The URL can be used to link to this page

Planning Commission Agenda 07-05-2016 AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 5th, 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek, Marc Simpson Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), John Rued 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes – June 7th, 2016 (to be provided) C. Citizen Comments D. Consideration of adding items to the agenda 2. Public Hearings A. Public Hearing – Consideration of a request for Amendment to CUP for Development and Final Stage Planned Unit Development for AMAX Addition for a 720 square foot expansion of self-storage facility in a B-3 (Highway Business) District. Applicant: Posusta, Glen/A-Max Self-Storage LLC B. Public Hearing –Consideration of a request for amendment to the Monticello Zoning Ordinance and amendment to the Official Zoning Map for rezoning from B-2 (Limited Business) to Planned Unit Development and Development and Final Stage PUD for uses including office, warehouse and self-storage. Applicant: Red Rooster Properties, Inc. C. Public Hearing – Consideration of a request for Conditional Use Permit for Auto Repair – Minor, Auto Repair - Major and Conditional Use Permit for Vehicle Sales in a B-3 (Highway Business) District. Applicant: Janikowski, Ryan D. Public Hearing – Consideration of a request for amendment to the Monticello Zoning Ordinance and amendment to the Official Zoning Map for rezoning from B-4 (Regional Business) to Planned Unit Development, a request for Development and Final Stage Planned Unit Development, and a request for Preliminary and Final Plat for the Mills Fleet Farm Addition to Monticello, a proposed commercial development project including a retail facility of over 165,000 square feet, a vehicle fuel sales facility, a car wash facility, and two future development parcels. Applicant: WSN/Ramerth, Tim 3. Regular Agenda A. Consideration of the Community Development Directors Report 4. Added Items 5. Adjournment 1 MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, June 7th, 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek, Marc Simpson Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), John Rued 1. General Business A. Call to Order Chairman Fyle called the meeting to order at 6:00 p.m. B. Consideration of approving minutes a. Special Meeting – April 5th, 2016 MARC SIMPSON MOTIONED TO APPROVE THE SPECIAL MEETING MINUTES OF APRIL 5th, 2016. MOTION SECONDED BY SAM MURDOFF. MOTION CARRIED, 5-0. b. Regular Meeting – April 5th, 2016 LINDA BUCHMANN MOTIONED TO APPROVE THE MINUTES OF APRIL 5th, 2016. MOTION SECONDED BY JOHN FALENSCHEK. MOTION CARRIED, 5-0. c. Regular Meeting May 3rd, 2016 Council member Gabler requested the correction from “Commissioner” to “Council member” in those locations with references to Council member Gabler. LINDA BUCHMANN MOTIONED TO APPROVE THE MINUTES OF MAY 3rd, 2016. MOTION SECONDED BY SAM MURDOFF. MOTION CARRIED, 5-0. C. Citizen Comments NONE. D. Consideration of adding items to the agenda NONE. 2 2. Public Hearings A. Public Hearing - Consideration of a request for Preliminary and Final Plat for Clear Creek Addition, a request for Conditional Use Permit for building height over 30’, a request for Conditional Use Permit for cross parking and access, a request for Variance to required yard setbacks, and a request for Ordinance Amendment to allow bulk fuel storage/sales in an I-1 (Light Industrial) District as a permitted or conditional use, including a Conditional Use Permit as required. Applicant: Clear Creek Land Company, LLC Planning Case Number: 2016-028 City Planner Steve Grittman provided an overview of the staff analysis for the requests. He explained that the requests are to facilitate an expansion of the current warehousing facility at the intersection of Chelsea Road and Dalton Avenue from the existing size of 55,000 square feet to a building of approximately to 151,000 square feet. The addition itself is over 97,000 square feet. Mr. Grittman explained that the applicant is seeking to acquire additional land from the City’s Economic Development Authority to facilitate the expansion. The area to be acquired is proposed to be replatted with the existing building property. Mr. Grittman stated that the expansion land area to be platted has changed slightly in terms of lot configuration from the original submittal, which he would review in the plat analysis. Mr. Grittman noted that the Planning Commission would review the preliminary plat for recommendation to the Council with Council reviewing the recommendation and preliminary and final plat. Mr. Grittman stated that the first conditional use permit is related to the building height for the proposed expansion, at 32 feet. The ordinance requires a CUP for height in the district over 30 feet. The existing building is 32 feet in height and the applicants are seeking to match that height on the expansion. There is also a request for CUP for cross parking and access. The platting configuration proposed requires that the lots share access and parking. Given the property lines on the plat, there are also resulting variances to sideyard setbacks. The plat change requires three lots and therefore two variances to sideyard setbacks. Normally there would be a 15’ setback requirement. As the proposed building will straddle the lot lines, there will be a zero lot line setback. As the Board of Adjustment and Appeal, the decision of the Planning Commission on the variances is final subject to appeal. Lastly, the applicant has proposed an amendment to add bulk fuel storage to the I- 1 District and a CUP if necessary to support the use, as they have proposed a bulk fuel storage facility on the west side of the site. The site plan was reviewed by Mr. Grittman, including the improvements being made as part of the proposal. Mr. Grittman then explained that the original plat proposed for review illustrated a two-lot configuration, with one lot for the existing building, the second for the building expansion. The lot configuration was due to financing and ownership requirements. However, in the Wright County Surveyor’s review of the proposed plat, it was discovered that a portion of 3 the site exists in torrens property, while a portion is abstract property. The distinction is in the registration and recording of the land. As such, the amended plat presented to the Commission for hearing now illustrates three lots. The lots are divided by ownership and the lines between the abstract and torrens properties as required. This is due to the fact that torrens and abstract property cannot be platted together. The site plan itself does not change due to this plat change. Buildings on both sides of the new property lines require setback variance. Staff recommends approval of the plat as presented with three lots. This type of lot configuration is not uncommon for these types of large industrial buildings. In evaluating the setback variances, the Planning Commission is required to find that the property is being used reasonably and that there are practical difficulties from using the property without the setbacks. Without allowing the variances, the expansion could not move forward and the economic development objectives of the City for this area could not be achieved. Mr. Grittman stated that the plat meets the City’s ordinance requirements. It is noted, however, that the City Engineer and the applicant continue to work through stormwater issues. Therefore, the staff recommendation for approval on the plat is contingent on resolution of those issues and compliance with the City Engineer’s comments. In regard to the proposed bulk fuel facility, two actions are needed. First, as the use in not currently allowed as accessory in the I-1 District in which the site is located, the ordinance would require amendment. The amendment would include design standards for the proposed use. The applicant will then require a CUP for the use. The bulk fuel storage will be for the use of the applicant only; it will not be for sales to the general public. Again, these types of uses are not uncommon in industrial areas. Mr. Grittman stated that the staff recommendation is for approval of each of the applications, including the revised preliminary plat with three lots as presented. Mr. Grittman then reviewed the conditions listed in Exhibit Z. Chairman Fyle inquired whether the bulk fuel at the AVR site was considered an allowable use at the time constructed. Steve Grittman explained it was likely developed prior to the recent recodification of the zoning ordinance and was perhaps permitted at that time. Chairman Fyle stated that he believed the use to be appropriate for the area. Chairman Fyle inquired about fire code safety regarding the fuel station. He asked Marc Simpson to comment as the former fire marshal. Mr. Simpson agreed that the tanks appear to be compliant based on location and construction. Chairman Fyle inquired if the building can be sold separately based on the proposed lot lines. Mr. Grittman confirmed that the lots could be sold separately. As such, the condition for cross parking and access has been recommended given the building crosses the lot line. John Rued, Chief Building Official, explained that there are also building and fire code issues that the applicant will be required to meet as related to the building and the property lines. Council member Gabler inquired whether screening would be provided for the fuel tanks. Mr. Grittman confirmed that there is landscaping along that feature. She 4 also inquired about lighting of the site. Mr. Grittman confirmed a lighting plan was provided and has been reviewed for compliance. Council member Gabler also inquired whether the tanks are under or above ground. Mr. Grittman stated that they are above ground. Commissioner Murdoff noted that the “sales” component should be removed from the code language in all cases. Chairman Fyle opened the public hearing. Applicant and property owner Luke Dahlheimer addressed the Commission. Chairman Fyle asked the applicant to confirm that he had received the Exhibit Z for conditions of approval. He explained that Dahlheimer Distribution has been in the existing building for 10 years and they are seeking to expand and consolidate operations. They will also be able to store more vehicles inside. Mr. Dahlheimer reviewed the conditions and indicated no issues; it was noted that they are still working through the stormwater issues. Council member Gabler inquired about the west wall. Mr. Dahlheimer described the break-up of the building wall plane and landscaping treatment along the west side. Commissioner Murdoff inquired whether the building and proposed lot lines will create issues on construction in terms of mortgage or financing. Mr. Dahlheimer explained that the discussions with their financing and attorneys have indicated that the project will still be able to move forward. Hearing no further public comment, Chairman Fyle closed the public hearing. Mr. Grittman noted again that the plat presented is now three lots and therefore the resolution for variance now illustrates two side yard variances. If the Planning Commission wishes to study the revised preliminary plat further, Mr. Grittman stated that the Commission could act to table and continue the hearing on the preliminary plat. Commissioner Murdoff inquired about the specific purpose behind the lot line configuration. Mr. Grittman responded that the originally submitted two lot plat illustrated a lot line between the existing building and proposed expansion due to the financing arrangement for the expansion. The proposed three lot plat configuration presented during this hearing was related to the review from the Wright County Surveyor’s office, which yielded the comment that abstract and torrens properties cannot be included in the same lot, although they can be within the same plat. As such, there is now a lot line between the existing and proposed building, as well as a lot line where the torrens property and abstract property divide, which then splits through the building. SAM MURDOFF MOTIONED TO ADOPT RESOLUTION NO. PC-2016- 017, RECOMMENDING APPROVAL OF AN ORDINANCE AMENDING THE ZONING ORDINANCE ADDING ACCESSORY BULK FUEL STORAGE AS A CONDITIONAL USE IN THE I-1 AND I-2 ZONING DISTRICTS BASED ON THE FINDINGS IN SAID RESOLUTION. 5 MOTION SECONDED BY LINDA BUCHMANN. MOTION CARRIED, 5- 0. LINDA BUCHMANN MOTIONED TO ADOPT RESOLUTION NO. 2016- 018, RECOMMENDING APPROVAL OF CONDITIONAL USE PERMITS FOR BUILDING HEIGHT, CROSS PARKING AND ACCESS, AND FOR BULK FUEL STORAGE IN AN I-1, LIGHT INDUSTRIAL DISTRICT, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THOSE CONDITIONS IDENTIFIED IN EXHIBIT Z. MOTION SECONDED BY SAM MURDOFF. MOTION CARRIED, 5-0. Amendment to Zoning Ordinance to allow Bulk Fuel Storage; Conditional use permits to allow bulk fuel storage tanks, Joint Parking and Access, and Building Height; Variance to the side yard setback requirements, and Preliminary and Final plat of Clear Creek Addition. 3360 Chelsea Road Lot 1, Block 1, Otter Creek Crossing 1st Addition, Outlot C, Otter Creek Crossing 1st Addition, and Outlot A, Otter Creek Crossing 3rd Addition. PIDs: 155-181-001010, 155-181-000010 and 155-194-000030 1. Deferred Parking. The applicants provide a narrative on the number of parking spaces that are needed for their business. The applicants have shown on the site plan that the 52 spaces can easily be added if needed. 2. Cross parking and access agreement is applied and recorded against all three parcels. 3. An encroachment agreement is executed should it be necessary to accommodate storm water ponding design. 4. A development agreement is executed addressing all improvements to the site. 5. Curb Cut Width. The curb cut width shall be reviewed by the City Engineer. 6. The Landscaping Plan is modified to add or move plant materials that will enhance the screening of the view of the loading docks from Dalton Way. 7. The requirements of the City Engineer are addressed per the Engineer’s letter dated June 1, 2016, and the applicants continue to work with the City regarding stormwater management requirements. 8. Bulk fuel dispensing on the site shall only be for the fueling of company delivery vehicles, and shall meet all other requirements of 6 the applicable zoning ordinance, along with required building and fire codes. 9. Any proposed signage changes shall be subject to the applicable sign ordinances and a separate permitting process. 10. The requirements of other City staff are complied with. SAM MURDOFF MOTIONED TO ADOPT RESOLUTION NO. PC-2016-019, APPROVING THE VARIANCE TO SIDE YARD SETBACK FOR CLEAR CREEK LAND COMPANY, LLC ACCOMMODATING A ZERO-LOT-LINE SETBACK FOR A BUILDING EXPANSION IN THE I-1, LIGHT INDUSTRIAL DISTRICT, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO CONDITIONS AS IDENTIFIED IN EXHIBIT Z. MOTION SECONDED BY JOHN FALENSCHEK. MOTION CARRIED, 5-0. Amendment to Zoning Ordinance to allow Bulk Fuel Storage; Conditional use permits to allow bulk fuel storage tanks, Joint Parking and Access, and Building Height; Variance to the side yard setback requirements, and Preliminary and Final plat of Clear Creek Addition. 3360 Chelsea Road Lot 1, Block 1, Otter Creek Crossing 1st Addition, Outlot C, Otter Creek Crossing 1st Addition, and Outlot A, Otter Creek Crossing 3rd Addition. PIDs: 155-181-001010, 155-181-000010 and 155-194-000030 1. Deferred Parking. The applicants provide a narrative on the number of parking spaces that are needed for their business. The applicants have shown on the site plan that the 52 spaces can easily be added if needed. 2. Cross parking and access agreement is applied and recorded against both parcels. 3. An encroachment agreement is executed should it be necessary to accommodate storm water ponding design. 4. A development agreement is executed addressing all improvements to the site. 5. Curb Cut Width. The curb cut width shall be reviewed by the City Engineer. 6. The Landscaping Plan is modified to add or move plant materials that will enhance the screening of the view of the loading docks from Dalton Way. 7. The requirements of the City Engineer are addressed per the Engineer’s letter dated June 1, 2016, and the applicants continue to work with the City regarding stormwater management requirements. 8. Bulk fuel dispensing on the site shall only be for the fueling of company delivery vehicles, and shall meet all other requirements of the applicable zoning ordinance, along with required building and fire codes. 7 9. Any proposed signage changes shall be subject to the applicable sign ordinances and a separate permitting process. 10. The requirements of other City staff are complied with. LINDA BUCHMANN MOTIONED TO ADOPT RESOLUTION NO. PC-2016-020, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT OF CLEAR CREEK ADDITION, BASED ON THE FINDINGS IN SAID RESOLUTION AND CONDITIONS AS IDENTIFIED IN EXHIBIT Z. MOTION SECONDED BY SAM MURDOFF. MOTION CARRIED, 5-0. Amendment to Zoning Ordinance to allow Bulk Fuel Storage; Conditional use permits to allow bulk fuel storage tanks, Joint Parking and Access, and Building Height; Variance to the side yard setback requirements, and Preliminary and Final plat of Clear Creek Addition. 3360 Chelsea Road Lot 1, Block 1, Otter Creek Crossing 1st Addition, Outlot C, Otter Creek Crossing 1st Addition, and Outlot A, Otter Creek Crossing 3rd Addition. PIDs: 155-181-001010, 155-181-000010 and 155-194-000030 11. Deferred Parking. The applicants provide a narrative on the number of parking spaces that are needed for their business. The applicants have shown on the site plan that the 52 spaces can easily be added if needed. 12. Cross parking and access agreement is applied and recorded against both parcels. 13. An encroachment agreement is executed should it be necessary to accommodate storm water ponding design. 14. A development agreement is executed addressing all improvements to the site. 15. Curb Cut Width. The curb cut width shall be reviewed by the City Engineer. 16. The Landscaping Plan is modified to add or move plant materials that will enhance the screening of the view of the loading docks from Dalton Way. 17. The requirements of the City Engineer are addressed per the Engineer’s letter dated June 1, 2016, and the applicants continue to work with the City regarding stormwater management requirements. 18. Bulk fuel dispensing on the site shall only be for the fueling of company delivery vehicles, and shall meet all other requirements of the applicable zoning ordinance, along with required building and fire codes. 19. Any proposed signage changes shall be subject to the applicable sign ordinances and a separate permitting process. 