the parking facilities required by § 153.067 for a church or for an auditorium incidental to a public or parochial school may be supplied by off-street parking facilities provided by uses specified under division (d) below as primarily daytime uses. (d) For the purpose of this section, the following uses are considered as primarily daytime uses: Banks, business offices, retail stores, personal service shops, household equipment or furniture shops, clothing or shoe repair or service shops, manufacturing, wholesale, and similar uses. (e) Conditions required for joint use: 1. The building or use for which application is being made to utilize the off-street parking facilities provided by another building or use shall be located within 300 feet of such parking facilities with the following exception: For theatres located in the Original Plat of Monticello, theatre parking provided by another use shall be located within 500 feet of said theatre. 2. The applicant shall show that there is no substantial conflict in the principal operating hours of the two buildings or uses for which joint use of off-street parking facilities is proposed. 3. A properly drawn legal instrument executed by the parties concerned for joint use of off-street parking facilities, duly approved as to form and manner of execution by the City Attorney, shall be filed with the City Administrator and recorded with the County Recorder, Wright County. (4) Cross parking facilities for commercial, industrial and civic/institutional uses. Adjoining business properties may allow cross parking and/or access if authorized by a conditional use per the requirements of § 153.028(D) and subject the following conditions: (a) The required island and landscaping requirements in § 153.060 are met. (b) The vehicular use area meets the required setback at the perimeter of the parcels in question. (c) The curb cut access locations to the parking lot(s) are approved by the city. (d) A shared parking/access and maintenance agreement is provided by the parking owners and recorded against all subject properties. (e) A properly drawn legal instrument executed by the parties concerned for joint use of off-street parking facilities, duly approved as to form and manner of execution by the City Attorney, shall be filed with the City Administrator and recorded with the County Recorder. (Ord. 799, passed 2-27-2023) Planning Commission Agenda – 03/04/2025 9 EXHIBIT Z Conditions of Approval Conditional Use Permit for Cross & Joint Parking 106 Walnut Street | 155-010-052130 1. Provide a revised site plan illustrating available parking on-site up to six spaces, including verification of alley use to facilitate circulation. (This area may be used for motorcycle parking during warm seasons while still qualifying as six spaces of passenger vehicle parking for the purposes of parking demand calculations). 2. Execute a recordable cross easement for the public use of available parking on the restaurant site. 3. Pending any amendment to the City zoning ordinance for joint parking credit within the Central Community District, the conditional use shall include allowance for joint parking and payment into the City’s parking fund as required for the final parking deficit. 4. Compliance with the terms of the City Building Official’s letter dated February 25, 2025. 5. Comments and recommendations of other Staff and Planning Commission. Grittman Consulting llc Steve.GrittmanConsulting@gmail.com Planning - Zoning - Land Use MEMORANDUM TO: Monticello Planning Commission Angela Schumann, Community Development Director FROM: Stephen Grittman RE: Monticello – Nordic Taphouse – Site Plan Review GC FILE NO: 120.01 - 25.02 DATE: February 26, 2025 MEETING DATE: March 4, 2025 (PC); March 24, 2025 (CC) PROPERTY ADDRESS: 106 Walnut Street PID: 155-010-052130 BACKGROUND New development or redevelopment in the CCD (Central Community District) requires a Site Plan Review process, in coordination with any other zoning approvals required. The building is located within the Riverfront sub-district of the Central Community District. Restaurant uses under 10,000 square feet are a permitted use in the sub-district of the CCD. The use is in direct support of the Downtown Small Area Plan’s Vision: “The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people – including dining, recreation, celebrating, gathering, shopping and living.” As a part of the remodeling of the site for restaurant/bar use, which is a permitted use in the district, this Site Plan Review is provided for Planning Commission review. No specific approval or other decisions are required as a part of Site Plan Review process. 