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Planning Commission Agenda 03-03-2015AGENDA MONTICELLO PLANNING COMMISSION REGULAR MEETING Tuesday, March 3rd, 2015 - 6:00 PM Mississippi Room, Monticello Community Center SPECIAL MEETING Land Use Basics 4:30 PM — Academy Room Commissioners: Chairman Brad Fyle, Linda Buchmann, Alan Heidemann, Amber Kramer, Sam Murdoff Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman - NAC, Ron Hackenmueller 1. Call to order. 2. Citizen Comments. 3. Consideration of adding items to the agenda. 4. Consideration to approve Planning Commission minutes. a. Special Meeting — February 3, 2015 b. Regular Meeting — February 3, 2015 5. Continued Public Hearing — Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 5, Sections 1 — Use Table, Section 2 — Use - Specific Standards and Section 3 — Accessory Use Standards and Chapter 8, Section 4 — Definitions as related to regulations for Solar Energy Systems. Applicant: City of Monticello 6. Public Hearing - Consideration of a request for Amendment to Development Stage Planned Unit Development (PUD) and Preliminary Plat for Hoglund Bus Park, a two lot commercial development in an existing Planned Unit Development District. Applicant: WAG Partners, LLP 7. Public Hearing — Consideration of an Amendment to Development Stage Planned Unit Development (PUD) for a single lot commercial development in a B -4 (Regional Business) District. Applicant: MF Monticello, LLC 8. Consideration of a request for simple subdivision of one existing parcel resulting in two new buildable parcels an R -2 (Single and Two Family Residence) District. Applicant: Hellman, Victor 9. Adjourn. MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Tuesday, February 3, 2015 - 5:00 PM - Academy Room, Monticello Community Center Present: Brad Fyle, Alan Heidemann, Linda Buchmann Absent: Sam Murdoff Others: Angela Schumann, Charlotte Gabler (Council Liaison) 1. Call to Order Brad Fyle called the special meeting to order at 5 p.m. 2. Purpose The purpose of the special meeting is to interview an applicant for the vacant Planning Commission position. 3. Consideration of Planning Commission Vacancy Interview Applicant Amber Kramer shared her qualifications and responded to questions during the interview with the Planning Commission. ALAN HEIDEMANN MOVED TO RECOMMEND THAT THE CITY COUNCIL APPROVE THE APPOINTMENT OF AMBER KRAMER TO THE PLANNING COMMISSION. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 3 -0. 4. Adiournment LINDA BUCHMANN MOVED TO ADJOURN THE SPECIAL MEETING AT 5:23 PM. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 3 -0. Recorder: Kerry Burri Approved: Attest: Angela Schumann, Community Development Director 1 MINUTES MEETING — MONTICELLO PLANNING COMMISSION Tuesday, February 3rd, 2015 - Mississippi Room, Monticello Community Center Present: Brad Fyle, Linda Buchmann, Alan Heidemann, Sam Murdoff Absent: None Others: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller, Charlotte Gabler (Council Liaison) 1. Call to order Brad Fyle called the meeting to order at 6:00 p.m. 2. Citizen Comments None 3. Consideration of adding items to the agenda • Tour (Schumann) • LMC Training (Schumann) 4. Consideration of approving Planning Commission minutes SAM MURDOFF MOVED TO APPROVE THE JANUARY 14TH, 2015 REGULAR MEETING MINUTES. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 3 -0. (Alan Heidemann did not vote.) 5. Continued Public Hearing — Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 5, Sections 1 — Use Table, Section 2 — Use - Specific Standards and Section 3 — Accessory Use Standards and Chapter 8, Section 4 — Definitions as related to regulations for Solar Energy Systems Planning Case Number: 2014 -054 Steve Grittman reported that the Planning Commission had tabled action to amend the City's zoning ordinance as related to standards for solar energy generation at its January 14, 2015 meeting and continued the public hearing with direction to staff to provide further information and to revise the ordinance to address issues identified. Grittman summarized the following proposed revisions: A. Retain the current requirements for Solar Energy Systems in the Zoning Code, Chapter 5.3 (D)(29) for accessory use B. Amend the language in that section to add the requirements suggested in this report, as follows: 1. Generally allow solar arrays as roof - mounted systems, and create a maximum height extension. Provided not more than 6 feet above the roof. Planning Commission Minutes 2/03/15 2. Ensure that solar arrays are developed to minimize glare, including adequate protective screening or coatings as appropriate. 3. Limit solar arrays to locations that are not visible from the public right of way in residential areas, or require that they are integrated into the design and architecture of the home. 4. Allow ground- mounted solar arrays in the rear yards when such arrays comprise an aggregate area no more than 20% of the size of the principal structure. 