20. The requirements of other City staff are complied with. 8 Steve Grittman stated that the action on variances is final subject to any filed appeal. The plat, ordinance amendment and CUPs will go forward to the City Council on June 27th. B. Public Hearing – Consideration of a request for Preliminary and Final Plat for Monticello High School, a request for rezoning to Planned Unit Development including Development and Final Stage Planned Unit Development, and a request for amendment to Conditional Use Permit for K- 12 Education Use for Monticello High School. Applicant: Wold Architects & Engineers. Planning Case Number: 2016-029 City Planner Steve Grittman presented the staff report for the item, which is for development stage PUD for the proposed gymnasium in the northeast corner of the high school building, as well as for preliminary plat of the high school campus area. Mr. Grittman noted that the Planning Commission and City Council had met in a session prior to the regular meeting to discuss the concept for the proposed planned unit development, which includes the first phase of development proposed, as well as the series of future improvements proposed to the school campus overall. At this time, the school is seeking only the platting of the property and the approval of the first phase of development for the gymnastics gymnasium. Other than this improvement, no other changes are proposed to the site. There are no changes to parking or access proposed at this time. Future improvements proposed under the concept PUD submittal, such as the track and athletic facility, will come forward to the Planning Commission at a future date as an amendment to PUD for development and final stage consideration. Mr. Grittman stated that staff are recommending approval of the applications as proposed, subject to the conditions in Exhibit Z. Mr. Grittman reviewed the conditions in brief. Mr. Grittman noted that the plat as proposed would replat the existing parcels into a single lot and one outlot. The three existing school buildings are proposed to exist on a single lot and the baseball field on the outlot. One of the conditions in Exhibit Z requires the applicant to describe the purpose of platting the baseball field as an outlot. Chairman Fyle inquired about entrances on School Boulevard and Chelsea Road in terms of traffic impact. Mr. Grittman stated that when the school brings forward the second phase of improvements, including the athletic facility, that will be a consideration evaluated. Chairman Fyle also recommended consideration of parking demands and circulation at that time. Commissioner Murdoff inquired about trail connections for the proposed gymnastics facility. Mr. Grittman deferred to the applicant. 9 Chairman Fyle opened the public hearing. Eric Linnear of Wold Architects indicated that during large events, the school will be open providing access, alleviating the need for additional pathways between parking lots. He confirmed that they would discuss with the school district how it proposes to handle multi-event days in terms of parking. Chairman Fyle inquired whether the applicant received and understood Exhibit Z. Mr. Linnear confirmed. Hearing no further public comment, Chairman Fyle closed the public hearing. SAM MURDOFF MOTIONED TO ADOPT RESOLUTION NO. PC-2016-021, RECOMMENDING APPROVAL OF A REZONING TO PUD, PLANNED UNIT DEVELOPMENT DISTRICT (ORDINANCE NO. 648), AND DEVELOPMENT STAGE APPROVAL OF THE SITE PLAN FOR HIGH SCHOOL ADDITION, BASED ON THE FINDINGS IN SAID RESOLUTION, AND THE CONDITIONS ATTACHED TO THIS STAFF REPORT AS EXHIBIT Z. MOTION SECONDED BY MARC SIMPSON. MOTION CARRIED, 5-0. MARC SIMPSON MOTIONED TO ADOPT RESOLUTION NO. PC-2016-022, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT FOR MONTICELLO HIGH SCHOOL ADDITION, BASED ON THE FINDINGS IN SAID RESOLUTION. MOTION SECONDED BY LINDA BUCHMANN. MOTION CARRIED, 5-0. EXHIBIT Z Development Stage Planned Unit Development and Preliminary Plat, Monticello High School Addition 5225 School Boulevard PID Nos. 155011000172, 15550013302, 155011000212 1. Verification of compliance with Lighting ordinance requirements on high school site. 2. Substitution of tree planting requirement with perennial plantings as shown in the approved landscaping plan. 3. Compliance with the terms of the City Engineer’s letter dated June 1, 2016. 4. Compliance with the requirements of Wright County as related to the plat documents. 5. Conditions recommended by other City staff or the Planning Commission. 10 3. Regular Agenda A. Consideration of the Community Development Directors Report Angela Schumann expressed her gratitude to Kerry Burri, who recently resigned her position as Community & Economic Development Technician. Commissioner Gabler also noted Building Department Technician Deb Koshiol’s 17 years of service to the City of Monticello. 4. Added Items NONE. 5. Adjournment SAM MURDOFF MOTIONED TO ADJOURN THE MEETING AT 7:07 p.m. MOTION SECONDED BY LINDA BUCHMANN. MOTION CARRIED, 5-0. Recorder: Angela Schumann __ Approved: June 7th, 2016 Attest: ____________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 07/05/2016 1 2A. Public Hearing – Consideration of a request for Amendment to CUP for Development and Final Stage Planned Unit Development for AMAX Addition for a 720 square foot expansion of self-storage facility in a B-3 (Highway Business) District. Applicant: Posusta, Glen/A-Max Self-Storage LLC. (NAC) Property: Legal: Lengthy Legals – See City Hall PID #155-213-002010, 155-500-142305 and 155-500-142304 Address: 36 Dundas Road Planning Case Number: 2016-033 A. REFERENCE & BACKGROUND Request(s): Amendment to an existing Conditional Use Permit for a Planned Unit Development to expand a self-storage facility in the B-3, Highway Business Zoning District, and a Final Stage PUD approval. Deadline for Decision: August 6, 2016 Land Use Designation: Places to Shop (Commercial) Zoning Designation: B-3, Highway Business The purpose of the “B-3” (highway business) district is to provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Overlays/Environmental Regulations Applicable: NA Current Site Use: Self Storage/Office Surrounding Land Uses: North: Vacant – Commercial zoning East: Vacant – Commercial zoning South: Vacant – Commercial zoning West: Auto Parts Retail Store (new) Project Description: The applicant proposes to construct an addition to an existing self-storage facility of approximately 720 Planning Commission Agenda – 07/05/2016 2 square feet. The facility would be aligned with and separated from an existing building, but connected with a common roof. The facility is designed to match the existing building materials within the facility. ANALYSIS The property is subject to a Planned Unit Development that was approved originally nearly 15 years ago, then updated over time to accommodate expansion and a plat that separated the property from the development land to the west. Most recently, the applicant received approval for an expansion toward the south property line to accommodate temporary storage units for rent. The PUD zoning has been applied to allow the multiple principal buildings which include office space, storage units, and other commercial use space, over a series of individual parcels. In addition to the self-storage use, the property also stores rental U-Haul vehicles as a part of the business. Current proposal. The current request would accommodate the expansion of the second rank of storage buildings by adding a 720 square foot addition on the west side. The expansion would be attached to the existing building by a common roof, but would be separated by a corridor that would allow access to individual “interior” storage units. Setbacks. The proposed expansion will extend into the normal front building setback area from Cedar Street by about four feet. The normal required setback would be 20 feet from the property line, and the proposed setback is 16.1 feet. Because Cedar Street angles away from the building line in this area, only a corner portion of the proposed building encroaches into the setback. The applicant is seeking flexibility from the setback requirement under the PUD. The proposed encroachment in this area is mitigated by the present of a substantial decorative/security fence along Cedar Street, as well as the location of the adjoining two storage buildings to the south. Moreover, as noted above, the alignment of Cedar Street angles to the southwest, and the building extensions to the south follow that alignment. As such, the westerly walls of these buildings appear to extend similar to, or farther to the west than, the proposed building encroachment. Circulation. The primary impact of the addition is internal circulation – the project will limit circulation around the end of the proposed building, as it will extend to about 7-8 feet from the fence enclosure. Customer traffic will instead rely on circulation around buildings to the north or south, depending on the location of their storage unit. However, this change will not impact traffic on the public street. Planning Commission Agenda – 07/05/2016 3 Stormwater, Grading, and Drainage. No additional impervious surface will result from the addition, since the proposed building would be located on existing paved surface. The applicant notes that some of the existing pavements will be replaced to accommodate the addition. The City Engineer has no additional comments related to this proposed expansion. Building Materials. The applicant proposes to match the existing building materials, which consist of structural engineered steel buildings and metal roofing. The applicant is seeking PUD flexibility to accommodate these materials, as the current zoning ordinance requirements limit metal exterior finishes to 15% of the building façade. However, the additional constitutes a very small percentage of the existing building stock, and would not likely impact the site if it were required to meet the newer standard. Moreover, the existing wall and fence provides a decorative exterior which helps to mitigate the building material variation. Lighting, Landscaping, and other Improvements. The applicant has not submitted information regarding lighting, and no landscaping or other changes to the site are expected. Staff assumes that lighting for the new building addition would be similar to that currentl y existing in the project. The applicant should verify proposed lighting for the facility, including requirements for shielded light sources and no more than 1.0 foot-candles of illumination at the property line. B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. PC-2016-023, recommending approval of the amendment to a Conditional Use Permit for PUD, and Final Stage PUD for a 720 square foot addition to AMAX Storage as shown on the applicant’s materials dated June 7, 2016, based on the findings in said resolution, and conditions attached hereto in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC-2016-023, based on findings to be identified at the public hearing. 3. Motion to table action, subject to additional information. C. STAFF RECOMMENDATION Staff recommends approval of the amendment as requested, based on compliance with the expectations and terms of the original PUD, noting that the property is nearly fully developed, and the expansion will not negatively impact public services or surrounding lands or land values. As noted in this report, the expansion maintains the same building materials, and is surrounded by decorative wall/fence that minimizes concerns over both the materials and the setback encroachment. The PUD facilitates Planning Commission Agenda – 07/05/2016 4 the expansion of an existing business, consistent with the objectives of the City’s economic development planning. D. SUPPORTING DATA A. Resolution PC 2016-023 B. Aerial Site Image C. Applicant Narrative D. Site Plan E. Expansion Illustration Z. Conditions of Approval Planning Commission Agenda – 07/05/2016 5 EXHIBIT Z Amendment to Conditional Use Permit for PUD; And Final Stage PUD 36 Dundas Road PID #155-213-002010, 155-500-142305 and 155-500-142304 1. Verification of lighting plans. 2. Recommendations of other City Staff. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-023 1 RECOMENDING APPROVAL OF AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR AMAX STORAGE, AMAX ADDITION WHEREAS, the applicant has submitted a request to construct an addition to the existing self storage facility on its property at 36 Dundas Road; and WHEREAS, the site is guided for commercial uses under the label “Places to Shop” in the City’s Comprehensive Plan; and WHEREAS, the property is regulated as a Planned Unit Development by Conditional Use Permit; and WHEREAS, the proposed PUD amendment is consistent with the long-term use and development of the property for commercial uses; and WHEREAS,the Planning Commission held a public hearing on July 5, 2016 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 PUD provides an appropriate means of furthering the intent of the Comprehensive Plan for the site. 2.The use of the site for retail development is consistent with the direction of the Comprehensive Plan for “Places to Shop”. 3. The improvements proposed for the site under the Development Stage PUD are consistent with the requirements of the zoning ordinance. 4.The improvements will not have expected impacts on public services, including sewer, water, stormwater treatment, and traffic. 5. The PUD flexibility for the project, including setbacks, are consistent with the intent of the City’s economic development objectives, as well as with the intent of the PUD zoning regulations. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-023 2 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 approves the Rezoning and Development Stage PUD, subject to the conditions listed in Exhibit Z as follows: 1.Verification of lighting plans. 2.Recommendations of other City Staff. ADOPTED this 5th day of July, 2016, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, CommunityDevelopment Director Po susta , Glen/A-Max Self-Stora ge R eq uest Created by: City of M onticello 364 ft PlanningCommissionAgenda–07/05/2016 1 2B.PublicHearing–ConsiderationofarequestforamendmenttotheMonticello ZoningOrdinanceandamendmenttotheOfficialZoningMapforrezoningfromB- 2(LimitedBusiness)toPlannedUnitDevelopmentandDevelopmentandFinal StagePUDforusesincludingoffice,warehouseandself-storage.Applicant:Red RoosterProperties,Inc.(NAC) Property:Legal:Lot1,Block2,OakwoodIndustrialPark PIDNo.155-018-002012 Address:100ChelseaRoad PlanningCaseNumber:2016-034 A.REFERENCE&BACKGROUND Request(s):RezoningtoPlannedUnitDevelopmentDistrict DevelopmentStagePUDforwarehouseandstorage (FinalStagebyCityCouncilonly) DeadlineforDecision:July22,2016 LandUseDesignation:Commercial(PlacestoShop) ZoningDesignation:(Existing):B-2,LimitedBusinessDistrict Thepurposeofthe“B-2”limitedbusinessdistrictisto provideforlowintensityretailorserviceoutletswhich dealdirectlywiththecustomerforwhomthegoodsor servicesarefurnished.Theusesallowedinthisdistrict aretoprovidegoodsandservicesonalimited communitymarketscaleandlocatedinareaswhichare wellservedbycollectororarterialstreetfacilitiesatthe edgeofresidentialdistricts. (Proposed):ThepurposeofthePlannedUnit Development(PUD)zoningdistrictistoprovide greaterflexibilityinthedevelopmentofneighborhoods andnon-residentialareasinordertomaximizepublic valuesandachievemorecreativedevelopment outcomeswhileremainingeconomicallyviableand marketable Overlays/Environmental RegulationsApplicable:NA CurrentSiteUse:Officeandaccessorystorage PlanningCommissionAgenda–07/05/2016 2 SurroundingLandUses: North:Commercial East:Industrial South:Industrial West:VacantCommercial ProjectDescription:Theapplicantisseekingtointroduceanadditionalland usetothecurrentsingle-occupantbusinesspropertyby openingupaportionofthevacantstoragebuilding capacitytolimitedrentalstorage.Theapplicanthas suggestedthathisprimaryintentistoprovidespaceto non-profitorganizationsthathaveneedforstorageof variouskindsofequipmentusedintheireventsand promotions,withoutincurringsignificantexpense. Theapplicantalsonotesthattheabilitytoprovide spacetopayingtenantsforlonger-termstoragewould alsobedesiredatsomepoint,althoughhestatesthathe isnotinterestedintheregularin-and-outtrafficthatis generatedattypicalself-storagefacilities.Heproposes toaccommodatethisadditionalactivitywiththecurrent siteimprovements,andavoidadditionalexpenses relatedtopavingorothercosts,andisseekingthePUD toprovideforsomerelieffromtherequirementsofthe zoningordinance. ANALYSIS PlannedUnitDevelopment UseandProjectDescription.Thesubjectpropertycurrentlyconsistsofa parcelofjustover3.5acres.ThesiteisboundedbyChelseaRoadonthe north,EdmonsonAvenueonthewest,andindustrialpropertyontheeastand south.Thesiteishometotheowner’sofficespaceinthemainbuilding,anda seriesofdetachedstoragebuildingsinwhichtheapplicantstoresavarietyof equipmentrelatedtohisbusiness. Currently,thepropertyisimprovedwithapavedparkinglotof26spaces, withaccessfromChelseaRoad.Thebulkofthesite,behindtheparkinglot area,iscoveredwithagravelsurfacewheretrafficcirculates,andgrass.In additiontothemainofficebuildingof7,200squarefeet,therearethree existingstoragebuildingsrangingfromjustover6,100squarefeettojustover 9,100squarefeet,atotalstorageareainthethreebuildingsofapproximately PlanningCommissionAgenda–07/05/2016 3 23,800squarefeet.Inaddition,aconcretepadislocatedwhereaprevious buildinghadbeenremovedfromtheproperty. ThePUDrequestisnecessarytoaccommodatethemultipleprincipal buildingsonasingleparcel,andfurtheraccommodatesthemixingofuses overtheentiresite.Inaddition,theapplicanthasproposedtoallowtheself- storageofmaterialsforotherusersorgroupsunrelatedtotheprincipaloffice useoftheapplicant.Itisintendedthattheproposedstoragetenantswould occupyaportionofthebuildingalongtheeastboundaryoftheproperty. IntheB-2District,self-storageorwarehousingusesarenotallowed– accessorystoragefortheprincipalbusinessisallowedasapermitted accessoryuse. Self-storagebusinessesareallowedbyConditionalUsePermitintheB-3 District,aswellintheI-1andI-2Districts,whereindustrialwarehousingis alsopermitted.Theintroductionofthestorageuseasaprincipaluseonthe siterequiresthesitetoberezoned.Again,atthistime,theproposedstorage useisunrelatedtotheprincipaluseactivityonthesite.Withmultiple buildingsontheproperty,thePUDDistrictwasthemostlikelydistrictthat couldsupportthistypeofrequest. Asnotedabove,theapplicantisproposingtoaddthestorageusetothe property,butavoidtheneedtomakeothercostlyimprovementstothe. Existingbuildingmaterials,landscaping,lighting,signageandothercommon reviewrequirementsarenotaffectedbytheintroductionofthisuse. However,addinganelementof“public”accesstothesiteforotherbusiness purposesraisestheissueofpavingthecirculationareasaffectedbythenew (althoughlowinvolume)traffic. Staffhassuggestedthatforsituationssuchasthisone,theCity’szoning ordinanceforself-storagerequiresthatsuchcirculationareasbepavedto avoiddustandtrackingofmud,particularlywhenindividualsotherthanthe principalbusinessoccupantisutilizingtheproperty. Theapplicantnotesthathisprimarytenantswouldbenon-profit organizations,towhomheisdonatingthestoragearea.Hewouldlikely abandontheproposaliftheexpenseofimprovementsistoogreat,sincelittle ornorentisbeingcollectedfortheuse. Asaresult,theproposalfromtheapplicantistoutilizePUDasamethodto avoidinvestmentsinthepropertywhichareunsupportablefinanciallydueto thecharitablenatureofnewoccupancy. Theapplicanthasalsoindicatedtostaffverballythattheprincipaluse structurewouldallowforadditionalofficeusers.Insuchcase,thebuilding PlanningCommissionAgenda–07/05/2016 4 wouldbeconsideredamulti-tenantbuilding,withanywarehousingorstorage ofmaterialsaccessorytosuchuse. Outsideoftraditionalofficeusers,theapplicanthasrequestedthatthePUD includetheallowancefor“IndustrialServices”users,specificallycontractors, toutilizetheprincipalbuildingforofficespace,andtheaccessorybuildings forequipmentandmaterialstoragespace.Inthiscase,thesitewouldcontain permitteduseswithouttheneedforPUD.Atthistime,however,theapplicant doesnothavetenantssuchasthese,andtheinitialnon-profitstoragetenants arenotinneedofofficespace. Itshouldalsobenotedthatasthepropertywaspreviouslyplattedandthe applicantproposesnolotlineadjustments,noplattingisrequiredwiththis plannedunitdevelopment. B.ALTERNATIVEACTIONS Asnoted,theapplicantisseekingarezoningtoPUDtowaivepavingrequirements thatthezoningordinancewouldimpose,andtopermittheintroductionofprincipal storageasatenantuserofaportionoftheproperty,aswellastheintroductionof industrialserviceusestothesite. Decision1.ResolutionNo.2016-024,RezoningandDevelopmentStagePlanned UnitDevelopment. A.MotiontoadoptResolutionNo.PC-2016-024,recommendingapprovalofa rezoningtoPUD,PlannedUnitDevelopmentDistrict(OrdinanceNo.651),and DevelopmentStageApprovaloftheSitePlanforRedRoosterProperties,based onthefindingsinsaidresolution,andtheconditionsattachedtothisstaffreport asExhibitZ. B.MotiontoadoptResolutionNo.PC-2016-024recommendingapprovalofa rezoningtoPUD,PlannedUnitDevelopmentDistrict(OrdinanceNo.651),and DevelopmentStageApprovaloftheSitePlanforRedRoosterProperties,based onthefindingsinsaidresolution,andtheconditionsattachedtothisstaffreport asExhibitZ,withtheexceptionthattheCitywouldagreebyDevelopment Contracttowaivepavingrequirementsduringsuchperiodasthetenantsarenon- profitorganizationstowhomtheapplicantisdonatingstoragespaceforlittleor norent. C.MotiontodenyadoptionofResolutionNo.2016-024,basedonfindingsthatuse isincompatiblewiththecommerciallandusedesignationforthesite,and additionalfindingstobeidentifiedatthepublichearing. D.Motiontotableactionontherequestandcontinuethehearing,basedonfindings tobestatedatthehearing. PlanningCommissionAgenda–07/05/2016 5 C.STAFFRECOMMENDATION StaffrecommendsapprovalofDecision1,AlternativeA.