1. Building. The applicant proposes to make the following changes and improvements to the building: a. Extensively remodel and improve the interior, which includes ground floor and mezzanine improvements for kitchen, bar, and patron seating uses. b. Paint the exterior of the building and add signage consistent with the requirements of the City’s zoning regulations. c. Add a rooftop dining/seating area, accessed from a new internal stairway system. This area will be improved with permanent decking material. d. Add a canopy cover to the stairway access/egress. e. Add a railing around the limits of the rooftop seating area, expected to be constructed of decorative black metal. f. Add opportunities for shade and cover, utilizing sailcloth or similar improvements. g. Add an emergency egress steel stairway at the rear of the rooftop area (not for routine access). h. Make improvements to damaged or deteriorated walls and doors. 2. Public Sidewalk. The applicant proposes to add seasonal table seating along the Walnut Street frontage, which will require separate licensing according to the City’s requirements for public sidewalk restaurant seating. The applicant may add decorative outdoor features on an occasional basis. 3. Parking and Other Site Improvements. The applicant proposes to make these additional changes to the site: a. Add a trash enclosure near the east end of the entrance “alley”. This enclosure is required to be covered with materials that reflect those of the principal building, including color other details. b. Stripe parking along the south side of the building which can accommodate up to 18 motorcycle spaces during seasonal weather, and/or 6 passenger vehicle spaces. c. Create potential for employee parking at the rear of the building, pending accessibility. d. Develop an overall parking plan or set of agreements for off-site parking consistent with the requirements of the City. These plans are subject to a companion CUP application and review. SUMMARY AND RECOMMENDATIONS The improvements are consistent with the intent and requirements of the CCD, Central Community District standards and the intent of the City’s Downtown Small Area Plan goals and objectives. The proposed outdoor restaurant, including sidewalk seating and rooftop patio will support the City’s Downtown Small Area Plan goals: for “Shift the Center of Town to Walnut and Broadway”, “Encourage Small and Medium Sized Investments” and “Become a Rivertown”. The applicant and City will continue to work together to implement the improvements undertaken on this site. No action is required by the Planning Commission for Site Plan Review, but this information is provided for information and comment as may be appropriate. SUPPORTING DATA A. Narrative B. Site and Building Plans C. Representative Images D. Monticello Zoning Ordinance, Excerpts E. Downtown Small Area Plan, Excerpts Front Interior Side Street Side Rear ft.)area) All Uses 6 6 6 6 2 stories 30 feet [1] (Reserved)(Reserved) [1]: Multi-story buildings may be allowed as a conditional use pursuant to § 153.028(D) contingent upon strict adherence to fire safety code provisions as specified by the International Building Code as adopted in the Monticello City Code. Accessory Structures - See § 153.092(B) for all general standards and limitations on accessory structures. Other Regulation to Consult (not all inclusive) - § 153.042, Common District Requirements - § 153.043(B), Standards Applicable to All Residential Base Zoning Districts - § 153.060, Landscaping and Screening Standards - § 153.064, Signs - § 153.067, Off-Street Parking - § 153.068, Off-street loading spaces - § 153.070, Building Materials (G) Central Community District, CCD. (1) (a) The purpose of the “CCD”, Central Community District , is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the 2017 Downtown Monticello “Small Area Plan” Comprehensive Plan Amendment and its design and performance standards. (b) All proposed development or redevelopment in the CCD shall be subject to the requirements of the Comprehensive Plan and other standards identified in the Small Area Plan report. It is not the intent of this chapter to abrogate any general Zoning Ordinance requirements in the CCD, and all such requirements of the Monticello Zoning Ordinance apply fully within the CCD unless addressed separately by a more detailed CCD zoning regulation. (c) Projects that benefit from public investments and/or subsidies will have a greater burden to provide higher levels of both private and public amenities. (d) Sub-districts. The CCD is hereby divided into five subdistricts, four of which comprise the study area of the Small Area Plan. The CCD regulations shall apply uniformly across all sub-districts unless specific sub-district requirements apply. The City Council shall, in accordance with the process providing for zoning map amendments in the Monticello Zoning Ordinance, adopt a zoning map for the CCD area identifying the subdistrict boundaries. The subdistricts are known as: 1. Riverfront; 2. Broadway; 3. Walnut and Cedar Streets; 4. Pine Street; and 5. “General” shall be any area