5. Allow ground- mounted solar arrays on business and industrial property by Conditional Use Permit, with size limitations related to current accessory building allowances, and in such a way that would not impede principal building or site use expansion. 6. Require that business /industrial ground- mounted systems be allowed only where applicants show that roof - mounted systems are not practical due to building strength /support. 7. Require that accessory buildings related to solar arrays constitute, or are included in, the allowed accessory building construction on the subject property. 8. Include the existing requirements of the City's code, including a requirement that all installations meet height and setback requirements applicable to accessory uses in the underlying zoning district. C. Clarify the definition of Essential Services to specify that the identified items are support facilities and structures, but not buildings for human use or occupancy. D. Clarify the definition of Utilities -Major to specify that the identified uses listed at (A) Public infrastructure services include buildings or structures that are intended to house human activity. E. Clarify that solar energy generation is not allowed as a stand- alone, principal use of property. F. Amend the zoning use table (Table 5.1) to specify that Utilities -Major are allowed by CUP only in the I -1, Light Industrial District, I -2, Heavy Industrial District and the B -2, Limited Business District. Grittman pointed out that the City is not opposed to solar energy generation facilities. The primary issue for consideration is whether such a use is appropriate in an area planned for future growth. Brad Fyle expressed concerns about right of way setbacks, the safety of ground mounted solar equipment and screening. In response, Grittman noted that setbacks are designated in code, that electrical permit requirements address safety issues, and that screening is not required because it is structurally difficult to do and would block access to sunlight. Sam Murdoff asked about the difference between establishing conditions and requiring a CUP within the industrial district. Grittman said that the intent of the language is to allow solar generation equipment as a permitted use on the roof and as a conditional use on the 2 Planning Commission Minutes 2/03/15 ground in the industrial district. Doing so would limit the number of CUP requests and assist property owners in locating ground mounted solar equipment so that it does not limit the potential for future building expansion. Murdoff asked how soon the City would be looking to develop industrial land. Grittman replied that industrial development is hard to predict and dependent on the competitive market. He noted that because of the locational requirements and infrastructure investment involved in establishing an industrial park, the City's Industrial and Economic Development Committee (IEDC) had pushed to reserve industrial land for future growth and development. Linda Buchmann asked about the 25 year land lease term proposed for the solar facility. Grittman suggested it would be considered a permanent land use from a generational standpoint and that the length of the term may be tied to funding mechanisms. Charlotte Gabler asked if the amount of space required to accommodate ground mounted panels would be included in the calculation of allowable area for accessory use on a residential parcel. Grittman indicated that a solar array and an accessory building would be subject to allowable area restrictions within the industrial and commercial districts but would be allowed to coexist in the residential districts. Gabler wondered if the code should limit the ability to do both without restriction. Grittman briefly noted that the City has limited authority as it relates to the Monticello Orderly Annexation Area (MOAA). He indicated that the annexation growth boundary is an estimated 7,000 acres, most of which is agricultural land. Fyle reopened the continued public hearing. Dean Leischow, of Sunrise Energy Ventures in Minnetonka suggested that the City's ban on solar is misguided and that the Planning Commission had not had a lot of time to educate themselves about the facts related to how a solar facility would benefit the community. Leischow said that he'd be delivering information to the City to support that there is plenty of land available for this use. Leischow recommended that the issue be tabled for further study. He asked, however, if the commission were to act now, that it recommend adopting an ordinance that would allow ground mounted stand alone solar facilities as conditional uses in a solar overlay zoning district as this would provide for discretion as to where facilities may locate on a case by case basis. Gabler pointed out that the City had not banned solar but rather established a moratorium to allow time to consider appropriate development policy related to solar energy