(ApprovalofthePUD)with theconditionsidentifiedinExhibitZ.Whilestaffunderstandstheprimaryinterestis inprovidingdiscountedorfreestoragetolocalcivicgroups,itisnottheCity’s typicalroletomonitortenantmixorrentalagreementsforcompliancetothetermsof alandusepermit.Limitedpavingofthesitewouldberequiredbytheordinance,and staffsupportsthegoalsofthezoningordinanceinseekingimprovementsto commercialproperties,consistentwiththeobjectivesoftheComprehensivePlan. D.SUPPORTINGDATA A.ResolutionNo.2016-024(PUD) B.OrdinanceNo.651,Draft C.AerialSiteImage D.ApplicantNarrative E.SitePlan F.MonticelloZoningOrdinance,Excerpt Z.ConditionsofApproval PlanningCommissionAgenda–07/05/2016 6 EXHIBITZ DevelopmentStagePlannedUnitDevelopment 100ChelseaRoad PIDNo.155-018-002012 1.Pavingofareastoaccommodatestoragetenants’orindustrialserviceusersentry andaccesstotheirstoragespace. 2.NooutdoorstorageofmaterialsorequipmentshallbepermittedinthePUD. 3.Pavingandcirculationonthesiteshallbesubjecttothereviewandcommentof theCityEngineer. 4.TheapplicantenterintoaPUDandDevelopmentAgreementforthesite specifyingfortheallowableusesandconditions. 5.ConditionsrecommendedbyotherCitystafforthePlanningCommission. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-024 1 RECOMENDING APPROVAL OF A REZONING AND DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR RED ROOSTER PROPERTIES WHEREAS, the applicant has submitted a request to rezone its property at 100 Chelsea Road, PID No. 155-018-002012 from B-2, Limited Business to PUD, Planned Unit Development District; and WHEREAS,the applicant concurrently proposes to develop the property for business office and accessory storage, in addition to principal storage for organizations with no other presence on the property; and WHEREAS, the site is guided for commercial uses under the label “Places to Shop” in the City’s Comprehensive Plan; and WHEREAS, the proposed PUD, along with the companion Plat, are consistent with the long-term use and development of the property for commercial uses; and WHEREAS,the Planning Commission held a public hearing on July 5, 2016 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 PUD provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by putting the existing buildings to limited use. 2.The use of the site for storage for non-profit organizations is consistent with the City’s interest in promoting civic charity work and community pride. 3. The proposed improvements on the site under the Development Stage PUD are consistent with the needs of the PUD in this location. 4.The improvements will have no impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 5. The PUD flexibility for the project, including modifying pavement requirements and storage uses, are consistent with the intent of the City’s economic development objectives, as well as with the intent of the PUD zoning regulations. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-024 2 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 approves the Rezoning and Development Stage PUD, subject to the conditions listed in Exhibit Z as follows: 1.Paving of areas to accommodate storage tenants’ or industrial service users entry and access to their storage space. 2.No outdoor storage of materials or equipment shall be permitted in the PUD. 3.Paving and circulation on the site shall be subject to the review and comment of the City Engineer. 4.The applicant enter into a PUD and Development Agreement for the site specifying for the allowable uses and conditions. 5.Conditions recommended by other City staff or the Planning Commission. ADOPTED this 5th day of July, 2016, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, CommunityDevelopment Director ORDINANCE NO. 651 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY ESTABLISHING THE RED ROOSTER PUD AS A ZONING DISTRICT IN THE CITY OF MONTICELLO, AND REZONING THE FOLLOWING PROPERTY FROM B-2, LIMITED BUSINESS DISTRICT TO RED ROOSTER PUD, PLANNED UNIT DEVELOPMENT: LOT 1, BLOCK 2, OAKWOOD INDUSTRIAL PARK THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 2.4(P) – Planned Unit Developments, Title 10 – Zoning Ordinance is hereby amended by adding the following: (XX) Red Rooster PUD District (a)Purpose. The purpose of the Red Rooster PUD District is to provide for the development of certain real estate subject to the District for office-commercial and industrial services land uses. (b)Permitted Uses. Permitted principal uses in the Red Rooster PUD District shall be office-commercial uses as found in the B-2, Limited Business District and industrial services uses as found in the I-1, Light Industrial District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated _____, and development agreement dated ____, 2016, as may be amended. (c)Accessory Uses. Accessory uses shall be those commonly accessory and incidental to office-commercial uses, and as specifically identified by the approved final stage PUD plans. Accessory buildings on the site may be utilized for indoor storage for enterprises which may or may not occupy principal use space on the property. (d)District Performance Standards. Performance standards for the development of any lot in the Red Rooster PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the B-2, Limited Business District shall apply. (e)Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or ORDINANCE NO. 651 2 coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (P)(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 zoning map of the City of Monticello is hereby amendment to rezoned the following described parcels from B-2, Limited Business District to Mills Fleet Farm PUD, Planned Unit Development District: Lot 1, Block 2, Oakwood Industrial Park. Section 3.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 4.The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, 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 5.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 ____, 2016. __________________________________ Brian Stumpf, Mayor ATTEST: ___________________________________ Jeff O’Neill, Administrator AYES: NAYS: R ed R o oster Prop erties, In c R equ est Created by: City of M onticello 182 ft CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 316 City of Monticello Zoning Ordinance (c) Interim Permitted Uses = I An “I” indicates that a use may be permitted for a brief period of time provided certain conditions are met, and a specific event or date can be established for discontinuance of the use. Inability of the City ]o establish conditions to adequately control anticipated impacts is justification for denial of an interim permitted use. Interim Permitted Uses may also be subject to special regulations as referenced in the “Additional Requirements” column. (d) Prohibited Uses = Shaded Cells A shaded cell indicates that the listed use is prohibited in the respective base zoning district. (e) Unlisted Uses If an application is submitted for a use that is not listed in Table 5-1, the Community Development Department is authorized to classify the new or unlisted use into an existing Use Type that most closely fits the new or unlisted use. If no similar use determination can be made, the use will be considered prohibited in which case an amendment to the ordinance text would need to be initiated to clarify if, where, and how a proposed use could be established. TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Agricultural Uses Agriculture P P P P P P P P P P P P *SE E T A B L E 5 -1A P P P 5.2(B)(1) Agricultural Sales P 5.2(B)(2) Community Gardens P P P P P P P P P 5.2(B)(3) Stables C 5.2(B)(4) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 317 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Residential Uses 5.2(C)(1) Attached Dwelling Types 5.2(C)(2)(a) - Duplex P C *SE E T A B L E 5-1A 5.2(C)(2)(b) - Townhouse C P 5.2(C)(2)(c) - Multiple-Family C P C C 5.2(C)(2)(d) Detached Dwelling P P P P P P None Group Residential Facility, Single Family P P P P P 5.2(C)(3) Group Residential Facility, Multi-Family C C C 5.2(C)(3) Mobile & Manufactured Home / Home Park C C C P C 5.2(C)(4) Civic & Institutional Uses Active Park Facilities (public) P P P P P P P P P P P P *SE E T A B L E 5-1A P P P None Active Park Facilities (private) P P P P P P P 5.2(D)(1) Assisted Living Facilities C P C 5.2(D)(2) Cemeteries C C C C C C C 5.2(D)(3) Clinics/Medical Services C P P C None Essential Services P P P P P P P P P P P P P P P None Hospitals C P P C 5.2(D)(4) Nursing/Convalescent Home C C C C C C C C C P P 5.2(D)(5) Passenger Terminal C C C C None Passive Parks and Open Space P P P P P P P P P P P P P P P None Place of Public Assembly C C C C C P C 5.2(D)(6) Public Buildings or Uses C C C C C C C P C C P P C P P 5.2(D)(7) Schools, K-12 C C C C C C I I 5.2(D)(8) Schools, Higher Education C None Utilities (major) C C C 5.2(D)(9) Office Uses Offices P P C P * P P P 5.2(E) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 318 City of Monticello Zoning Ordinance TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Commercial Uses Adult Uses *SE E T A B L E 5-1A P P 3.7(K) Auction House C 5.2(F)(2) Auto Repair – Minor C C P P 5.2(F)(3) Automotive Wash Facilities P C 5.2(F)(4) Bed & Breakfasts C C C C C 5.2(F)(5) Boarding House C 5.2(F)(6) Brew Pub P P 5.2(F)(7) Business Support Services P P P P P None Commercial Lodging C P P 5.2(F)(8) Communications/Broadcasting P P P P 5.2(F)(9) Convenience Retail C P P P 5.2(F)(10) Country Club C 5.2(F)(11) Day Care Centers C C P P C 5.2(F)(12) Entertainment/Recreation, Indoor Commercial P C C C 5.2(F)(13) Entertainment/Recreation, Outdoor Commercial C C C C 5.2(F)(14) Financial Institution P C P 5.2(F)(15) Funeral Services P P 5.2(F)(16) Kennels (commercial) C 5.2(F)(17) Landscaping / Nursery Business P 5.2(F)(18) Personal Services C P P P P P 5.2(F)(22) Production Brewery or Micro-Distillery without Taproom P P 5.2(G)(10) Production Brewery or Micro-Distillery with Taproom or Cocktail Room C C C C C 5.2(F)(24) 5.2(G)(11) Recreational Vehicle Camp Site C C 5.2(F)(25) Repair Establishment C P P 5.2(F)(26) Restaurants C P P 5.2(F)(27) Retail Commercial Uses (other) P P P 5.2(F)(28) Specialty Eating Establishments C P P P 5.2(F)(29) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 319 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Vehicle Fuel Sales C C C SE E T A B L E 5 -1A 5.2(F)(30) Vehicle Sales and Rental C C 5.2(F)(31) Veterinary Facilities (Rural) C 5.2(F)(32) Veterinary Facilities (Neighborhood) C C C 5.2(F)(32) Wholesale Sales P P P None Industrial Uses Auto Repair – Major C *SE E T A B L E 5-1A P P 5.2(G)(1) Bulk Fuel Sales and Storage P P 5.2(G)(2) Contractor's Yard, Temporary I I I 5.2(G)(3) Extraction of Materials I I I 5.2(G)(4) General Warehousing C C P P 5.2(G)(5) Heavy Manufacturing C 5.2(G)(6) Industrial Services C P None Land Reclamation C C C C C C C C C C C C C C C 5.2(G)(7) Light Manufacturing P P P 5.2(G)(8) Machinery/Truck Repair & Sales P P 5.2(G)(9) Recycling and Salvage Center C C 5.2(G)(10) Self-Storage Facilities P C P 5.2(G)(11) Truck or Freight Terminal C P P 5.2(G)(12) Waste Disposal & Incineration C 5.2(G)(13) Wrecker Services C P 5.2(G)(14) TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Sub-Districts Exceptions Additional Requirements F-1 F-2 F-3 L Brew Pub P P P P none 5.2(F)(7) Commercial Day Care C C C C none 5.2(F)(12) Commercial Lodging P P C none 5.2(F)(8) CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (G) Regulations for Industrial Uses City of Monticello Zoning Ordinance Page 359 (13) Self-Storage Facilities (a) Site Layout (i) The minimum lot area shall be at least two acres. (ii) If separate buildings are constructed, there shall be a minimum separation of ten feet between buildings. (b) Operation (i) The only commercial uses permitted on-site shall be the rental of storage bays and the pickup and deposit of goods or property in cold storage. Storage bays shall not be used to manufacture, fabricate, or process goods, to service or repair vehicles, small engines or electrical equipment, or conduct similar repair activities, to conduct garage sales or retail sales of any kind, or to conduct any other commercial or industrial activity on the site. (ii) Individual storage bays or private postal boxes within a self-service storage facility use shall not be considered premises for the purpose of assigning a legal address. (iii) No more than one security or caretaker quarters may be developed on the site, and shall be integrated into the building’s design. (iv) Except as otherwise authorized in this subsection, all property stored on the site shall be enclosed entirely within enclosed buildings. (v) If buildings or driving lanes are within 200 feet of a residential dwelling, the hours of public access to the self-storage use shall be restricted to the hours between 6:00 A.M. and 10:00 P.M. (c) Parking and Circulation (i) The one- or two-way traffic flow patterns in aisleways shall be clearly marked. Marking shall consist, at a minimum, of standard directional signage and painted lane markings with arrows. (ii) Appropriate access and circulation by vehicles and emergency equipment shall be ensured through the design of internal turning radii of aisleways. (iii) All access ways shall be paved with asphalt, concrete, or comparable paving materials. CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (G) Regulations for Industrial Uses Page 360 City of Monticello Zoning Ordinance (d) Building Appearance (i) Garage doors serving individual storage units shall be perpendicular to a public or private street so as to not be visible from adjacent streets. (ii) Outdoor lighting shall be the minimum necessary to discourage vandalism and theft, and shall be provided in accordance with Section 4.4, Exterior Lighting. (iii) The exterior facades of all structures facing a public street shall adhere to Section 4.11, Building Materials. (iv) Windows may not exceed 20 percent of any street-facing façade and shall not be reflective. (v) A maximum of two colors (excluding roof colors) shall be used on wall facades visible from off-site areas. Colors shall be neutral, and shall not be used to call attention to the use. (vi) Perimeter or exterior walls visible from a public street or detached residential dwelling shall not include metal as a primary material. (vii) All mechanical equipment and dumpsters shall be fully screened from off- site views. (e) Fencing All areas adjacent to a street frontage not occupied by a building shall include fencing designed in accordance with the following standards: (i) Fences shall be no shorter than six feet or taller than eight feet. (ii) Fencing shall be masonry, wrought iron, steel, or aluminum and shall be painted or vinyl coated with colors that complement the buildings. (iii) Chain link fencing is prohibited except where the use abuts lots with a business zoning designation, but in no instance shall chain link fencing be visible from a public street. (iv) Metal fences shall include brick pilasters or supports located with consistent on-center spacing. (v) Wooden or chain link entry gates into the use are prohibited. (f) Open Storage Open storage of recreational vehicles and travel trailers of the type customarily maintained by persons for their personal use shall be permitted within a self-service storage facility use, provided that the following standards are met: (i) No outdoor storage shall be visible from off-site views. Section 4.4: Exterior Lighting Section 4.11: Building Materials CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (G) Regulations for Industrial Uses City of Monticello Zoning Ordinance Page 361 (ii) The storage shall occur only within a designated area, which shall be clearly delineated. (iii) The size of the storage area shall not exceed 25 percent of the buildable area of the site. (iv) Outdoor storage areas shall be located to the rear of the principal structure and be screened with a wooden fence or masonry wall at least eight feet high. (v) Storage shall not occur within the areas set aside for minimum building setbacks. (vi) No dry stacking of boats shall be permitted on-site. (vii) Vehicles shall be allowed on the premises for storage only. (14) Truck or Freight Terminal (a) The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing, conforming buildings or areas as to cause impairment in property values or constitute a blighting influence within the district in which the proposed use is located. (b) Parking areas shall be screened from view of abutting residential districts in compliance with Section 4.1(I) of this ordinance. (c) The entire site, other than that taken up by a building, structure, or plantings, shall be surfaced with a material to control dust and drainage, which is subject to the approval of the Community Development Department. (d) The site shall meet minimum lot dimension requirements of the District. (e) No outside storage except as permitted or conditionally permitted in compliance with Section 5.3(D)(26) of this