within the CCD that is not identified as being within one of the four named subdistricts. (e) Base lot area. No minimum. (f) Base lot width. No minimum. (2) Process requirements. (a) New development or redevelopment projects within the Central Community District shall require a site plan review by the Planning Commission. (b) At the proposer’s option, or as required by this chapter, any proposed project may combine the required site plan review as a part of a concept plan review before a joint meeting of the Planning Commission and City Council. (c) Existing buildings shall be subject to the permitted and conditional use allowances of this chapter. (d) Projects which do not meet the requirements of this chapter may utilize the Planned Unit Development (PUD) process. (3) General requirements. (a) Character areas. The Central Community District shall be further regulated by four character sub-areas: Pine Street, Broadway, Walnut/Cedar and Riverfront and shown in the Official Zoning Map. (b) Projects across character area boundaries. By conditional use permit, uses and standards may extend across City of Monticello Downtown Small Area Plan Monticello, MN Prepared for: The City of Monticello ADOPTED BY CITY COUNCIL ON SEPTEMBER 25, 2017 Prepared by: Cuningham Group Architecture, Inc. Tangible Consulting Services 1 Become a River TownImprove Pine Street for All Users Encourage Small and Medium Scaled Investments Shift the Center of Town to Walnut and Broadway Background and Purpose Goals Th e purpose of this Plan is to attract and direct investments on the core blocks of Downtown Monticello, MN over the next 10 years. Th e Plan advocates for solidifying Downtown as the heart of the community with a series of coordinated public and private investments. Together, these investments will create a human-scaled environment that encourages gathering, socializing, visiting and enjoying on a daily basis - throughout the year. Th e improvements outlined in this Plan aim to build on the unique qualities of Monticello to make the Downtown yet more attractive to those who have chosen to live and do business in the community. Specifi cally, the Plan seeks to promote Broadway Street as a storefront district with restaurants and specialty retail, celebrate the River for its recreational, connective and economic qualities, reinvigorate a downtown housing market with multiple, appropriately scaled, infi ll projects, and improve the experience of Pine Street for all users. Th e plan is ambitious, but achievable. Over time and upon completion, the plan would usher in up to 500 new units of downtown housing, new restaurants overlooking the river, and unique retail and services on Broadway. Momentum can be established in the next few years. Primary projects to be completed within fi ve years include: redevelopment of Block 52, Walnut Street connection to River Street and infi ll housing on Walnut Street. Implementation of this Plan will create two legacies. Th e fi rst will be a revitalized Downtown with an economy and attractions that benefi t all residents of Monticello. Equally important, however to the physical improvements described above will be the legacy of new partnerships and civic cooperation that are essential to and will result from coordinated actions. Th e ideas set forth in this Plan come from the vested interest of the Monticello community through a broad public outreach eff ort. Th e realization of these ideas rely on a coordinated, cooperative, and active public sector working in tandem with an entrepreneurial private sector Th e result will be a lively Downtown for all in Monticello, a place that embodies both its history and future aspirations. Pin e S t r e e t Wa l n u t S t Broa d w a y NOTE: This illustration depicts new deveopment on both private and public properties. The plan does not compel private property owners to change anything regarding how they use their land. Rather, the Plan is a guide for change if the property owner chooses to do so. Please see page___for an illustration of the Master Plan as it applies to publicly held properties only. The City will endeavor to work with existing business who wish to remain, revitalize and expand in the downtown. City of Monticello Downtown Small Area Plan | Executive Summary 2 Character Areas Character Area: Pine Street (TH 25) Th e community will reclaim Pine Street by maintaining it’s width and adding pedestrian amenities and local serving commercial uses. Wa l n u t S t Ce d a r S t Bro a d w a y 3rd S t r e e t Pin e S t r e e t Riv e r S t r e e t 4th S t r e e t Similar to the Embracing Downtown Plan, the Plan divides the study area into four diff erent character Areas. Th e purpose of this is to create sub-areas in downtown, each with its own identity and purpose and direction. Th e character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. Character Area: Broadway Monticello’s Main Street will transition over time from a street with primarily services, to one with unique retail and restaurants. Character Area: Riverfront A redesigned Park with an amphitheater and better relationship to Downtown will help connect the River to Downtown Character Area: Walnut Street and Cedar Street Walnut and Cedar Streets will fi ll in with new housing (2-4 stories) that adds to the market strength of downtown and provides additional housing choices for new and existing residents of Monticello. Th eir intersections with Broadway will be improved to make it easier to walk to the Riverfront D A C ) it’ idth A B C D B Illustrative Master Plan Th e Plan above describes a potential long term build out of the core blocks of Downtown Monticello. Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. Th is Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. Th e vision includes a commitment to retaining Broadway as Monticello’s Main Street, supporting existing businesses, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues for existing and new Monticello residents. Th e Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people – including dining, recreation, celebrating, gathering, shopping and living. Downtown is For Everyone C City of Monticello Downtown Small Area Plan | Executive Summary Existing Buildings New Buildings 1212City of Monticello Small Area Plan | Goals and Objectives Project Goals Pin e S t r e e t Wa l n u t S t Broa d w a y Shift the Center and Double Down on Broadway. Over time the travel and use patterns of Downtown have changed - altering the overall experience of downtown. Up until 1960, despite Broadway’s designation as a State Highway (152) most travel was local. However, as the region grew, Monticello became a crossroads - thereby burdening Broadway and Pine Street with high volumes of through traffi c and widened streets. Today, the Broadway / Pine Street intersection is one of the most traveled intersections in the region. Whereas that quality makes for great visibility, it also makes for a poor pedestrian experience and poor access to adjacent properties. Broadway, west of Pine Street, is relatively lightly traveled and unlike Broadwway east of Pine Street, it has retained its pedestrian scale. Furthermore, the City has developed successful parks at the end of Cedar Street and Walnut Street. Th erefore, an opportunity exists to fully extend Walnut and Cedar Street down to the park and grow the downtown mercantile district towards the riverfront along Broadway. Engage and love the riverfront. Go beyond the Swan. Great places have unique assets that diff erentiate them from others. Monticello has the Mississippi River. Th is defi ning feature can be further utilized to the benefi t of Monticello residents and businesses. A riverfront that is well connected with blue and green trails, is publicly accessible and is activated throughout the day and the year can become a defi ning feature for the City and an important driver of economic activity. Lots of Small Investments, a few medium ones and just one or two big ones. Monticello, despite it’s growth, is proud to be a small town. Small towns develop charm and character through a series of small incremental investments that together add up to help a place become memorable and beloved. Simple investments such as new awnings, improved lighting and well maintained landscaping can make a big impression. Small buildings that fi t on vacant parcels or otherwise underutilized land can happen quickly - adding vitality to a community. By promoting a high quantity of smaller investments (1/4 block and smaller) and medium scaled redevelopment projects (up to 1/2 block in scale), the Downtown will become more diverse, more lively, more responsive and adaptable to changes in the market place. A few medium scaled investments, warranted by a strong market or a strategic need, are important and valuable. But they should be carefully scaled and implemented so as to not disrupt the fragile fabric of the small town. Improve the Pine Street Experience for Everyone. Whether passing through Monticello along Pine Street (TH 25), trying to cross Pine Street by foot, or going to a business along Pine Street, the experience of using Pine Street is generally a negative one for all users. Th e environment of Pine Street projects a negative image and it is a divider between the east and west side of the town. Whereas Pine Street will always be a heavily traveled street, it does not need to be a negative experience. Th e community can take it back, claiming it for more appropriate development types, making it safer, more pleasant, and attractive for all users. Planning Commission Agenda – 03/04/2025 1 3B. Consideration of approving Corrective Resolution PC-2025-03 – Meadowbrook Development Stage PUD. Prepared by: Community Development Director Meeting