generation. She recommended tabling action on this issue and continuing the public hearing in order to include City Council in the discussion. Leischow replied that he looks at eliminating the option to have a primary use ground mount facility in a commercial or industrial area that may otherwise not be used for anything for the foreseeable future as a ban. Planning Commission Minutes 2/03/15 Alan Heidemann pointed out that the City may also want to consider the impact of a potential solar policy on Xcel Energy. ALAN HEIDEMANN MOVED TO TABLE ACTION AND CONTINUE THE PUBLIC HEARING RELATED TO ADOPTING RESOLUTION NO. PC- 2015 -003, RECOMMENDING THAT THE CITY COUNCIL ADOPT THE PROPOSED ORDINANCE NO. 613 REGULATING SOLAR ENERGY SYSTEMS AND RELATED MATERIAL PENDING ADDITIONAL INFORMATION. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED 4 -0. 6. Public Hearing - Consideration of a request for Amendment to Development Stage Planned Unit Development (PUD) and Preliminary Plat for Sunset Ponds 3 "d Addition, a proposed 48 -unit residential development in an R -2 District. Applicant: Sunset Ponds LLC /Donald Jensen, Planning Case Number: 2014 - 050 Steve Grittman outlined a proposal to replat a portion of the Sunset Ponds 2nd Addition to accommodate 48 small -lot single family parcels with no common area. The Planned Unit Development (PUD) would be amended to reflect the change in lot configuration, residential unit, and design standards. Grittman indicated that the primary concerns with the proposed project related to engineering aspects of converting the site from attached townhome units and management issues raised by establishing of a new homeowner's association for the small -lot detached units. F Staff had required a redesign of Lots 2 -10 in the preliminary plat citing concerns related to angled side lot lines and a lack of side and rear yard space for Lot 6. The redesign submitted has improved the overall lot layout and usability but only slightly expands yard space. Issues related to the internal lot angle should be minimized because the association will control lawn maintenance. It has been determined that the nine existing attached townhouse owners will continue to receive and pay for exterior maintenance, trash removal, insurance, common elements maintenance. The new 48 single family detached units will responsible for their own exterior structure maintenance, trash removal, and insurance. Linda Buchmann shared a concern about safety at the intersection of Gillard and County Road 39 and asked if the roads are equipped to handle additional population moving into the neighborhood. Angela Schumann noted that traffic impact analysis is always a development consideration and pointed out that the revised project plan reduces the density and will generate less traffic. Charlotte Gabler suggested that it may be useful to conduct a car count along County Road 39 from Hart Boulevard to Gillard due to new development in that area. Angela Schumann agreed to get input consult the City Engineer. 2 Planning Commission Minutes 2/03/15 Sam Murdoff asked about color and roofline variations among the homes. Schumann said that home design styles tended to vary throughout the PUD. Houses located next to one another are required to have different facade designs. Buchmann asked about the difference in colors on the map of the development. Grittman stated that the colors identify units with either 2 or 3 car garages. Buchmann also asked if there had been any concern about flooding on the cul -de -sac that juts out of 93rd. Grittman pointed out that there is a retaining wall between the wetland and the south boundary of those buildings. He noted that the engineers had been working to address drainage in this area to ensure that the neighborhood is properly protected. Brad Fyle opened the public hearing. Don Jensen, representing Paxmar and Sunset Ponds, LLC provided further details about the proposed development and responded to questions related to the project. He noted that civil engineer Scott Dahlke was also present to provide information. Jensen suggested that adding a plan for detached structures with 2 and 3 car garages to a development with so many attached structures had provided the step up housing opportunity which had initially intended for the PUD. Jensen pointed out that the lot lines had been reconfigured and alternatives to eliminating Lot 6 had been considered as requested. He stated that the association would be taking care of maintaining the rectangular space in the rear and that they would prefer more dwelling units than less to support the dues structure. He suggested that the revised layout proposed would improve backyard relationships which addresses the intent of the condition in Exhibit Z. As there were no further comments, the public hearing was closed. Murdoff shared concerns about roofline and fagade uniformity. Jensen acknowledged that the design does not deviate from a 5/12 roof pitch and