ordinance. (f) Parking areas accessible to the public, including customers and employees shall be paved. (g) No more than six thousand (6,000) square feet of the site shall be devoted to the storage, parking, and/or circulation of semi-tractors and trailers, as illustrated on a site plan submitted in connection with an application for a conditional use permit. (h) All service activities shall occur within the principal building or approved accessory buildings. Section 4.1(I): Standards for Required Screening Section 5.3(D)(26): Outdoor Storage CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 445 INDUSTRIAL SERVICES (GENERAL): Businesses that are engaged in the repair or servicing of industrial, business, or consumer machinery, equipment, products, or by-products; or providing other related services primarily for industrial businesses. Industrial service firms that service consumer goods do so by mainly providing centralized services for separate retail outlets. Also includes firms such as contractors and building maintenance services and similar establishments engaged in performance of services off-site. Few customers, especially the general public, come to the site. Accessory activities may include retail sales, offices, parking and storage. INTENSIVE VEGETATION CLEARING: The complete removal of trees or shrubs in a contiguous patch, strip, row, or block. KENNEL (COMMERCIAL): A facility for the boarding, breeding, raising, grooming, selling, training or other animal husbandry activities for dogs, cats or other animals for financial or other compensation. LAKE, GENERAL DEVELOPMENT: Lakes that usually have more than 225 acres of water per mile of shoreline and 25 dwellings per mile of shoreline, and are more than 15 feet deep. LAKE, NATURAL ENVIRONMENT: Lakes that usually have less than 150 total acres, less than 60 acres per mile of shoreline, and less than three dwellings per mile of shoreline. They may have some winter kill of fish; may have shallow, swampy shoreline; and are less than 15 feet deep. LAKE, RECREATIONAL DEVELOPMENT: Lakes that usually have between 60 and 225 acres of water per mile of shoreline, between 3 and 25 dwellings per mile of shoreline, and are more than 15 feet deep. LAND DISTURBING ACTIVITY: Any land change that may result in soil erosion from water or wind and the movement of sediments into or upon waters or lands within the city’s jurisdiction, including, but not limited to, clearing, grubbing, grading, excavating, transporting and filling. LAND RECLAMATION: The reclaiming of land by the importation, depositing, or grading of soils in excess of 400 cubic yards so as to elevate the grade. LANDSCAPE STRIP, PERIMETER: Vegetative material associated with the perimeter landscaping required for a vehicular use area. LANDSCAPING / NURSERY BUSINESS: A retail business devoted to the growth, display, and/or sale of plants, shrubs, trees; and/or landscaping materials and services. CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 455 SCHOOL, K-12: A public or private school offering general, technical, or alternative instruction at the elementary, middle, or high school level that operates in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only in middle or high schools), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCHOOL, HIGHER EDUCATION: A public or private non-profit institution for post- secondary education or a public or private school offering vocational or trade instruction to students. Such educational institutions operate in buildings or structures on land leased or owned by the educational institution for administrative purposes. Such uses include classrooms, vocational training (including that of an industrial nature for instructional purposes only), laboratories, auditoriums, libraries, cafeterias, after school care, athletic facilities, dormitories, and other facilities that further the educational mission of the institution. SCROLLING TEXT: A type of dynamic sign movement in which the letters or symbols move horizontally across the sign in a continuous scroll, permitting a viewer to observe the message over time. Scrolling shall not include flashing or other types of video movement. SEDIMENT CONTROL: Measures and methods employed to prevent sediment from leaving the site. SELF-STORAGE FACILITY: A building or group of buildings that contains equal or varying sizes of individual, compartmentalized, and controlled access stalls or lockers for the storage of residential or commercial customer’s goods or wares. SEDIMENT: The product of an erosion process; solid material both mineral and organic, that is in suspension, is being transported, or has been moved by water, air or ice, and has come to rest on the earth’s surface either above or below water level. SEMIPUBLIC USE: The use of land by a private, nonprofit organization to provide a public service that is ordinarily open to some persons outside the regular constituency of the organization. Planning Commission Agenda – 07/05/2016 1 2C. Public Hearing – Consideration of a request for Conditional Use Permit for Auto Repair – Minor, Auto Repair - Major and Conditional Use Permit for Vehicle Sales in a B-3 (Highway Business) District. Applicant: Janikowski, Ryan (NAC) Property: Legal: Lot 1, Block 1 Gould Addition Address: 3939 Chelsea Road West Planning Case Number: 2016-036 A. REFERENCE & BACKGROUND Request(s): Conditional Use Permit for Major Auto Repair Conditional Use Permit for Vehicle Sales Deadline for Decision: July 23, 2016 Land Use Designation: Commercial (Places to Shop) Zoning Designation: B-3, Highway Business District The purpose of the “B-3” (highway business) district is to provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Overlays/Environmental Regulations Applicable: Freeway Bonus Sign Overlay District Current Site Use: Multi-tenant Commercial/Institutional Surrounding Land Uses: North: Interstate 94 East: Light Industrial/Commercial South: Vacant Commercial West: Auto-related Commercial Project Description: The applicants are seeking to occupy the remaining 15,000 square feet of the building, formerly Gould Chevrolet, now owned and occupied by Quarry Church and their other tenant, a sports academy. They would use the building and the surrounding parking area for Automobile repair and Vehicle Sales, both requiring Conditional Use Permits. Planning Commission Agenda – 07/05/2016 2 ANALYSIS The applicant is seeking Conditional Use Permit approval for two CUP requests. The first is for Automobile Repair-Major and inclusive of Auto-Repair Minor, and for Vehicles Sales. As noted, both uses are allowed in the B-3, Highway Business District by Conditional Use Permit. Property Background. Quarry Community Church purchased and occupied the building in 2015 after approval of a zoning ordinance amendment to accommodate Places of Public Assembly, including church uses, by CUP in the B-3 District. The parcel consists of approximately 10.7 acres, and the building is over 52,000 square feet in total floor space. Earlier this year, the City approved a second ordinance amendment to accommodate sports training facilities, and a portion of the building (about 9,000 square feet) was occupied by a tenant under that CUP provision. The Auto Repair and Auto Sales uses are allowed in the B-3 District, and are consistent with the City’s intent when the district was written and included in the ordinance. As the building and site are fully developed, the applicants are proposing only limited changes to the property to accommodate their use. Parking and Site Usage. They propose to occupy the remaining empty space in the northeast corner of the building, and would utilize the parking area along the east and north boundaries for their facility. They propose to utilize the row of 28 parking spaces along the north curb line, adjacent to I-94, for the display of for-sale vehicles. The 14 parking spaces along the east curb line, south of the refuse handling enclosure, would accommodate the short-term storage of vehicles awaiting service. The remaining parking area, a total of 61 spaces, would be available for employee and customer parking, well above the ordinance requirement of 36 spaces. Auto Repair – Major. The Ordinance allows “Major” Auto Repair with the following conditions: (a) Door opening to service area garage must not face street frontage. Existing Condition. (b) Vehicle storage area limited to 50% of floor space of the structure housing the auto body shop. In Compliance (although no body-work is proposed). (c) All vehicles being serviced and all vehicle parts must be stored inside or in vehicle storage area. In Compliance. (d) Vehicle storage area shall be enclosed by enclosure intended to screen the view of vehicles in storage from the outside. Enclosure shall consist of a sixfoot high, 100% opaque fence designed to blend with the auto body shop structure and consisting of materials treated to resist discoloration. Planning Commission Agenda – 07/05/2016 3 No body-work is proposed. The applicant proposes to store vehicles that are awaiting service along the east side of the building, behind the refuse enclosure. They should not be visible to the freeway. (e) The floor of the vehicle storage area shall consist of asphalt or concrete paving. In Compliance. (f) All work on vehicles or vehicle parts shall be conducted within an enclosed building. In Compliance. (g) The advertising wall facing the public right-of-way shall consist of no more than 50% metal material. Existing Condition – In Compliance. (h) The secondary or non-advertising wall facing a public right-of-way shall utilize a combination of colors or materials that serve to break up the monotony of a single color flat surface. Existing Condition. (i) No conditional use permit shall be granted for an auto body shop located within 600 feet of a residential zone existing at the time the conditional use permit is granted. Not Applicable, although approximately 1,000 feet to nearest residential. It is further understood that the applicant will also utilize the site for Auto Repair – Minor. Vehicle Sales. For this use, the zoning ordinance requires the following conditions: (a) The minimum building size for any vehicle sales or rental use shall comply with the standards in Table 5-3. The applicants proposed to occupy about 15,000 square feet of the building, and just under 2 acres of the 10+ acre site overall. As such, they easily meet the building size requirement in this condition. (b) When abutting a residential use, the property shall be screened with an opaque buffer (Table 4-2, Buffer Type “D”) in accordance with section 4.1(G) of this ordinance. This condition is Not Applicable. (c) All lighting shall be in compliance with Section 4.4 of this ordinance. Lighting is an existing condition. (d) The outside sales and display area shall be hard surfaced. Planning Commission Agenda – 07/05/2016 4 In Compliance. (e) The outside sales and display area does not utilize parking spaces which are required for conformance with this ordinance. Parking Requirements are met. (f) Vehicular access points shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the Community Development Department. Existing Condition. The applicants may add some directional signage to the property to address visibility and circulation. (g) There is a minimum lot area of twenty-two thousand five hundred (22,500) square feet and minimum lot dimensions of one hundred fifty (150) feet by one hundred thirty (130) feet. In Compliance. (h) A drainage system subject to the approval of the Community Development Department shall be installed. Existing Condition. Signage. The applicants proposed to re-use existing signage for Quick Lube and Service entrances to their space and will add business nameplate signage to the wall facing I-94. That signage will require a separate application and compliance with the Sign Ordinance as well as a Comprehensive Sign Plan from the building owner. B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. PC-2016- 025 recommending approval of Conditional Use Permits for Janikowski Auto Repair and Vehicle Sales on the Quarry Church property at 3939 Chelsea Road West, based on findings in the Resolution, and on compliance with the Conditions in Exhibit Z of this report. 2. Motion to deny adoption of Resolution No. PC-2016-025, based on findings to be developed at the public hearing. 3. Motion to table action on the Resolution, pending additional information. C. STAFF RECOMMENDATION Staff recommends approval of the Conditional Use Permits as requested, based on the findings noted in the resolution, noting that the use fits directly with the intent of the zoning district, and the site is fully developed and improved. D. SUPPORTING DATA A. Resolution PC-2016-025 B. Aerial Site Image Planning Commission Agenda – 07/05/2016 5 C. Applicant Narrative D. Monticello Zoning Ordinance, Excerpt E. Site Location Reference Aerial F. Site Plan G. Proposed Signage Z. Conditions of Approval EXHIBIT Z Conditional Use Permits for Auto Repair-Major, and Vehicle Sales 3939 Chelsea Road West Lot 1, Block 1, Gould Addition 1. The storage of automobiles awaiting service be limited to the east side of the building south of the refuse enclosure. If more storage becomes necessary, an amendment to the CUP would be required, and the City may impose a requirement for an enclosure. 2. No outdoor storage of parts or portions of automobiles or equipment is permitted. 3. Any vehicle kept outside for more than 48 hours shall be licensed and operable. 4. The applicant obtain sign permits for all proposed signage, with such signage to be in compliance with requirements of the Zoning Ordinance. 5. Comments and recommendations of other Staff. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-025 1 RECOMENDING APPROVAL OF CONDITIONAL USE PERMITS FOR AUTO REPAIR-MAJOR, AUTO REPAIR-MINOR AND VEHICLE SALES IN A B-3, HIGHWAY BUSINESS, ZONINGDISTRICT WHEREAS, the applicant has submitted a request to occupy a portion of an existing building in the B-3 District; and WHEREAS,the facility and site are fully developed, and the applicant will utilize existing parking and circulation areas on the site; and WHEREAS, the propose use will require the approval of conditional use permits for auto repair-major and vehicle sales to facilitate the use as proposed; and WHEREAS, the uses are consistent with the intent and purpose of the B-3, Highway Business zoning district; and WHEREAS,the uses will not create any unanticipated changes to the demand for public services on or around the site; and WHEREAS,the Planning Commission held a public hearing on July 5th, 2016 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 proposed uses are consistent with the intent and purpose of the B-3, Highway Business District. 2.The proposed uses are consistent with the existing and future land uses in the commercial area in which they are located. 3.The impacts of the expansion are those anticipated by auto-related commercial development and are addressed through standard review and ordinances in place. 4.The auto repair and vehicle sales meet the intent and requirements of the applicable zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-025 2 Monticello City Council approves the Conditional Use Permits for Auto Repair-Major and Vehicle Sales, subject to the conditions listed in Exhibit Z as follows: 1.The storage of automobiles awaiting service be limited to the east side of the building south of the refuse enclosure. If more storage becomes necessary, an amendment to the CUP would be required, and the City may impose a requirement for an enclosure. 2.No outdoor storage of parts or portions of automobiles or equipment is permitted. 3.Any vehicle kept outside for more than 48 hours shall be licensed and operable. 4.The applicant obtain sign permits for all proposed signage with such signage to be in compliance with requirements of the Zoning Ordinance. 5.Comments and recommendations of other Staff. ADOPTED this 5th day of July, 2016 by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, CommunityDevelopment Director R y a n Jan ikowski R eq uest Created by: City of M onticello 728 ft P lanning Commission Agenda 7/5/16 2D . Public Hearing Consideration of a request for amendment to the Monticello Zoning Ordinance and amendment to the Official Zoning Map for rezoning from B - 4 (Regional Business) to Planned Unit Development, a request for Development and Final Stage Planned Unit Development, and a request for Preliminary and Final Plat for the Mills Fleet Farm Addition to Monticello, a proposed commercial development project including a retail facility of over 165,000 square feet, a vehicle fuel sales facility, a car wash facility, and two future development parcels. Applicant: WSN/Ramerth, Tim (NAC) Property: Legal : See Plat Exhibit PID: 155011000190 and 155011000102 A ddress: East Chelsea Road Planning Case Number: 2016 - 035 A. REFERENCE & BACKGROUND Request (s) : Development Stage Planned Unit Development Final Stage Planned Unit Development Preliminary Plat Final Plat Deadline for Decision: August 5th , 2016 Land Use Designation: Places to Shop (Commercial) Zoning Designation: B - 4, Regional Business District - provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. Overlays/Environmental Regulations Applicable: Freeway Bonus Sign District Current Site Use: Vacant property Surrounding Land Uses: North: Manufacturing ( I - 1 Light Industrial District ) East: Vacant Commercial and Industrial B - 4 and IBC South: High School Campus (PUD District) West: Industrial ( I - 1 Light Industrial District ) 1 P lanning Commission Agenda 7/5/16 Project Description : submitted land use applications for a comprehensive plan amendment re - guiding the subject site from industrial to commercial, a rezoning request to B - 4 (Regional Business), and applications for preliminary plat and planned unit development, including a series of conditional use permits. These applications were approved . However, t he development project was never con structed, and the conditional use permits, PUD and preliminary plat approval s expired. The requests for comprehensive plan amendment and rezoning for the subject site were considered and approved by separately and were published and enacted , and as such, continue to be effective . Since that time, the City has updated its land use plan and zoning ordinance. Fleet Farm has resubmitted a site and building plan that includes a smaller store footprint, as well as some other changes from the original app roval. The proposed building is approximately 165,300 square feet in area reduced from the original building size of 235,000 square feet. Apart from the smaller size, the plan relocates the gas station and car wash facility to main property south of Chelsea Road, and adds a storage/display building and racking areas to the east and south of the main store. The facility includes an automotive service center and an open sales and seasonal d isplay center . ANALYSIS Comprehensive Plan. The Comprehensi the goals of the Comprehensive Plan. The subject s ite is guided within the Zoning. The subject site is zoned B - 4, Regional Business District . Within the B - 4 district, retail is an allowed use. The proposed Mills Fleet Farm site is an al lowed use within the B - 4 zoning district. The autom otive service center and open sales areas are accessory uses to the principal retail use on Lot 1, Block 1 and are considered part of the planned unit development request. Vehicle Fuel Sales, proposed for Lot 2, Block 1, is a conditional use within the B - 4 zoning district, again proposed as part of the larger planned unit development request. 