Date: 03/04/2025 Council Date (pending Commission action): NA Additional Analysis by: NA ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. PC-2025-03A, a corrected resolution recommending approval of the Development Stage Planned Unit Development for Meadowbrook. REFERENCE AND BACKGROUND Property: Legal Description: Per Plat PID #: 155500231200 Planning Case Number: 2024-46 ANALYSIS: The Conditions of Approval were listed incorrectly listed in Resolution 2025-03, the resolution recommending approval of the Development Stage PUD for Meadowbrook. The conditions listed were incorrectly carried forward from the January Commission review of the item. The conditions of approval in both the adopted Preliminary Plat and Rezoning resolutions were correct in the February Planning Commission report and as adopted. Planning Commission is asked to adopt corrective resolution 2025-03A which includes revised conditions consistent with the conditions as shown in the February staff report and Exhibit Z. STAFF RECOMMENDED ACTION Staff recommends approval of the corrected resolution, which accurately reflects the conditions listed in the Exhibit Z as approved by the Planning Commission on February 4, 2025. SUPPORTING DATA A. Resolution PC-2025-03A B. Resolution PC-2025-03 C. JPB Land Item - February 4, 2025 Planning Commission CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-03A (CORRECTED) A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR MEADOWBROOK WHEREAS, the applicant is seeking a Development Stage Planned Unit Development approval, among other concurrent applications, for a parcel of currently undeveloped land; and WHEREAS, the proposed PUD would incorporate development opportunity for mixed residential uses as an allowed use in the proposed Meadowbrook Planned Unit Development zoning district; and WHEREAS, the PUD provides for a variety of residential units styles, including single family detached and attached unit, up to 182 total residential units; and WHEREAS, the PUD incorporates a series of development standards that the applicant will meet with the submitted, or supplemental, plans and documents; and WHEREAS, the subject property will be developed under the requirements of the Monticello Comprehensive Plan, which designate the land use for the property Low Density Residential uses; and WHEREAS, the proposed preliminary plat shows the development parcel, upon which the existing and proposed buildings will be located, as well as other improvements such as streets, utilities, parkland; and WHEREAS, the proposed development will consist of an overall residential density of approximately 4 units per acre, within the Comprehensive Plan’s target range of 3-6 units per acre; and WHEREAS, the Planning Commission has reviewed the application for the Development Stage PUD pursuant to the regulations of the applicable ordinances and land use plans and policies; and CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-03A (CORRECTED) WHEREAS, the Planning Commission held a public hearing on January 7th, 2025 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution, and make the following Findings of Fact in relation to the recommendation of approval: 1. The proposed uses are consistent with the intent and purpose of the PUD, Planned Unit Development District. 2. The proposed uses will be consistent with the existing and future land uses in the area in which they are located, including the Monticello Comprehensive Plan. 3. The impacts of the improvements are those anticipated by the existing and future land uses and are addressed through standard review and ordinances as adopted. 4. The proposed plat accommodates additional public and private improvements, including pedestrian facilities, utilities, and stormwater controls that ensure the project will continue to be consistent with the City’s long-term public service infrastructure. 5. The proposed plat accommodates reasonable extensions of development and infrastructure to serve other undeveloped property in the area. 6. The proposed access and development details, as supplemented in further submissions, meet the intent and requirements of the applicable zoning regulations. 7. As a property development plan that is generally consistent with the previously approved plat and land use, the proposed plat is not anticipated to negatively impact surrounding residential properties. 8. Approval of the plat will not result in the need for additional road or utility infrastructure other than that being provided by and for the proposed use, and should not otherwise negatively impact the health or safety of the community. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota that the Planning Commission recommends to the City Council that the proposed CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-03A (CORRECTED) Development Stage PUD for Meadowbrook be approved, subject to the conditions of Exhibit Z of the staff report, as follows: Conditions of Preliminary Plat and Development Stage PUD requiring resolution prior to Effective Date of Rezoning to PUD: 1. Verification that the building and design proposals for the Single Family detached units and lots will meet the following standards: a. 25 foot front setbacks, with 6 foot side yards and 20 foot usable rear yards. b. Minimum building sizes of 1,050 finished square feet and a minimum of 1,585 finishable square feet, with the exception of not more than 25% of the detached single-family lots at 1,355 square feet of finishable square foot home plans. c. Garage square footage shall be a minimum of 476 square feet. d. Roof pitches of at least 5:12, with modifications for gables or shed roof ornamentation. e. A maximum of 30% of all single-family units may meet less than a 10% brick or stone requirement when a combination of board and batten, corbels, shakes, garage windows or other façade features exceed 20% of the front façade. f. Livable portions of the home exposed to the front street no less than 40% of the width of the structure, or in the alternative, the addition of usable front porches or expanded front entry patios or entry features. g. Front entry doors no greater than 6 feet farther back from the garage doors, or in the alternative, the addition of usable front porches or expanded front entry patios or entry features. h. Additional large trees in the front yards or other open space areas of the proposed lots to make a more immediate impact on the streetscape. i. Establish maximum driveway widths of 20’ for the two-car garage lots overall, and 20’ at the curb line/curb cut line for three-car garage lots as part of the PUD. 2. Verification that the building and design proposals for attached Single Family units and lots will meet the standards identified in this report, specifically: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-03A (CORRECTED) a. Reduce visitor parking clusters in the townhouse area by approximately one- fourth and replace with additional green space and tree planting. b. Update landscaping plans showing a much greater proportion of shrubs (as opposed to perennials) in the shrub planting base for the townhouses. c. Townhome units shall meet a requirement of 10% brick/stone in combination with board and batten, corbels, shakes or other façade features exceeding 20% of the front façade. d. Townhome unit designs will add 2’ of depth to the garages and/or adjust the units and lots to increase the length of the driveways for interior units. 3. Update landscape plans showing tree planting locations for the trees in the townhouse portion of the project and verification of tree planting for all areas per code requirements. 4. Update landscaping plans showing additional clusters of shrub plantings and seating areas in the outlots comprising the development’s stormwater ponding areas. 5. Provide written confirmation of allowable use for a non-motorized bicycle park by the powerline easement holder. Land dedication for park is contingent on this requirement. 6. Compliance with the terms of the City’s Engineering Staff letter dated December 23, 2024, including the comments of January 2, 2025. 7. Compliance with the terms of the Chief Building Official’s letter dated December 31, 2024, and comments dated January 2, 2025. 8. Comments and recommendations of other Staff and Planning Commission. Other Conditions of Preliminary Plat and Development Stage PUD: 10. Compliance with comments from the Wright County Highway Engineer’s Office and any of the Wright County Surveyor. 11. The submitted Homeowner’s Association Documents are subject to the review and comment of the City Attorney and shall be executed and recorded upon satisfaction of comment. 12. Execution and recording of a development contract for the plat, incorporating the terms and conditions for development, including fees and escrows. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC 2025-03A (CORRECTED) CORRECTIVE RESOLUTION ADOPTED this 4th day of March, 2025 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Andrew Tapper, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 3/04/25 1 4A. Community Development Director’s Report Council Action on/related to Commission Recommendations • Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation” amending the Light Industrial Park, Employment Campus designations and any other related sections of text necessary to define various types of technology industry land uses within the City, identify considerations for their appropriate locations, and maintain consistency with other City land use goals and policies. Applicant: City of Monticello Approved unanimously on the February 24, 2025 City Council regular agenda. • Consideration of an Amendment to the Monticello 2040 Vision + Plan (Comprehensive Plan), Chapter 