said that they could discuss whether changing the pitch makes design sense. He noted that ownership had planned that the dwelling units on 93rd be detached to provide a design cue that this the start of something different. Jensen also suggested that, in some cases it takes more of an architectural eye to note differences between the structures, but that there are differences. There is a bit less variability because most of the units are the 3 car design motif. Jensen also outlined steps taken by the engineers to improve upon the drainage of previous storm sewer design. He also noted that the low floor of the split entry is high enough for 100 year flood elevations. Buchmann asked if walkout units were included in the plan. Jensen indicated that there are no walkouts and there has been no drive to change the stair structure. Alan Heidemann asked if prospective buyers could choose to build on any lot in the development. Jensen confirmed that the homes would be built on a spec basis and 5 Planning Commission Minutes 2/03/15 developed from north to south. He indicated that the neighborhood would be built out within 2 years. ALAN HEIDEMANN MOVED TO ADOPT RESOLUTION NO. PC- 2015 -001, APPROVING THE AMENDMENT TO DEVELOPMENT STAGE PUD AND PRELIMINARY PLAT FOR SUNSET PONDS 3RD ADDITION BASED ON THE FINDINGS THEREIN, INCLUDING THE CONDITIONS LISTED IN EXHIBIT Z. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 3 -1 WITH SAM MURDOFF VOTING IN OPPOSITION. EXHIBIT Z Sunset Ponds 3rd Addition Rezoning to PUD, Development Stage PUD, Preliminary Plat Lots 1 -5, Block 4, Lots 1 -41, 51 Block 5, Lots 1 -9 Block 6, Lots 1 -9, Block 7, Sunset Ponds 2nd Addition 1. Redesign proposed plat to reflect the alternative lot line layout in Exhibit O of this report, or another option that meets the objectives identified in the staff report including the elimination of angled side lot lines. 2. Prepare final Homeowners Association documents meeting the intent of the City relating to common maintenance and enforcement. 3. Adherence to the architectural design submitted as a part of the PUD application, referring to the "Hickory 11" size, layout, and details. Minor variations in detailing and layout may be approved by the Community Development Director, provided such variations are consistent with the presentation and intent of the City's PUD approvals. 4. Enforcement of Homeowners Association maintenance requirements shall not be enforced by the City of Monticello, but may not be amended without City approval via PUD Amendment until the Association has been turned over to individual homeowners from the control of the developer. 5. Prepare revised plans and documents reflecting the approved PUD and Preliminary Plat for City records. 6. Revise engineering and civil plans in accordance with the conditions recommended by the City Engineer. 7. Continued Coordination with the Streets Superintendent regarding mailbox design and placement. 8. Prepare and submit Final Plat and PUD documents in accordance no later than thirty (30) days after Preliminary Plat and Development Stage PUD approval by City Council. D Planning Commission Minutes 2/03/15 9. Vacation and re- establishment of easements for the proposed plat shall be in accordance with the recommendations of the City Engineer. Grittman noted that the item would go before the City Council for consideration on February 23rd, 2015. 7. Public Hearing - Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 2, Section 3 — Common Review Procedures and Requirements, Chapter 2, Section 4 — Specific Review Procedures and Requirements, Chapter 5, Section 3 — Accessory Use Table, and Chapter 8, Section 4 — Definitions. Applicant: City of Monticello, Planning Case Number: 2015 -003 Steve Grittman briefly outlined the following proposed "housekeeping" amendments to the City's zoning code. • Common Review Procedures and Requirements - Chapter 2, Section 3 The proposed amendment revises written notification requirements for Comprehensive Plan amendments to be compatible with written notification requirements for zoning amendments. Written notice shall be provided to all property owners within 350 feet for amendments which involve five acres of land or less. Notice need only be published within the City's official newspaper for amendments which involve more than five acres of land. Initiation of Proceedings for Zoning Amendments — Chapter 2, Section 4(B) This proposed amendment rewords the language related to applying for a zoning amendment. The new language clarifies the actions of the Commission and staff in initiating the amendment process and provides consistency between initiation by the Planning Commission and City Council. • Specific Review Procedures and Requirements - Chapter 2, Section 4 This proposed amendment relates to the City's appeal procedures for administrative decisions. The amendment would be reworded to broaden the second appeal to any affected party. It also adds a stipulation that the City will place second written appeals on the next available agenda of the City Council but only if such Council meeting takes place at least seven (7) days after the filing of the appeal. • Accessory Use Table - Chapter 5, Section 3(C) This proposed amendment was withdrawn. • Additional Specific Standards for Certain Accessory Uses — Chapter 5, Section 3(D) This proposed amendment clarifies language relating to Open or Outdoor Sales and Storage. 