2 P lanning Commission Agenda 7/5/16 Setbacks. Within the B - 4 zoning district, no setback requirements are laid out by the ordinance. The proposed b uildings and fences will be setbac k from property lines and roads and maintain a large buffer from adjacent properties. The principal building is set back from Chelsea Road approximately 560 feet, and approximately 240 feet and 300 feet from the west and east property lines, respectively. The fence is set back from the east property line at 20 feet, and more than 170 feet from the west property line. The rear setback is approximately 350 feet from the school property. Lot Area . The subject site is approximately 36.05 acres in area. The B - 4 district does not require a minimum lot size, depth or width. It is noted that t he proposed retail facility proposed for Lot 1, Block 1 is one of the larger sites in the area. Easements. The platt ing of the parcels will require drainage and utility easements around the perimeter of the property , as well as the proposed lots interior to the proposed plat . There is an existing stormwater drainage pond toward the northwest part of the propert y. This pond was installed with the original site plan and the applicants are not proposing any changes. The site also has a drainage and utility easement along the no rthern boundary of the property along Interstate 94. The applicant s site plan illustrates that the proposed highway sign will be located outside of this easement. Maximum Building Height. The maximum building height in the B - 4 district is 30 feet. The proposed building has a primary h eight of 26 feet , although it varies significantly along the frontage, extending up to 33 feet in some places . In addition , feet in height. The City can offe r flexibility in the building and silo he ight through the use of a PUD. Building Type and Design. The site plan shows the exterior of the building to be finished with precast aggregate material . In the B - 4 district, precast building materials are allowed. The entrance and silo area will use EFIS material, which is a lso an allowed material. Glass treatment on the front of the building includes the entry door area, as well as two prominent glass display panels on either side of the main entry façade. Site Lighting. The applicants have subm itted a lighting plan which shows lighting fixtures around the main building; the outdoor storage area; the gas station area; and the entrances to the site. The light fixtures will be 90 degree hooded fixture s, which meets code. The light plan does not s pecify the light pole height. By code, the light pole fixtures shall not be higher than 25 feet. The lighting plan shows a maximum light measurement of less than 1.0 at all property line s , in compliance with 1.0 foot - candle maximum in commercial and industrial areas. Trash Enclosure. The plan s submitted show an outdoor trash enclosure adjacent to the gas station . The trash enclosure will be on a concrete pad and be six feet in 3 P lanning Commission Agenda 7/5/16 height. The trash enclosure meet s ments in terms of setback, lan d scaping and building materials . However, it is recommended that the applicants consider relocating this to a position less prominent in view, such as to the south of the fuel tank area, farther away from Chelsea Road. The main store will be served by an interior trash room, with a trash compactor near the loading bays on the east side of the building. The trash compactor will be screened from view by the fencing that goes around that part of the building. Parking. Th e following table shows the parking requirements at a facility such as this: Proposed Use Stalls Required Stalls Proposed Compliant Convenience Store 25 4 No Retail Center 826 569 No Total 851 573 No The number of proposed parking stalls is short of the number required by ordinance. However, the applicant has provided a table that shows the number of proposed parking stalls is common for a retail building of this size. The City can also offer flexibi lity in the PUD to allow less parking stalls than required. If it were to become necessary, there is a large area west of the main building that could accommodate of parki supply on the property. The parking lot design is properly dimensioned with 10 foot by 20 - foot parking stalls and drive aisles 24 code. The applicants are also proposing 16 handicapped accessible parking stalls which is appropriate for the size of the parking lot. The parking lot will be paved and have concrete perim eter curbing. By code, the curb setback for the side yard is 5 feet. The curb is 20 feet from the property line at its closest point . The parking lot meets the requirements for setbacks. Loading Area. The site plan shows four loading ba ys. The loadi ng area is properl y dimensioned such that large trucks can easily enter and exit the loading bay area. The loading bay area is buffered from view by the display area and proposed - fencing along the front gate line . Trucks will utilize the main curb cut from Chelsea Road, proceed through the entry gates in the storage enclosure, and access the loading bays. Trucks will exit the site via the same route. The circulation is designed to minimize truck conflicts with most of the customer p arking areas. 4 P lanning Commission Agenda 7/5/16 Open Sales/ Outdoor Display Area. The site plan provides for an area of open sales and outdoor display to the east of the main retail building. The display area will include materials for sale on the ground, and on racks. The area is paved with bituminous pavement, with concrete as the paving surface in the loading dock ar ea. The plan provides for an 8 - foot tall chain link fence along the east and south boundaries of the enclosure, with the wrought - iron style fencing fronting the nort h boundary of the display/storage area. The facility also includes a covered accessory storage/sales building of approximately 17,600 square feet within the enclosed display area. The building is proposed to be a post - framed building with tan and brown m etal exterior panels, along with pairs of overhead entrance doors on east and west ends. The building will be just over 22 feet in height. Automotive Use . The main building includes an automotive service center on the west side of the building. A series of six overhead doors serve this portion of the building, and a 17 - space parking area is located along the west side of the building for customers. Vehicle Fuel Sales. As noted previously, the plans provide for a vehicle fuel sales and car was h fa cility on a separate parcel along the south side of Chelsea Road, private roadway serves the facility on its south boundary. Traffic will enter the site from this roadway, a nd proceed to the car wash . The car wash has three bays, each with stacking space of 3 - 4 cars per bay without interfering with inbound vehicles. materials are pre - cas t concrete with exposed aggregate finish. To the east of the car wash are four fuel pump islands, also accessed from either of two large curb cuts from the private roadway. All traffic from both the wash and the fuel islands will exit back out to the pri vate roadway via one of these two curb cuts. Underground fuel tanks are located in the open space to the east of the fuel islands. A trash enclosure is located adjacent to the four parking stalls on the nort h side of the fuel tank area. As previously no ted, t he applicants should consider relocating this to a position less prominent in view, such as to the south of the fuel tank area, farther away from Chelsea Road. Landscaping. The Monticello Zoning Ordinance requires a landscape plan for all commercial and industrial properties. The plan includes the planting of canopy tress and evergreen trees along the west , east, and south of the property; and shrubs along the east side of the property. The pla n also calls for seeding of the outlot areas. the parking lot. The islands will have deciduous trees and shrubs planted in them. The landscaping plan appears to 5 P lanning Commission Agenda 7/5/16 The ordinance also sets a requirement for landsca ping that prescribes a tree planting quantity per acre, and a shrub planting quantity based on the perimeter length of the buildings on the site. The site is app roximately 36 acres in area, and the buildings total approximately 1,260 linear feet in perimeter length. The basic landscaping quantities required by the ordinance would total 360 caliper inches (ACI) of trees, and 256 shrubs. To this total, a buffer requirement is added , based on the perimeter lot line. The applicant has provided a plan that includes 377 caliper inches of trees, and the requisite 256 shrubs, most of which are designated for the perimeter of the site boundary, and throughout the parking lot islands. Bec ause the requirements of the code are cumulative, the applicant has provided landscape quantities that are short of the total requirement. However, the easterly boundary of the site already contains a significant amount of vegetation, which qualifies t oward the buffer requirement. At least 70 evergreen several more straddling the lot line. On the west side of the site, the improved areas are situated more than 100 fe et, and up to 200 feet, from the property boundary, minimizing the impact of the adjoining land uses. Moreover, the site is, because of its size, relatively heavily landscaped in most open areas. The ordinance provides the opportunity for a finding that the intent of the landscaping regulations are met with alternative quantities, and the PUD provides further opportunities for departure from the strict code application. Staff believes that the proposed plan meets the intent of the zoning ordinance in gen eral. It is further noted that the City Engineer has suggested that some of the landscaping will interfere with maintenance access to some of the site ponding, and should be moved. Planning staff would recommend that the material moved from the ponding areas be relocated to the open space around the gas station/car wash facility. Curb Cut Access /Site Circulation . The applicants are proposing three curb cuts. Each curb cut is greater than 125 feet apart, which meets code . The City Engineer may comment on curb cut location, width, spacing, and turn lane design. The City Engineer has also provided comment on transportation - related items. Grading and Drainage Plan. The applicant has submitted a grading and drainage plan that directs hard surface stormwater to various infiltration and stormwater basins around the property. This is subject to further review by the City Engineer. Utility Connections. The utility c onnections are all located along Chelsea Road. The three buildings will connect to the utilities toward the center of the site. This is subject to further review by the City Engineer. Fire Connection. The site plan shows several fire hydrants around t he property and a fire truck route around the property . This is subject to further review by the City Fire Chief. 6 P lanning Commission Agenda 7/5/16 Snow Storage. The site plan does not specify a snow storage location, however, the site has a large open space on the west side of the prop erty that would available for snow storage when necessary . Signage . The applicant has proposed a combination of wall signage on the main store building and the car wash building, in addition to a primary freestanding sign on the north lot fronting Interstate 94, and a monument sign along the Chelsea Road frontage . The site is in the freeway bonus sign district. Wall signage is permitted to cover an area of up to 15% of the building wall facing the public street. The signage may be apportioned a round the building to be mounted on other building walls, however. In this case, the applicants have proposed wall sign coverage equal to approximately 12% of the car wash façade, and 6% of the main building façade. These totals are well within the allow able amount. Freestanding signs are permitted to be 32 feet in height (in the freeway bonus district), and 300 square feet in area for shopping centers. The proposed s ign is 50 feet in height and 199 square feet in message area. The sign face area incl u des both the principal proposed use , as well as space for the future development lots. The applicants are seeking flexibility under the PUD to accommodate the proposed height. Staff notes that as this sign is proposed as the only freestanding sign for th e development, and is of comparable height to that of the adjacent shopping center PUD to the north. In addition to the large freestanding sign, the code allows a monument sign of 14 feet in height at 100 square feet in area. The applicants have propos ed a sign on the gas station/car wash site that is 13 feet, 3 inches high and approximately 171 square feet in area. The PUD flexibility is being sought in this case by transferring a portion of the allowable freeway sign area to the monument sign, which otherwise meets the requirements of the zoning ordinance sign regulations. Preliminary and Final Plat . The proposed plat creates a development parcel south of Chelsea Road that will contain the main store and its accessory storage building on one lot of 28.58 acres (Lot 1, Block 1), as well as the gas a nd car wash facility on a separate parcel of 2.74 acres (Lot 2, Block 1) . A second parcel, shown as Outlot A, would also occupy a portion of the land south of Chelsea, with a total of 2.34 acres . Outl ot A would be prepared for future development, at which time the City will require a separate review of that proposal , including platting and amendment to the PUD . To the north of Chelsea Road, within the limits of the PUD, would be a second development parcel, designated as Lot 1, Block 2 , with an area of 2.39 acres . This parcel was previously planned to contain the gas station and related facilities. For the also acco mmodate a future commercial development. As with Outlot A on Block 1, 7 P lanning Commission Agenda 7/5/16 the City would review site plan and zoning compliance , including an amendment to the PUD, at the time of the future commercial development. The City Engineer has been working with th e applicants regarding easement requirements and other engineering - related items. The City Engineer has also provided comments as related to items identified in the 2007 project Environmental Assessment Worksheet ( EAW ) . The lots all exceed the requirements for the B - 4 zoning district, and the plat is consistent with the requirements of the applicable zoning and subdivision regulations. It should be noted that future development on Outlot A will require replatting, and de velopment on both Outlot A and Lot 1, Block 2, will require Development and Final Stage PUD approvals before development can proceed. Planned Unit Development Flexibility. For Planned Unit Development, the City must find that the flexibility from sta ndard zoning regulations being offered to accommodate the project provide for a project Comprehensive Plan than would application of the basic standards. In this case, the applicant is seeking flexibility requiring the following findings for the primary areas of flexibility : 1. Landscaping quantities are found to be appropriate given the nature of the site and existing plantings. As noted, specific application of the landsca pe requirements for this site, given the surrounding land uses, results in planting quantities that would not be typical of a commercial facility. That being said, the applicant has provided significant levels of landscaping throughout the site, with a fo cus on the perimeter buffer areas, supplementing an extensive existing planting along the east boundary line. 2. Signage sizes and square footage is found to be appropriate given the allowances of the code, similar treatment in other areas, and the flexibility afforded by PUD. to the shopping center project north of I - 94, in that the freestanding sign identifying the center is located on a parcel separate from the main facility. However t otal sign quantity is well below the total allowances of the code. 3. Building materials for the accessory storage/sales structure are metal, rather than the masonry requirement common for commercial development. The City must find that the use of these mat erials is acceptable given the site and situation. In this case, the accessory building is set back from the street by nearly 900 feet, and from the south property line nearly 200 feet. It is also surrounded by an extensive planting area of canopy trees. 8 P lanning Commission Agenda 7/5/16 B. ALTERNATIVE ACTIONS Decision 1: Rezoning to PUD, Planned Unit Development District and Development and Final Stage PUD approval. 1. Motion to adopt Resolution No. PC - 2016 - 026 , recommending approval of a rezoning to PUD, Planned Unit Development District, including a Development Stage PUD approval, based on the findings in said resolution, and the conditions identified in Exhibit Z as attached to this report. 2. Motion to deny adoption of Resolution No. PC - 2016 - 026 based on findings to be identified at the public hearing. 3. Motion to table action on Resolution No. PC - 2016 - 026 subject to additional information. Decision 2: Preliminary and Final Plat for Mills Fleet Farm Addition 1. Motion to adopt Resolution No. PC - 2016 - 027, recommending approval of the Preliminary and Final Plat for Mills Fleet Farm Addition , based on the findings in said resolution, and the conditions identified in Exhibit Z as attached to this report. 2. Motion to deny adoption of Resolution No. PC - 2016 - 027, based on findings to be i dentified at the public hearing. 3. Motion to table action on Resolution No. PC - 2016 - 027, subject to additional information. C. STAFF RECOMMENDATION Based on plans submitted on behalf of Farm, staff recommend s approval of the Planned Unit Development and Preliminary Plat with the conditions in Exhibit Z. The project varies from the standard zoning regulations in a few significant ways, objectives, as well as w ith the comprehensive plan and rezoning approvals granted at the time the project was first considered in 2007. Following the Development Stage review, the applicant will be required to submit Final Stage PUD and Final Plat drawings for approval by the Ci ty Council. With the final approvals, the applicant must enter into a development agreement that details the process for development and secures the various improvements in the project. 