3, “Land Use, Growth and Orderly Annexation” re- guiding certain parcels from their existing Development Reserve designations to alternative Light Industrial Park. Applicant: Monticello Tech LLC Approved unanimously on the February 24, 2025 City Council regular agenda. • Consideration for Amendment to the Block 52 Planned Unit Development District for landscaping, lighting and screening conditions of the PUD approval. Applicant: March Buchholz and City of Monticello Approved unanimously on the February 24, 2025 City Council consent agenda. • Consideration of Rezoning to Planned Unit Development, Development Stage Planned Unit Development and Preliminary Plat for a proposed single-family residential including attached and detached unit development in an R-1 (Single- Family) Residential district Applicant: JBP Land, LLC Removed from the February 24, 2025 City Council consent agenda for questions and comment of the Council. Approved 4-1 by the City Council, with Councilmember Christianson in dissent. Cannabis Licensing Staff reviewed the draft rules prepared by the Office of Cannabis Management. The rules are detailed and provide clarity for potential licensees, local governments and law enforcement. The rules include provisions on security, packaging, marketing, product testing, compliance inspections and much more. Staff submitted no comments to OCM. We will continue to work with Wright County on registration process as the license process begins to roll out state-wide. Monticello-specific information can be found here: Cannabis | Monticello, MN Resident Connections The new Resident Connections piece aimed at providing all Monticello residents a snapshot of amenities, events and places to explore is expected to be delivered to all Planning Commission Agenda – 3/04/25 2 resident mailboxes in March of 2025. View a copy: Resident-Guide---City-of-Monticello The next Rental Connections meeting for multi-family property owners and managers is set to occur in March. Multi-Family Residential Update Similar to communities throughout the state, Monticello experienced an increase in demand for multi-family building construction over the past 10 years. However, over the last year, inquiries and projects have significantly slowed. The proposed Twin Pines 96- unit building (proposed near Monticello Pet Hospital along School boulevard) has allowed its plat approval to lapse. The Great River Addition 150-unit building proposal by Briggs Companies remains on hold. The Great River project has received all approvals, with the final plat, PUD and development contract already in place. Property Inventory & Availability The City maintains maps which illustrate property available for commercial and industrial development. A map of City and EDA owned properties within the Downtown is also available. These maps are updated annually and can be viewed at: Land Resources | Monticello, MN As part of an EDA marketing effort, individualized information on priority properties including Otter Creek Business Park, The Pointes at Cedar, and others are also being fin- tuned for posting to the City’s website and responding to prospect inquiries. Staff will provide links to those resources soon. A map of residential project areas illustrating available lots and multi-family resources is also being prepared and will be available. Project Update List The project update list current through February 2025 is attached. Staff is also working on a project map which combines this information with a summary of that included on the Projects page of the City website. Website Project Page A reminder to stay current with news and information by visiting: Projects | Monticello, MN Concept Projects Project Type Address/Location Description Review Date & Info Progress Report Project V Commercial/Light Industrial 88 acre parcel bounded by The Meadows to the North, Highway 25 to the West, 85th Street NE to the South, and the Featherstoe Residential neighbohood to the East Concept Stage review for a planned unit development for a multi-phase Medical Office Buildings on roughly 25 acres, with subsequent phases of private development to follow. Joint City Council and Planning Commission review on 3/25/24 On hold General Equipment Industrial 13 acre parcel along CSAH 39 and West Chelsea Road Concept Stage review for planned unit development for Machinery/Truck Repair and Sales Joint City Council and Planning Commission review on 7/2/24 Post Concept Stage PUD, Pre-Development Stage PUD Application Submittal Tamarack/The Meadows at Pioneer Park Residential 68 acre parcels along Fallon Avenue Concept Stage review for planned unit development for single-family residential Reviewed in Joint PC/CC on 9/16/24 Concept Stage PUD Submittal, Annexation Petition pending Pending Land Use Application Projects Project Type Address/Location Description Approval Date & Info Progress Report