Planning Commission Minutes 05-15-2012 (Special Meeting)SPECIAL MEETING MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, May 15, 2012 - 4:45 PM
Bridge Room, Monticello Community Center
Commissioners Present: Brad Fyle, Charlotte Gabler, Bill Spartz, Barry Voight
Council Liaison Absent: Lloyd Hilgart
Staff Present: Angela Schumann, Steve Grittman-NAC
Staff Absent: Ron Hackenmueller
Call to Order
Bill Spartz called the meeting to order at 4:45 p.m.
2. Public Hearing - Consideration of a request for Conditional Use Permit for Clinic
Use in a B-1 (Neighborhood Business) District Applicant: Saunders, Dornthy
Planning Case Number: 2012 -015, ZCHIRO
Community Development Director Schumann reviewed the request and the related
analysis. The applicant is requesting approval of a Conditional Use Permit to allow for
conversion of an existing office building to a chiropractic clinic within a B -1 District.
The applicant will be a tenant within the existing building. The chiropractic clinic will
occupy 2200 square feet of the approximately 3600 square foot building.
The site is guided as "Mixed Use" within the Comprehensive Plan. Mixed Use is a
transition area between the Downtown and the hospital campus. Schumann stated that a:
this application is for a limited -scale medical service use within a pre - existing embedded
commercial building, it meets the intent for appropriate transition uses within the Mixed
Use designation.
Schumann referred to the zoning, stating that the B -1 District is designed to fit within
residential neighborhoods. The zoning ordinance does not specify specific conditions for
clinic uses within B -1 Districts. However, the applicant is required to comply with base
code requirements. The City also looks for general compatibility with the surrounding
neighborhood.
The property owner intends to convert the rear 1,400 square feet of the building into a
single residential unit. Schumann noted that attached dwelling units are allowed as
combination uses in the B -1 District per the zoning ordinance. The zoning ordinance
specifies the required amount of square footage per unit and the property owner will be
required to meet code requirements for this purpose, and the applicant will be required to
comply with the City's rental licensing provisions. She stated that an existing 500 square
foot detached accessory garage structure will serve to meet the residential use parking
requirements.
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Schumann reviewed the general site characteristics. The building is currently served by
two access points from New Street. The applicant intends to utilize an MRI unit, which
will pull -in and park on -site to service customers. The applicant will be required to
verify the size of the MRI unit and the ability to locate the unit completely on -site, while
maintaining adequate site access. The applicant will also be required to verify that the
mobile unit will not idle while on -site, creating the potential for noise and fumes.
Schumann reviewed on -site parking, stating that the current site is striped to
accommodate 8 vehicles. By ordinance, clinic uses require 4 spaces for every 1000
square feet of area. The clinic use proposed, including storage and reception areas,
requires 8 spaces. Therefore, the application meets parking code requirements. The
current stall dimensions also meet code requirements for stall size. Staff is
recommending maintenance of the existing parking configuration with no changes.
The applicant is proposing to utilize the existing awnings for permanent signage. As a
condition of approval, staff is recommending that no temporary banner signage be affixed
to the current awnings as a means of permanent sign display.
No landscaping changes to the site are proposed and the applicant has not proposed
installation of any additional lighting.
Staff recommended approval of the CUP, based on findings that the use is able to meet
both the intent of the Mixed Use Land Use designation and the specific standards of the
zoning ordinance. The proposed clinic use represents an appropriate commercial
adaption for the exiting building and site.
Commissioner Spartz opened the public hearing.
A representative for TEAM Chiropractic explained their reasons for relocating their
chiropractic clinic to this location. There will be more room for storage and parking at
this location.
Commissioner Voight inquired as to whether the applicant understood the condition
regarding the building sign. Mr. Don Hickman, property owner, stated that the tenant
would be re- lettering the existing awning sign and would not be utilizing a banner on the
awning. The lettering is vinyl decal and can be removed and replaced.
Commissioner Voight inquired whether TEAM intended to leave the signage above the
garage door opening. TEAM's representative indicated that they would keep the awning
but remove the lettering. Mr. Hickman also noted that they would be eliminating the
garage doors and actually renovating the exterior in that area to remove the garage doors
and to match the balance of the building.
The TEAM representative clarified for the Commission that the MRI unit is brought in,
but the cab leaves. Therefore, there would be no idling of the vehicle. She also indicated
that the parents or doctors Dean and Dorothy Sanders will be renting the residential unit.
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Hearing no further comment, the public hearing was closed.
There was some discussion about base zoning requirements for residential property, the
number of square feet required per bedroom, rental licensing regulations.
Barry Voight suggested a number of added conditions which are incorporated into
Exhibit Z.
BARRY VOIGHT MOVED TO ADOPT RESOLUTION 2012 -045, RECOMMENDING
APPROVAL OF THE CONDITIONAL USE PERMIT FOR A CLINIC USE IN A B -1
DISTRICT, WITH CONDITIONS AS NOTED IN THE AMENDED EXHIBIT Z
BELOW.
MOTION WAS SECONDED BY BRAD FYLE. MOTION CARRIED 4 -0.
EXHIBIT Z
1. Maintenance of the existing parking configuration for number and size of stalls.
2. The applicant will be required to verify the size of the MRI unit and the ability to locate
the unit completely on -site.
3. The mobile MRI unit will not idle on -site, creating the potential for noise and fumes.
4. No temporary banner signage shall be affixed to the current awnings as a means of
permanent signage.
5. The internal illumination for the awning is required to comply with code illumination
requirements.
6. Any lighting added to the site must be verified by photometric plan to be code compliant.
7. Residential rental unit must meet base zoning requirements for square footage per
bedroom.
3. Adiourn
BARRY VOIGHT MOVED TO ADJOURN THE MEETING AT 5:15 PM.
MOTION WAS SECONDED BY BRAD FYLE. MOTION CARRIED 4 -0.
Recorder: Kerry T. Burri
Approved: Mine 5,20
Attest:
Angela SchuWn7/Community Development Director