9 P lanning Commission Agenda 7/5/16 D. SUPPORTING DATA A. Resolution PC - 2016 - 026 B. Resolution PC - 2016 - 027 C. Ordinance #650, Draft D. Aerial Site Image E. Applicant Narrative F. G. Preliminary Plat H. Final Plat I. Application Plan Package, including: a. Title Sheet b. Legend c. Existing Conditions d. Removals e. Site Plans f. Grading Plans g. Erosion Control Plans h. Overall Utility Pl ans i. Paving Plan j. Signing and Striping Plan k. Chelsea Road Turn Lane Plan l. Construction Details m. Landscaping Plans n. Floor Plans o. Accessory Building Plans p. Storage Yard Entrance Plans q. Car Wash Plans r. Sign Plans s. Electrical and Photometric Plans J. Sample Site, Sign and Elevation Images K. Parking Analysis L. Signage Analysis M. Landscaping Detail N. Fence Detail O. Lighting Detail P. Stormwater Analysis Summary th Q. , 2016 R. MnDOT Plat Review Letter Z. Conditions of Approval 10 P lanning Commission Agenda 7/5/16 EXHIBIT Z Rezoning to PUD , Development and Final Stage PUD, Preliminary and Final Plat for Mills Fleet Farm Addition Chelsea Road, Monticello PID Nos. 155011000190 and 155011000102 1. The light pole fixtures shall not be higher than 25 feet. 2. The Fire Inspector shall review and approve the fire connections. 3. The applicant relocate required landscaping for engineering purposes to open space around the gas station/car wash facility without reducing overall quantity. 4. The applicants relocate the vehicle fuel sales trash enclosur e to a position less prominent in view, such as to the south of the fuel tank area, farther away from Chelsea Road. 5. The applicants apply for final stage planned unit and final plat. 6. The applicant enter into a development contract with the City specifying and securing all relevant aspects of the project. 7. 2016. 8. The applicants comply with the recommendations of other City staff. 11 CITYOFMONTICELLO WRIGHTCOUNTY,MINNNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2016-026 RECOMENDINGAPPROVALOFAREZONINGANDDEVELOPMENTSTAGE PLANNEDUNITDEVELOPMENTFORMILLSFLEETFARM WHEREAS ,theapplicanthassubmittedarequesttorezoneitspropertyalong ChelseaRoad,PIDNos.155011000190and155011000102,fromB-4,RegionalBusinessto PUD,PlannedUnitDevelopmentDistrict;and WHEREAS, theapplicantconcurrentlyproposestodevelopthepropertyforavariety ofretailpurposes;and WHEREAS ,thesiteisguidedforcommercialusesunderthelabel“PlacestoShop” intheCity’sComprehensivePlan;and WHEREAS ,theproposedPUD,alongwiththecompanionPlat,areconsistentwith thelong-termuseanddevelopmentofthepropertyforcommercialuses;and WHEREAS, thePlanningCommissionheldapublichearingonJuly5,2016onthe applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS ,thePlanningCommissionhasconsideredallofthecommentsandthe staffreport,whichareincorporatedbyreferenceintotheresolution;and WHEREAS, thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1. ThePUDprovidesanappropriatemeansoffurtheringtheintentofthe ComprehensivePlanforthesite. 2. Theuseofthesiteforretaildevelopmentisconsistentwiththedirectionofthe ComprehensivePlanfor“PlacestoShop”. 3.Theplan,throughPUD,resultsinaprojectthatmorecloselyachievesthe goalsandobjectivesoftheComprehensivePlanthanwouldtheapplicationof thestandardzoningregulations. 4.Theplanresultsindevelopmentthatiscompatibleandconsistentwiththe existingsurroundinglandusesinthearea. 5.TheimprovementsproposedforthesiteundertheDevelopmentStagePUD areconsistentwiththerequirementsofthezoningordinance. 6. Theimprovementswillhaveimpactsonpublicservices,includingsewer, water,stormwatertreatment,andtrafficwhichhavebeenplannedtoservethe propertyforthedevelopmentasproposed. 7.ThePUDflexibilityfortheproject,includinglandscaping,storageand display,andsignage,areconsistentwiththeintentoftheCity’seconomic 1 CITYOFMONTICELLO WRIGHTCOUNTY,MINNNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2016-026 developmentobjectives,aswellaswiththeintentofthePUDzoning regulations. NOW,THEREFORE,BEITRESOLVED ,bythePlanningCommissionoftheCityof Monticello,Minnesota,thatthePlanningCommissionherebyrecommendsthatthe MonticelloCityCouncilapprovestheRezoningandDevelopmentStagePUD,subjecttothe conditionslistedinExhibitZasfollows: 1. Thelightpolefixturesshallnotbehigherthan25feet. 2. TheFireInspectorshallreviewandapprovethefireconnections. 3. Theapplicantrelocaterequiredlandscapingforengineeringpurposestoopenspace aroundthegasstation/carwashfacilitywithoutreducingoverallquantity. 4. Theapplicantsrelocatethevehiclefuelsalestrashenclosuretoapositionless prominentinview,suchastothesouthofthefueltankarea,fartherawayfrom ChelseaRoad. 5. Theapplicantsapplyforfinalstageplannedunitandfinalplat. 6. TheapplicantenterintoadevelopmentcontractwiththeCityspecifyingandsecuring allrelevantaspectsoftheproject. 7. TheapplicantscomplywiththetermsoftheCityEngineer’sletterdatedJune29, 2016. 8. TheapplicantscomplywiththerecommendationsofotherCitystaff. ADOPTED this5thdayofJuly,2016,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector 2 CITYOFMONTICELLO WRIGHTCOUNTY,MINNNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2016-027 RECOMENDINGAPPROVALOFAPRELIMINARYANDFINALPLATFOR MILLSFLEETFARMADDITIONTOMONTICELLO WHEREAS ,theapplicanthassubmittedarequesttorezoneitspropertyalong ChelseaRoadfromB-4,RegionalBusinesstoPUD,PlannedUnitDevelopmentDistrict;and WHEREAS, theapplicantconcurrentlyproposestoplatthepropertyintoaseriesof lotsandblockswithavarietyofprincipalbuildingsandshareduses;and WHEREAS ,thesiteisguidedforcommercialusesunderthelabel“PlacestoShop” intheCity’sComprehensivePlan;and WHEREAS ,theproposedPlat,alongwiththecompanionPUD,areconsistentwith thelong-termuseanddevelopmentofthepropertyforcommercialuses;and WHEREAS, thePlanningCommissionheldapublichearingonJuly5,2016onthe applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS ,thePlanningCommissionhasconsideredallofthecommentsandthe staffreport,whichareincorporatedbyreferenceintotheresolution;and WHEREAS, thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1. TheproposedPlatprovidesanappropriatemeansoffurtheringtheintentof theComprehensivePlanforthesite. 2. Theuseofthesiteforretailcommercialuseisconsistentwiththedirectionof theComprehensivePlanfor“PlacesforCommunity”. 3.TheimprovementsproposedforthesiteunderthePlatandDevelopment StagePUDareconsistentwiththerequirementsofthezoningordinance. 4. Theimprovementswillhaveimpactsonpublicservices,includingsewer, water,stormwatertreatment,andtrafficwhichhavebeenplannedtoservethe propertyforthedevelopmentasproposed. NOW,THEREFORE,BEITRESOLVED ,bythePlanningCommissionoftheCityof Monticello,Minnesota,thatthePlanningCommissionherebyrecommendsthatthe MonticelloCityCouncilapprovesthePreliminaryandFinalPlatforMillsFleetFarm AdditiontoMonticello,subjecttotheconditionslistedinExhibitZasfollows: 1 CITYOFMONTICELLO WRIGHTCOUNTY,MINNNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2016-027 1. Thelightpolefixturesshallnotbehigherthan25feet. 2. TheFireInspectorshallreviewandapprovethefireconnections. 3. Theapplicantrelocaterequiredlandscapingforengineeringpurposestoopenspace aroundthegasstation/carwashfacilitywithoutreducingoverallquantity. 4. Theapplicantsrelocatethevehiclefuelsalestrashenclosuretoapositionless prominentinview,suchastothesouthofthefueltankarea,fartherawayfrom ChelseaRoad. 5. Theapplicantsapplyforfinalstageplannedunitandfinalplat. 6. TheapplicantenterintoadevelopmentcontractwiththeCityspecifyingandsecuring allrelevantaspectsoftheproject. 7. TheapplicantscomplywiththetermsoftheCityEngineer’sletterdatedJune29, 2016. 8. TheapplicantscomplywiththerecommendationsofotherCitystaff. ADOPTED this5thdayofJuly,2016,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector 2 ORDINANCENO.650 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA ANORDINANCEAMENDINGTITLE10OFTHEMONTICELLOCITYCODE, KNOWNASTHEZONINGORDINANCE,BYESTABLISHINGTHEMILLSFLEET FARMPUDASAZONINGDISTRICTINTHECITYOFMONTICELLO,AND REZONINGTHEFOLLOWINGPROPERTYFROMB-4,REGIONALBUSINESS DISTRICTTOMILLSFLEETFARMPUD,PLANNEDUNITDEVELOPMENT: LOTS1-2ANDOUTLOTA,BLOCK1;ANDLOT1,BLOCK2, MILLSFLEETFARMADDITIONTOMONTICELLO THECITYCOUNCILOFTHECITYOFMONTICELLOHEREBYORDAINS : Section1.Section2.4(P)–PlannedUnitDevelopments,Title10–ZoningOrdinanceis herebyamendedbyaddingthefollowing: (XX)MillsFleetFarmPUDDistrict (a) Purpose.ThepurposeoftheMillsFleetFarmPUDDistrictisto provideforthedevelopmentofcertainrealestatesubjecttothe Districtforretailcommerciallanduses. (b) PermittedUses.PermittedprincipalusesintheMillsFleetFarmPUD DistrictshallberetailcommercialusesasfoundintheB-4,Regional BusinessDistrictoftheMonticelloZoningOrdinance,subjecttothe approvedFinalStageDevelopmentPlansdated_____,and developmentagreementdated____,2016,asmaybeamended. (c) AccessoryUses.Accessoryusesshallbethosecommonlyaccessory andincidentaltoretailuses,andasspecificallyidentifiedbythe approvedfinalstagePUDplans. (d) DistrictPerformanceStandards.Performancestandardsforthe developmentofanylotintheMillsFleetFarmPUDDistrictshall adheretotheapprovedfinalstagePUDplansanddevelopment agreement.Insuchcasewhereanyproposedimprovementisnot addressedbythefinalstagePUD,thentheregulationsoftheB-4, RegionalBusinessDistrictshallapply. (e) Amendments.WherechangestothePUDareproposedinthemanner ofuse,density,siteplan,developmentlayout,buildingsize,mass,or coverage,oranyotherchange,theproposershallapplyforan amendmenttothePUDunderthetermsoftheMonticelloZoning 1 ORDINANCENO.650 Ordinance,Section2.4(P)(10).TheCitymayrequirethatsubstantial changesinoveralluseofthePUDpropertybeprocessedasanew project,includingazoningdistrictamendment. Section2. ThezoningmapoftheCityofMonticelloisherebyamendmenttorezonedthe followingdescribedparcelsfromB-4,RegionalBusinessDistricttoMillsFleet FarmPUD,PlannedUnitDevelopmentDistrict: Lots1-2,Block1andOutlotA;andLot1,Block2,MillsFleetFarmAdditionto Monticello Section3. TheCityClerkisherebydirectedtomarktheofficialzoningmaptoreflectthis ordinance.Themapshallnotberepublishedatthistime. Section4. TheCityClerkisherebydirectedtomakethechangesrequiredbythisOrdinance aspartoftheOfficialMonticelloCityCode,Title10,ZoningOrdinance,andto renumberthetablesandchaptersaccordinglyasnecessarytoprovidetheintended effectofthisOrdinance.TheCityClerkisfurtherdirectedtomakenecessary correctionstoanyinternalcitationsthatresultfromsaidrenumberingprocess, providedthatsuchchangesretainthepurposeandintentoftheZoningOrdinance ashasbeenadopted. Theordinanceinitsentiretyandmapshallbepostedonthe Citywebsiteafterpublication. ADOPTEDBY theMonticelloCityCouncilthis___dayof____,2016. __________________________________ BrianStumpf,Mayor ATTEST: ___________________________________ JeffO’Neill,Administrator AYES: NAYS: 2 June 2, 2016 City of Monticello Attn: Angela Schumann Community Development Director 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Mills Fleet Farm PUD Application Dear Ms. Schumann, On behalf of Mills Fleet Farm (MFF) , we are making application for a proposed Planned Unit Development (PUD) within the City of Monticello. The property consists of two parcels that abut Chelsea Road and are located between Fallon Avenu e and Co unty Road 18. One parcel is approximately 33.66 acres and lies south of Chelsea Road while the other parcel is directly across Chelsea Road off the northwest corner of the main property and is approximately 2.39 acres in size. In 2007, the property was r ezoned and a PUD and Preliminary Plat w ere approved for a larger Mills Fleet Farm retail store. T he plat was not recorded , the approved conditional use permit has expired and the project was not built. We provide the following information for your review: Background : In 2007, the pro perty was rezoned from Light Industrial to Regional Business District. An application for a PUD and Preliminary Plat were approved, but the project was never built. The PUD approval included the following: Pylon sign along I - 94 with a height of 50 feet and 400 number of parking stalls based on the history of the many locations owned and operated by Mills Fleet Farm and adherence to the zoning requirements at the time of approval. As part of this process, an Environmental Assessment Worksheet (EAW) was completed. The project as proposed, consisted of a 273,201 square feet retail store with 8 automotive center bays, seasonal display areas, a 4,378 square foot Conv enience Store (C - Store) with a total of 16 fueling points, a 5,080 square foot carwash with a total of 4 bays and potential for a future lot fronting Chelsea Road. The areas of potential concern identified in the EAW centered around stormwater management and traffic impacts on the public infrastructure. For water quality/surface water runoff, a regional ponding system was constructed as part of a larger overall development that occurred prior to 2007. The MFF property is included in the drainage area that is served by this regional ponding system, with t wo of these ponding areas abutting the subject property. In the EAW, the adjacent ponds were referred to as the northwest pond and the southeast pond. The northwest pond analysis included the MFF property that lies north of Chelsea Road and 18 acres from the property that maintained the main store, which lies south of Chelsea Road. The remainder of the MFF property was accounted for in the analysis for the southeast pond. At that time, rainfall data from Technical Paper 40 (TP 40) was used, and it was a ssumed the property would be developed as office/industrial, which would consist of an impervious surface coverage of 85 percent. Compliance with this analysis would ensure the stormwater was managed in conformance with the City standards at the time. T h ese criteria were followed with the application at that time. For traffic, it was anticipated that 9,715 vehicles a day would be generated based on the trip th generation analysis. This was based on the ITE Trip Generation Manual (7 Edition). It was iden tified that no traffic improvements were needed as part of the proposed MFF development. Proposed Development/PUD MFF has been sold and is under new ownership since the first PUD process was completed in 2007. A new model is currently being developed with regard to how products will be supplied to the stores. This will have a direct impact on the square footage each store will need for inventory in the not so distant future. The Monticello location will be the first project under the new ownership, which has influenced the overall store footprint substantially from the original application. The main store footprint has been reduced to 165,296 square feet, which greatly reduces the land need requirements for the proposed store. This affords the opportunity to combine all of the proposed structures for the MFF facility on a s ingle lot south of Chelsea Road and leave real estate available for creating additional lots on the main property and t he property across Chelsea Road. This creates an opportunity for complimentary uses to develop next to the MFF store, and a PUD offers flexibility for non - residential areas. The property is currently zoned Regional Business District (B - 4). The proposed use is for a 165,296 MFF store with 5 automotive center bays, a seasonal display area, a combined C - store and carwash totaling 4,905 square feet, 3 carwash bays and 16 fueling points, a kerosene fueling point, an accessory structure and an open yard area. There will be two additi onal lots that will be created, with the anticipation th e adjacent uses will be fast food restaurant type facilities . We estimate the restaurant to be approximately 2,500 square foot in size based on the lot size available for fut ure development. PUD considerations are as follows: Compati bility Although the facility is a large retail store, it also contains the same operations as many industrial operations. There are retail goods deliveries, a large warehouse space and operation, and employees and customers. The only real difference is that cus tomer traffic may be greater than the surrounding uses. Truck deliveries will be made during the day and will be conducted only during hours of operation and within the enclosed merchandise yard. Approximately 10 to 15 truckloads of merchandise will be deliv ered on a daily basis. The hours of operation are similar to a two shift industrial operation . The store opens at 8:00 am and closes generally at 9:00 pm. The convenience store will operate from 6:00 am to 10:00 pm and is therefore open to serve emplo yees prior to going to work or after leaving. The car wash is open 24/7 since it is fully automated and washes can be purchased from a direct point of sale at the wash. This again is intended to offer a service for those that work late or start early. Ou r heaviest customer traffic is early evening after normal working hours, weekends, and holidays. These are generally times when retail traffic will not interfere with industrial traffic and will perhaps assist employees in allowing them to make stops on t he way to or from home rather than making special trips. The fast food restaurants are a compatible use adjacent to retail. Adequate space would be allowed on the proposed lots to account for drive up facilities queuing that would not impact Chelsea Road . The appropriate area would be available to accommodate the required 6 foot setback for drive up windows as well. Construction Materials: The main retail building will be a steel frame structure with precast bearing walls. The precast walls will have exposed aggregate finishes to enhance the appearance. The entrances will be highlighted by a silo and an overhang with an EFIS appearing exte rior finish. The walls will have some variance in height to break up the long appearance. The facility will also have an enclosed merchandise lot that will be controlled by personnel at a yard entrance gate. The loading docks for the facility will be en closed within the merchandise lot to the rear of the building (east side) and screened from view. The pa rking lot is located on the north side of the facility , which offsets the building farther from Chelsea Road. Landscaping further breaks up the large parking lot area. A decorative fence has been provided along the yard fronting Chelsea Road. The fuel station and C - S tore are located on the south side of Chelsea Road along with the automatic car wash. This will serve as a convenience for our customers and further breaks up the appearance from the street for the retail store. The convenience store is a precast bearing wall structure with split face block on the exterior, a standard steel canopy structure over the fuel dispensers, six large underground fuel tanks and a state of the art piping and environmental protection system. All thr ee grades of fuel regular unleaded, mid - grade, and premium as well as diesel and bulk kerosene will b e available at the dispensers. Connected to the C - Store , is an automatic car wash featuring 3 bays for washing cars. One bay will feature a soft brus h type of wash and the other two bays will feature the touchless wash preferred by many customers. It will be fully automated and washes can be purchased from a direct point of sale at the wash, in the convenience store and at the main store. The buildin g will be constructed from the same precast materials as the main store. They are much more durable for the harsh environment internal to a car wash facility. Again, this facility will be landscaped in the same manner as the retail store . Signage: This project is considered a multi - tenant project; therefore, t he project will have signage on both sides of Chelsea Ro ad. Both properties are located in the Freeway Bonus District. The main retail facility will have some wall signage over the auto service facility doors, at the entrances to the building, department signa ge, rental signage and a MFF logo on the northeast corner . A f ree standing sign has been proposed at the C - Store located on the south side of Chelsea Road , as an information sign to the local traffic on Chelsea Road . A pylo n sign will be erected near the ROW adjacent to I - 94, to facilitate multi - tenant signage for informing drivers to exit at the appropriate ramps. It is however, set back more than 85 feet from the property line due to a sanitary and storm drainage easement. I t is placed to accommodate access to the easement and sized to be readable from the freeway at freeway speeds early enough to allow traffic to properly weave and exit the freeway at the appropriate off ramp, but is in partial conformance to Section 4.5 of the zoni ng ordinance. As a result , t he location of the sign on the MFF property is setback 85 feet from the neighb oring properties, which have signage immediately adjacent to the I - 94 ROW. In addition, a monument sign for the fuel station will be erected along Chelsea Road to advertise the convenience store, car wash, and fuel station pricing. The fuel station sign is located in front of the facility, visible to the public. It is in partial conformance to Section 4.5 of the zoning ordinance. The balance of the signage is all wall signage and is sized and designed to be attractive, informational, and appropriate for the size and type of building. Signs include: Free Standing Signs Main Pylon Sign 199 sf for freeway exposure Fuel station monument Sign 15 3 high and 171 sf for pricing Main Store as shown on building elevations Wall Entrance signs Wall Signs of the building, Hunting , Fishing , Pet Supplies , Candy & Snacks , Apparel , Fuel Station & Convenience Store as shown on building elevations Canopy Car Wash as shown on building elevations Wall Signs numerals, and logos. Menu boards to advise customers of the washes available. Traffic /Parki ng Facilities : The actual sizes of the proposed uses on the subject property have decreased from the EAW that was prepared for this location. Since that time, the ITE Trip th Generation Manual has been updated to the 9 Edition. Based on the new manual, t here has been a slight increase in the trip generation, which will be offset by the decrease in the size of the proposed structures. It is estimated that 10,650 vehicles a day will be generated from the proposed development. This is a slight increase ove r the EAW estimate of 9,715 vehicles per day. The EAW did not take into account that the potential for a developable lot existed with that development scenario. Taking this into consideration would put the estimated vehicles per day to be equal to or les s than the number identified in the EAW. T rips to the MFF site will include customers, employees, deliveries, and service personnel. Traffic will vary in amount throughout the day with the peaks in the early evening an d on weekends. To accommodate peak traffic , Chelsea Road in front of the proposed MFF property has alr eady been upgraded to a 3 lane roadway system with dedicated right turn lanes at appropriate entrances. This takes turning movements in to separate lanes to accommodate free flow of the through traffic to be maintained. As outlined earlier, no deliveries will be accepted unless the store is open. Any deliveries arriving prior to opening will simply have to wait in the drive lane leading to the yard entrance until the store opens. Based on the ordinance, the required number of parking stalls for the prop osed development is 700 . Based on our experience, the appropriate number of parking stalls for our facilities equates to approximately 1 stall per 300 square feet of building area. We have provided a total of 573 stalls, which equates to approximately 1 stall per 288 square feet. We have provided a summary of our most recent store locations to illustrate the parking needs based on those facilities. It is not uncommon to request a variance from the parking requirements based on this history. Site Light ing: The parking lots and buildings will be lighted as all buildings are to assist and protect customers and employees coming and going from the store after dark, to assist employees and customers in the safe operations during the stocking and sales of m erchandise, and for security of all people and property during hours the facility is not open. T he p hotometric layout provided illustrates that no light spills onto the adjoining properties but will adequately light the site for the defined reasons outli ned above. Security lighting will be present during hours the facility is not open to accommodate the use of equipment installed as part of the protection system for the property and people. Landscaping: T he MFF property is zoned B - 4 and is abutted by Industrial zoning on the north, east and west property lin es and R - 1 on the southerly property line . The or dinance requires a b uffer T ype C on the east, west and south property lines. Buffer Type C has been indicated on the easterly property line . The existing trees on the easterly property line were planted as part of a proposed development that was completed prior to the landscape ordinance change. For the purposes of this submittal, we are including the existing trees in the buffer c a lculations an d have identified planting additional vegetation to comply with the Type C buffer. Along t he west and south property lines, we have identified a Type A buffer , which is in partial conformance with t he ordinance . Regional ponds are present along the west and south property lines. The landscaping plan illustrates that even a Type A buffer will severely limit access to these regional systems for future maintenance. The landscaping plan further illustrates that the Type A buffer requirements infringe on a drainage swale in the southeast corner of the yard . We are requesting the City of Monticello consider modification to the landscape ordinance requirements on the west and south property line for purp oses of providing reasonable access to the regional ponding system for future maintenance purposes. We understand the need for screening from adjacent land use. The fact that we are in an industrial area is not a large concern fo r us, as many of our customers have an industrial or farm related background of some sort. The buffering requirements in this case, with exception to the south property line, are more intended for screening the MFF property from the adjacent uses. The south property line is different, in the fact that we understand a sports center is being planned by the school district immediately adja cent to our south property line; t herefore , screening is intended for softening the view adjacent to the sports center. The landscape ordinance in Monticello is extremely stringent when compared to all the other communities we have developed in. We anticipate the landscaping component , at a minimum, to b e twice that of any other store we have built. We are requesting leniency on the west and south property lines from the landscape ordinance to facilitate the need for future maintenance on the regional ponding system. Drainage: The MFF property is located in an area that has been previously developed and a regional stormwater ponding system has been created to treat runoff from the proposed developments. Under the time of development, the rainfall data that was utilized for design was b ased on the U.S. Weather Bureau Te chnical Paper 40 (TP 40). Since that time, the National Oceanic and Atmospheric Administration (NOAA) has published new rainfall data summaries tha t reflects a longer data history and is more reflective of current weather patterns. NOAA rainfall data will be utilized in the stormwater management analysis. The EAW states that two ponds are adjacent to the MFF property, the nort h west and southeast ponds. 18 acres of the MFF property can be drained to the northwest pond to be compliant with the stormwater management standards. The remainder of the property can be drained to the southeast p ond. It just so happens that the MFF property in total is approximately 36 acres; therefore drainage can be split in half to each pond from the subject property. We have received some stormwater information that reflects the two ponds were designed originally using National and Urban Runoff Program ( NURP ) standards and TP 40 rainfall events for the MFF property assuming an impervious coverage of 85 percent. The dead pool volumes (water volume below the pond outlet) were based on the 2.5 inch rainfall event an d the live storage (water storage volume above the pond outlet) needed for peak runoff control was based on the 100 - year 24 - hour rainfall event. Current water quality standards require infiltration of 1 inch of runoff over the new impervious surfaces, which is based on the National Pollutant Discharge Elimination System (NPDES) standards. Any areas receiving runoff from fueling areas cannot be dir ected to the infiltration areas. The City of Monticello has a requirement that the infiltration basins shall be sized for 1.1 inches of runoff from the new impervious surfaces. The proposed MFF development has been planned with 3 separate infiltration ba sins , with the outflows being the adjacent northwest and southeast ponding areas. The infiltration areas will maintain the runoff in exceedance of the 2.5 inch rainfall event and will only discharge to the regional pond s in the larger storm events. We have provided a summary that illustrates compliance with the comparison of the TP 40 volumes in relation to the new NOAA volumes we would contribute to the regional ponding system for the 2.5 inch rainfall even t and the 100 - year 24 - hour storm event. The applicant respectfully requests approval of all aspects of the project as presented. Please let us know i f you have any questions or need additional information. You may contact me at (218) 316 - 3653 or by email, tim.ramerth@wsn.us.com or Mike Angland at (218) 316 - 3608 or by email, mike.angland@wsn.us.com . We look forward to providing additional i nformation at the planning commission meeting. Sincerely, WIDSETH, SMITH & NOLTING ASSOCIATES , INC. Timothy T. Ramerth, P.E. Project Manager c c. Hugh Leasum, Mills Properties, LLC Jeff Meek, Mills Properties, LLC Attch . Preliminary Plat for Mills Fleet Farm Addition to Monticello Final Plat for Mills Fleet Farm Addition to Monticello Monticello MFF Drawings Parking Analysis Summary Stormwater Management Summary LE D Strip Lighting Specifications Landscape Planting Detail Sheets Updated Title Com m i tment Photos of Exterior Elevations and Signage Images Site Lighting Specifications Andorra Juniper Juniperus horizontalis 'Plumosa Compacta' Height: 12 inches Spread: 10 feet Sunlight: Hardiness Zone: 2b Other Names: Youngstown Juniper Juniperus horizontalis "Plumosa Compacta" (Photo courtesy of Northscaping.com) Description: An incredibly beautiful groundcover evergreen for general landscape use, featuring blue-green foliage which takes on a purplish tinge in winter, attractively arching low branching habit, wide spreading; extremely adaptable and hardy; a fine groundcover Ornamental Attributes: Andorra Juniper has attractive grayish green foliage. The scale-like leaves are ornamentally significant and turn plum purple in fall. The flowers are not ornamentally significant. Landscape Attributes: Andorra Juniper is a multi-stemmed evergreen shrub with a ground-hugging habit of growth. It lends an extremely fine and delicate texture to the landscape composition which should be used to full effect. This is a relatively low maintenance shrub, and is best pruned in late winter once the threat of extreme cold has passed. Deer don't particularly care for this plant and will usually leave it alone in favor of tastier treats. It has no significant negative characteristics. Andorra Juniper is recommended for the following landscape applications; - Groundcover - General Garden Use - Mass Planting Plant Characteristics: Andorra Juniper will grow to be about 12 inches tall at maturity, with a spread of 10 feet. It tends to fill out right to the ground and therefore doesn't necessarily require facer plants in front. It grows at a slow rate, and under ideal conditions can be expected to live for approximately 30 years. This shrub does best in full sun to partial shade. It is very adaptable to both dry and moist growing conditions, but will not tolerate any standing water. It is considered to be drought-tolerant, and thus makes an ideal choice for a low-water garden or xeriscape application. It is not particular as to soil type or pH. It is highly tolerant of urban pollution and will even thrive in inner city environments. This is a selection of a native North American species. Imperial Honeylocust Gleditsia triacanthos 'Impcole' Height: 35 feet Spread: 30 feet Sunlight: Hardiness Zone: 4b Description: Gleditsia triacanthos "Imperial" (Photo courtesy of Northscaping.com) One of the finest and most popular shade trees, valued for its delicate, ferny appearance which casts a dappled shade below; broad spreading habit of growth, very tolerant of adverse growing conditions, good fall color; a seedless variety Ornamental Attributes: Imperial Honeylocust has green foliage throughout the season. The pinnately compound leaves turn an outstanding yellow in the fall. The flowers are not ornamentally significant. The furrowed khaki (brownish-green) bark is not particularly outstanding. Landscape Attributes: Imperial Honeylocust is an open deciduous tree with a more or less rounded form. It lends an extremely fine and Gleditsia triacanthos "Imperial" in fall delicate texture to the landscape composition which can (Photo courtesy of Northscaping.com) make it a great accent feature on this basis alone. This is a relatively low maintenance tree, and is best pruned in late winter once the threat of extreme cold has passed. Deer don't particularly care for this plant and will usually leave it alone in favor of tastier treats. It has no significant negative characteristics. Imperial Honeylocust is recommended for the following landscape applications; - Shade Plant Characteristics: Imperial Honeylocust will grow to be about 35 feet tall at maturity, with a spread of 30 feet. It has a high canopy with a typical clearance of 7 feet from the ground, and should not be planted underneath power lines. It grows at a fast rate, and under ideal conditions can be expected to live for 70 years or more. This tree should only be grown in full sunlight. It is very adaptable to both dry and moist locations, and should do just fine under average home landscape conditions. It is not particular as to soil type or pH, and is able to handle environmental salt. It is highly tolerant of urban pollution and will even thrive in inner city environments. This is a selection of a native North American species. Boulevard Linden Tilia americana 'Boulevard' Height: 60 feet Spread: 30 feet Sunlight: Hardiness Zone: 3b Other Names: Basswood, American Linden Description: A stunning shade tree with a strongly upright pyramidal form, clean habit and fragrant yellow flowers in early summer, will eventually grow quite large; very adaptable and low maintenance, an excellent shade or street tree Tilia americana "Boulevard" (Photo courtesy of Ornamental Attributes: Northscaping.com) Boulevard Linden has dark green foliage throughout the season. The large heart-shaped leaves turn an outstanding yellow in the fall. It features subtle clusters of fragrant buttery yellow flowers with tan bracts hanging below the branches in early summer. The rough gray bark is not particularly outstanding. Landscape Attributes: Boulevard Linden is a dense deciduous tree with a strong central leader and a narrowly upright and columnar growth habit. Its relatively coarse texture can be used to stand it apart from other landscape plants with finer foliage. This is a relatively low maintenance tree, and is best pruned in late winter once the threat of extreme cold has passed. It is a good choice for attracting bees to your yard. Gardeners should be aware of the following characteristic(s) that may warrant special consideration; - Insects Boulevard Linden is recommended for the following landscape applications; - Vertical Accent - Shade Plant Characteristics: Boulevard Linden will grow to be about 60 feet tall at maturity, with a spread of 30 feet. It has a high canopy with a typical clearance of 6 feet from the ground, and should not be planted underneath power lines. It grows at a medium rate, and under ideal conditions can be expected to live for 70 years or more. This tree should only be grown in full sunlight. It is very adaptable to both dry and moist locations, and should do just fine under average home landscape conditions. It is not particular as to soil type or pH. It is highly tolerant of urban pollution and will even thrive in inner city environments. This is a selection of a native North American species. Ivory Silk Japanese Tree Lilac Syringa reticulata 'Ivory Silk' Height: 25 feet Spread: 20 feet Sunlight: Hardiness Zone: 3a Description: Syringa reticulata "Ivory Silk" in bloom (Photo courtesy of Northscaping.com) A first rate accent tree adorned with frothy upright panicles of creamy white flowers in early summer; interesting steel-gray bark and a dense, upright habit, an ideal choice for small home landscapes; needs full sun and well-drained soil Ornamental Attributes: Ivory Silk Japanese Tree Lilac features showy plumes of fragrant creamy white flowers rising above the foliage from late spring to early summer. It has dark green foliage throughout the season. The pointy leaves do not develop any appreciable fall color. The smooth dark red bark adds an interesting dimension to the landscape. Landscape Attributes: Ivory Silk Japanese Tree Lilac is a dense multi-stemmed deciduous tree with an upright spreading habit of growth. Its average texture blends into the landscape, but can be balanced by one or two finer or coarser trees or shrubs for an effective composition. This is a relatively low maintenance tree, and should only be pruned after flowering to avoid removing any of the Syringa reticulata "Ivory Silk" flowers current season's flowers. It is a good choice for attracting (Photo courtesy of butterflies to your yard, but is not particularly attractive to Northscaping.com) deer who tend to leave it alone in favor of tastier treats. It has no significant negative characteristics. Ivory Silk Japanese Tree Lilac is recommended for the following landscape applications; - Accent - Shade Plant Characteristics: Ivory Silk Japanese Tree Lilac will grow to be about 25 feet tall at maturity, with a spread of 20 feet. It has a low canopy with a typical clearance of 5 feet from the ground, and is suitable for planting under power lines. It grows at a medium rate, and under ideal conditions can be expected to live for 40 years or more. This tree should only be grown in full sunlight. It prefers to grow in average to moist conditions, and shouldn't be allowed to dry out. It is not particular as to soil type or pH. It is highly tolerant of urban pollution and will even thrive in inner city environments. This is a selected variety of a species not originally from North America. X 2015-08-17 0115B0075.000 P, P1, P2, AND P3 LUMINAIRE ATTACHED TO 25FT SQUARE POLE P, P1, P2, P3 W DRAINAGE AREAS MILLS FLEET FARM MONTICELLO, MN JUNE 6, 2016 June 29 , 2016 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Mills Fleet Farm Preliminary Plan Review City Project No. 2016 - 035 WSB Project No. 1627 - 68 Dear Ms. Schumann: We have reviewed the preliminary plat , civil plans and drainage analysis dated June 1 , 2016 , and final plat dated June 27, 2016 as prepared by Wid seth Smith Nolting and offer the following preliminary comments. Preliminary P lat and Final Plat 1. Pe rimeter drainage and util it y easements shall be identified on the p reliminary plat. 2. The applicant shall verify that all existing private utilities will be contained within the drainage and util i ty easements. 