Haven Ridge West Residential Near the Southeast corner of 85th Street NE and Fallon Ave NE, Also South of 85th Street NE between Eislele Ave NE and Edmonson Ave NE Concept Stage review for a planned unit development for a 298-unit residential development with various lot sizes and townhome section Reviewed by Planning Commission on 1/7/25 Tabled from January Planning Commission Meeting Mastercraft Outdoors PUD Industrial 1.46 acre vacant lot along the West side of Fallon Ave NE between Washburn Computer Group and Norland Truck Sales Development Stage review for a planned unit development of a vacant site for an Industrial Service use Reviewed by Planning Commission on 7/2/24 Development Stage PUD Application Submittal approved; pending Final Stage and Rezoning, likely to be on March PC Agenda JPB Land/Meadowbrook Residential 44 acre parcel along Edmonson Avenue Concept Stage review for planned unit development for single-family residential Reviewed in Joint PC/CC on 9/3/24 2/4/2025 Tabled from January Planning Commission Previously Approved Projects Project Type Address/Location Description Approval Date & Info Progress Report Broadway Plaza PUD Commercial 6321 E. Broadway Street bound by Interstate 94 to the North and East Broadway Street to the South Development Stage PUD and preliminary plat for a 76-room hotel, 15,000 square-foot event center, 6,800 square-foot restaurant, and a 6,000 square-foot post-frame building. 11/24/2024 Approved 11.25.24, Annexation Pending Twin Pines Apartments Residential South Side of School Blvd. East of Wal-Mart 96 multi-family unit apartment building 2/28/2022 Final Plat Expired Block 52 Redevelopment Mixed-Use NE Corner of Highway 25 and Broadway St 87 multi-family units with rougly 30,000 sq ft of 1st floor commercial 7/11/2022 Continued leasing of commercial spaces, Revised Conditions CC Approved 2.24.25 Featherstone 6th Addition Residential North of 85th St NE and West of Highway 25 21 Single-family lots with commercially guided outlots for future development 4/25/2022 Under Construction; last lot permit issued Haven Ridge 2nd Addition Residential South of Farmstead Ave and West of Fallon Ave NE 59 Single-Family Lot Development Reapproved 8/28/2023 Home sites under construction Country Club Manor 3rd/4th Addition Residential Along South side of 7th St W between Elm St and Golf Course Rd 82 Twinhomes Senior 55+ Development 4/22/2024 Under construction, home sites under construction Deephaven 3 (Lot 2)Commercial Southeast corner of Cedar St and Chelsea Rd New Construction of a Clinic/Medical Service Facility (10,000 sq ft)N/A (Permitted Use)Completed Jimmy Johns/Baskin Robbins Commercial Southeast Corner of Oakwood Drive E and Cedar Street New Construction of Quick Service Restaurant with Drive-Through Service 1/22/2024 Withdrawn Big River Commercial Vacant property north of Chelsea Rd, south of Interstate 94, and west of Fenning Avenue PUD for New Construction of two commercial lots for a quick-service restaurant and a coffee shop, with 6 lots platted for subsequent commercial development. 4/8/2024 Commenced, Chipotle open and Starbucks finalizing construction Panera Bread Commercial Vacant Lot west of Mattress Firm/AT&T location on E. 7th Street New Construction of a Panera Bread Location (Restaurant and Drive-through service) in the B- 4, Regional Business District 5/28/2024 Open to the public Holiday Store EV Charging Stations Commercial 110 Oakwood Drive E.Installation of up to 12 Electric Vehicle Charging Stations in Lot behind Building 5/28/2024 Construction commenced StorageLink (Dundas Site) PUD and Plat Commercial 36 Dundas Road (Southeast corner of Dundas Road and Cedar Street)Preliminary & Final Plat of Cedar Street Storage, Dev. & Final Stage PUD for expansion of permanent storage area 6/24/2024 Construction commenced Rockstone Auto Commercial 219 Sandberg Road Conditional Use Permit Request for Minor Automotive use as a Principal Use in the B-3, Highway Business District 1/27/2025 Approved Fairfield Inn & Restaurant Commercial Along south side of Chelsea Road directly north of Deephaven Apartments Development Stage Permit (CUP) for construction of a 98-room hotel and restaurant in the northern "Populus" biome of the Pointes at Cedar District 7/22/2024 Development Stage permit approved; pending conditions resolution and building permit Wendy's CUP Commercial Near Highland Way, Union Crossings Conditional Use Permit for Amendment to PUD and accessory drive-through 9/23/2024 Approved; building permit submitted Valvoline Commercial Big River 445 PUD Amdt to Big River 445 PUD and Development and Final State PUD - Auto Repair - Minor 10/28/2024 Approved; building permit submitted Les Schwab Commercial Big River 445 PUD Amdt to Big River 445 PUD and Development and Final State PUD - Auto Repair - Minor 10/28/2024 Approved, building permit submitted MONTICELLO DEVELOPMENT PROJECTS