3. The applicant indicated they have completed a more r ecent topographic survey , which shall be i ncorporated on the preliminary plat. 4. The applicant shall verify with Wright C o unty whether the prop o sed trail easements can be shown on the final plat by docume nt number or by separat e easement document. The City attorney will be consulted on this matter as well. 5. The existing 50 - foot drainage and utility easement on the south property line of Lot 1, Block 1 shall be expanded to the HWL of the existi ng pond at elevation 954 . An additional easement shall be identified on the p reliminary and final p lat. 6. Identif y the adjacent pond s NWL and HWL on the preliminary plat. J une 29 , 2016 Page 2 Sheet C2.0 Existing Conditions 7. The applicant indicated they have completed a more r ecent topographic survey , which shall be i ncorporated on the preliminary plat. 8. Contour elevations shall be labeled. 9. There is an additional existing storm sewer stub from Chelsea Road to Lot 1, Bloc k 2 that shall be identified and contained within a drainage and utility easement. 10. The existing sewer stub from the Dundas Road cul - de - sac shall be labeled. 11. All existing private utilities shall be shown. Sheet C 3 .0 C3 .3 Site Plan 12. The applicant is proposing a new driveway on the west end of the site with a dedicated right turn lane from Chelsea Road. The applicant is requested to consider making t he access a right - in/right - out to eliminate conflicts due to spacing with existing driveways and the future drivewa y to Lot 1, Block 2 and to eliminate potential conflicts due to left - turn movements in order maximize left turn storage leng t hs along Chelsea Road . 13. A description of truck and vehicle circulation on the site s hall be provided. 14. Truck turning movements shall be provided on a separate drawing. 15. Containment of the fuel tanks sh all follow MPCA guidelines. The site is not located within the City s DWSMA. 16. The proposed sidewalk shall be 6 - feet wide per City standards and shall be ADA compliant . Sheet C 4 .0 C4 .3 Grading Plan 17. Storm sewer top o f casting and invert elevations shall be l abeled on the grading plans. 18. Drainage arrows wi th % grades should be labeled for the parking lot and driveways. 19. Identify boulevard grades between the proposed sidewalk a nd existing Chelsea Road curbline. 20. Drainage swales shall be a minimum 2% grade. J une 29 , 2016 Page 3 21. T he e mergency overflow routes, including spot elevations shall be labeled. 22. Pretreat ment areas or for bays are required at the infiltration ba sins. 23. The HWL shall be labeled for a ll infiltration basins. 24. L abel the HWL and NWL at the off - site regional ponds. 25. Label the FFE at the car wash. 26. Show low entry elevations for all proposed buildings. 27. Show all drainage and utility easements on the grading plan. Sheet C 6 .0 C6 . 1 3 Utility Plan 28. Consider aligning the 8 - in ch watermain from Chelsea Road along the proposed driveway to provide more developable area for Outlot A. 29. It is preferred that all watermain bends be at a 45 degree angle instead of 90 degree. 30. Label the sanitary sewer stub that will serve Outlot A. Consider extending the stub beyond the proposed sidewalk to avoid replacing the sidewalk when the stub is extended into Outlot A. 31. Consider adding a storm sewer stub from the northerly catch basin adjacent to Outlot A to provide flexibility with development of Outlot A. 32. understood that an irrigation layout will be provided at the time of building permit. 33. All wa termain shall be labeled DIP. 34. Label the sanitary sewer pipe material type. 35. Label the storm sewer pipe material type. 36. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 37. Provide an as - built utility plan once construction is complete. J une 29 , 2016 Page 4 Sheet C 8 .0 - Signing and Striping Plan 38. City staff will review the roadway striping modifications needed with the proposed right turn lane, existing center left - turn striping and future striping of the roundabout at the intersect ion of Fallon Avenue and Chelsea Road. Sheet C 9 .0 - Chelsea Road Turn Lane 39. A profile and typical section of the Chelsea Road right turn lane shall be submitted for review. 40. M ore detail in the plan view shall be provided with d imens ioning of lane width, turn lane and tap length , spot elevations and right of way line labeled. 41. The proposed sidewalk shall have a minimum 8 - foot boulevard. 42. It appears that private utilities will need to be relocated in the area of the turn lane . Sheet C 10 .0 - Construction Details 43. The pavement section of the existing Chelsea Road is attached. The proposed right turn lane shall match this section. 44. The construc tion plans should reference and be in compliance with the most recent City of Monticello General Specifications and Standard Detail Plates fo r Street and Utility Construction - Engineering department. 2015 City standard detail plates should be included in the plans Traffic Review An EAW ( E nvironmental A ssessment Worksheet) was completed in 2007 for the original Mills Fleet Farm proposal. A new EAW is not required for the proposed site. The following provides a comparison of the traffic analysis completed at that time to the current site p roposal. The original EAW was complet ed with the time horizon of 2007 and a base year of 2004 for traffic projections . The existing 2004 traffic volume on Chelsea Road adjacent to the proposed site was 3,650vpd. The current traffic volume (2012) in this area is now 3,800vpd. It can be concluded that the baseline conditions have not significantly changed. The current prop osed site is smaller than originally proposed. The traffic generation from the prop osed Mills Fleet including the two undeveloped lots is estimated to be 10% to 15% lower than what was estimated in the EAW. The Fallon Avenue overpass was not assumed as part of the analysis in the EAW. 28% of the traffic was assumed from north of I - 94. With the Fallon Avenue overpass, a large portion of that traffic would use Fallon Avenue. Further traffic analysis will be completed with the Fallon Avenue overpass project. J une 29 , 2016 Page 5 The analysis in the EAW assumed that Edmonson Avenue would be a primary route to and from the site carrying up to 12% of the site traffic. The recommendations i n the EAW indicate that a signal system may be warranted at Edmonson Avenue with future commercial development. While traffic is going to grow on Edmonson Avenue, based on the future Fallon Avenue overpass, traffic on Fallon Avenue will be increasing great er than originally anticipated. Improvements would be anticipated first at the Fallon Avenue intersection before the Edmonson Avenue intersection. The recommendations in the EAW indicated that a three lane section should be considered west of Fa llon Avenue. With the additional site traffic destined for TH 25 and I - 94 , this is still a good recommendation. The Fallon Avenue overpass project is proposing a roundabout for the Chelsea Road at Fallon Avenue intersection. The construction of t he Mills Fleet Farm would further justify the need for traffic control at this intersection. Stormwater Management No further action is NURP water quality treatment is provided by the regional ponds. needed. Rate control. The applicant shall provide a drainage map that clearly demonstr ates existing and proposed discharge rates at the locations where runoff flows offsite. A StormNET output summary was provided for review, however it is not clear how the map correlates to the tabulated results. In addition, the NWL for Pond NW and Pon d SE should be 947 ft and not 946 feet. The model shall be updated with results submitted for the 2, 10 and 100 year storm events that can be easily correlated to points on the site. Volume control. Per MPCA Stormwater Manual, Design Guidelines for infiltrat ion basins, the following items are still needed. Verify drawdown time is within 48 hours and provide calculations. Currently the plans show that runoff enters the infiltration basins without any pretreatment. Pretreatment of runoff prior to entering infi ltration basin is required. The applicant request s that the City a modification for the site to the landscape ordinance requirements on the west and south property line for stormwater maintenance purposes. We are in agreement that this is needed in order for the proposed stormwater ponds/infiltration basins to function properly and meet City standards. An Erosion and Sediment Control Plan and a SWPP are required. It is under stood that these documents will be submitted with the building permit. J une 29 , 2016 Page 6 Please have the applicant provide a written response addressing the comments above. Final plans and the final plat will need to be submitted, reviewed, and approved prior to building permit approval. Please give me a call at 763 - 271 - 3236 if you have any questions or comments regarding this letter . Thank you. Sincerely, WSB & Associates, Inc. Shibani K. Bisson, PE City Engineer cc: Steve Grittman, NAC skb � Lnic INNOVATORS TRANSFORMING MANUFACTURING Monticello Planning Commission: This letter represents my concerns with the matter of Fleet Farm Commercial zoning being brought before the board on Tuesday, July 5th, 2016. Please consider this as my testimony for the record in lieu of my being able to attend the meeting in person. The following are my concerns regarding this matter and the effect this decision will have on my business, Ultra Machining Company (UMC), located adjacent to the land in question at 500 Chelsea Road Monticello, MN 55362: • Traffic/Safety/Taxes-The variance to allow commercial use mixed with light industrial and a school zone raises several concerns. Traffic flow into and out of properties is a concern with the commercial use of the land next to UMC. Commercial properties require a high traffic flow to be successful. Customers will need to be coming and going during the hours of operation for a retail outlet to be sustainable. UMC employees leave the property at shift change and during the lunch hour. The high school has young drivers coming in during the morning and leaving throughout the day. The high traffic created by a retail outlet will make it difficult and present a greater risk for UMC employees, the other light industrial businesses and the high school students, teachers and parents to enter and exit these facilities. In addition, the higher traffic will have a greater impact on the roads thus creating the need for maintenance which will be disproportionately borne by the lowest use businesses and public institutions. This has already proven out with the additional taxes levied to create the exit off of 94 in preparation for the commercial use of that property. The local businesses were assessed additional taxes to pay for the overpass but the commercial users of that property did not incur the same cost. • Livable Wage -The city's original plan in 2003 listed the area in question as light industrial and required the businesses to provide jobs at livable wages. The livable wage for an adult in Wright County is $11.03 an hour and jumps to $24.01 if that adult is supporting a child. Using the standard full time work estimate of 2080 hours a year, that is annual earnings of $23,000 to $50,000. UMC has taken this commitment to the community and our employees seriously and currently provides over 200 jobs with an average yearly income of $61,000. We still question the ability of a retail outlet to meet these same obligations to the community in an area originally zoned for light industrial which provides employees higher earnings and, therefore, creates higher taxable incomes. • Zoned Light Industrial -UMC originally selected Monticello to relocate the business to be part of establishing a manufacturing community in an area zoned for light industrial. According to the Minnesota Bureau of Economic Development, Manufacturing is the largest private sector contributor to the Minnesota GDP at $44.1 billion dollars (15%) in 2014. Being located in proximity to the high school was attractive as well. UMC has created a Youth Apprenticeship program helping to introduce 16-18 year olds to potential careers in this leading segment of the � __ 13�_,, I509001:2008& 13485:2003 ultrame.eom 10.,tiow INNOVATORS TRANSFORMING MANUFACTURING Minnesota economy: manufacturing. I continue to support keeping the commercial properties in the area north of 94 and the light industrial on the South side of 94 as originally planned. • City Obligation to Land Owners -The city has a responsibility to protect current land owner's property value through consistent land use decisions and planning. In return, companies like ours and others commit both time and money to create a business that can employ and give back to the residents of Monticello. Monticello has benefited greatly from the addition of UMC and other light industrial businesses as all of us have created livable wage jobs. Fewer of these types of businesses would have a negative economic impact on the community economics. Randomly zoning commercial amongst light industrial discourages other light industrial companies from locating to this area and, therefore, decreases the value of the current UMC property and those other light industrial businesses that have helped make the Monticello community successful. UMC has worked the last thirteen years to grow to a level where expansion is necessary. Over this time, we have gone from 50 employees to over 200. Now that expansion is necessary to continue our growth, this zoning change puts in question the Monticello site for this effort. If the decision is to grant the variance for commercial use of the property in question we want to have the council acknowledge two requests: 1. The proposed use of a traffic light rather than a traffic circle on the North/South connection being evaluated to the West of WSI. When there is a constant stream of traffic flowing through this proposed traffic circle it will make it difficult for our employees and those of the surrounding businesses to enter Chelsea at shift changes and lunch hours in a safe manner. 2. UMC has concerns with a retail outlet and large parking lot being located next to our well landscaped and litter free facility. Our business model requires that we maintain a remarkable facility. To insure we can maintain the cleanliness and appearance of our site, there would need to be a privacy fence erected between the two properties at the expense of the new owners to eliminate litter from blowing onto the UMC property. I appreciate you reading this statement into the formal records and look forward to you making a decision consistent with the city's original vision and in the best interest of land owners who believed in that vision enough to establish livable wage jobs over 13 years ago. Don Tomann CEO and Majority Owner of Ultra Machining Company 51 C.,.=_ R ci 1 1'o s is l.o, V'' 55�) _ 1 .'` ":"11.2008& 13485:2003 ! uttramc.com Planning Commission Agenda: 07/05/16 1 3A. Community Development Director’s Report. Planning Commission Recommendations The City Council took the following action at its meeting on June 27th as related to items on the June agenda of the Planning Commission: •Consideration of a request for Preliminary and Final Plat for Clear Creek Addition, a request for Conditional Use Permit for building height over 30’, a request for Conditional Use Permit for cross parking and access, a request for Variance to required yard setbacks, and a request for Ordinance Amendment to allow bulk fuel storage/sales in an I-1 (Light Industrial) District as a permitted or conditional use, including a Conditional Use Permit as required.Applicant: Clear Creek Land Company, LLC The City Council approved the request, including a vacation of easements required for the replatting of the subject site and a development agreement associated with the project. •Consideration of a request for Preliminary and Final Plat for Monticello High School, a request for rezoning to Planned Unit Development including Development and Final Stage Planned Unit Development, and a request for amendment to Conditional Use Permit for K-12 Education Use for Monticello High School. Applicant: Wold Architects & Engineers The City Council unanimously approved the requests. A development agreement will be prepared for review and decision by the Council on June 11th, 2016. Community & Economic Development Technician Jacob Thunander has accepted the position of Community & Economic Development Assistant for the City of Monticello to pursue other opportunities. Mr. Thunder has a background in planning and economic development activities. His first day will be Monday, July 11th, 2016. Bertram Chain of Lakes Regional Park On June30th, 2016, the City of Monticello and Wright County closed on the acquisition of approximately 253 land acres of property at the regional park (shown on attached as Phase IX and X). With completion of this acquisition, total acreage of the park will reach approximately 1011 land acres. These acquisitions are the last in the passive area of the park. Only approximately 41 acres remains to be acquired of the original planned park area. The acreage lies within the area planned for the Bertram Chain of Lakes Athletic Park. The acquisition of that area is tentatively scheduled to be presented to the City Council for funding in November of 2016, with acquisition tentative for 2017. Remember – Bertram beach is open! Planning Commission Agenda: 07/05/16 2 Current Park Boundary Pending Proposed 2017 Phase IX & X Pending 2016 Current Park Boundary Public Parking AMAX Storage AMENDMENT TO CUP FOR PLANNED UNIT DEVELOPMENT RESOLUTION NO. PC-2016-023 AMAX Storage AMENDMENT TO CUP FOR PLANNED UNIT DEVELOPMENT RESOLUTION NO. PC-2016-023 AMAX Storage AMENDMENT TO CUP FOR PLANNED UNIT DEVELOPMENT RESOLUTION NO. PC-2016-023