7 Planning Commission Minutes 2/03/15 The amendment allows the Community Development Department to review accessory uses that are not specifically listed in the code and determine their acceptability based on similar identified uses. If no similar use is found, an applicant would need to request an amendment to the code. The amendment also deletes the series of requirements that are currently listed for temporary sales of motor vehicles in a residential zone, presuming that legally parked vehicles on driveways are not a sales lot, and are otherwise allowed. It also specifies that outdoor sales in residential districts is not allowed. 5.3(D)(21) Open Sales. The accessory use table in this Section presently lists "open sales" as a permitted accessory use in all residential districts, some business districts and in all industrial zoning districts. "Open sales" is also listed as a conditional use in some business districts. In actual practice within the City, while some degree of outdoor sales activity is permitted within residential districts, such activities are allowed only on a temporary basis (unlike open sales activities in business and industrial districts). With the preceding in mind, the amendment directs the following: 1. Specifies that outdoor sales in residential districts is not allowed. 2. Provides that the Community Development Department can review residential accessory uses that are not specifically listed in the code and determine their acceptability based on similar identified uses. If no similar use is found, an applicant would need to request an amendment to the code. The amendment deletes the series of requirements that are currently listed for temporary sales of motor vehicles in a residential zone, presuming that legally parked vehicles on driveways are not a sales lot, and are otherwise allowed. 5.3(D)(23) Outdoor Sidewalk Sales and Display. This amendment would limit the area of a site devoted to sidewalk sales and display to no greater than 5 percent of the gross floor area of the principal use. The following is a listing of the current conditions imposed upon sidewalk sales as well as the additional condition which would regulate the scale of such activity: Outdoor sidewalk sales and display areas associated with legally permitted retail uses shall: (a) Not encroach into areas necessary for the safe ingress and egress into the retail structure. Planning Commission Minutes 2/03/15 (b) Maintain a minimum pedestrian walkway of at least five feet in width along the front of the display. (c) Take place only on an improved dustless surface. The area of the site devoted to sidewalk sales and display shall not exceeds five (5) percent of the gross floor area of the principal use. Sidewalk sales and display which exceeds five (5) percent of the gross floor area of the principal use may be allowed by conditional use permit. 5.3(D)(24) Outdoor Storage. The Zoning Ordinance presently lists outdoor storage as a permitted accessory activity in residential zoning districts, some business districts and some industrial districts. Staff notes that outdoor materials in the Business Districts are included and controlled by the sales and display requirements of the existing code and this amendment. As a result, this amendment deletes "Outdoor Storage" from the Business Districts, relying the Outdoor Sales and Display and Sidewalk Sales language to manage this use. Considering that the nature of outdoor storage allowed within residential districts is significantly different than that allowed within industrial districts, the draft amendment also directs that the following be specifically listed on the accessory uses table (Table 5 -4): • Under "Additional Requirements ": "Residential Districts subject to Section 5.3 (D((24)(a)" • Under Additional Requirements ": "Industrial Districts subject to Sections 5.3 (D)(24)(b)" Definitions - Chapter 8, Section 4. This proposed amendment clarifies zoning definitions relating to Outdoor Sales, Storage, Display, Parking and Vehicle Fuel Sales. Additional text is proposed to better define and limit the affected uses. Some are altered to better define what is being addressed, and changes to "Parking" have been proposed to better incorporate the City's ordinance related to allowable parking of small commercial, recreational and emergency vehicles as noted in Chapter 4.5 — Off - Street Parking. The changes are intended to eliminate conflict within areas of the code and provide for clarity between each classification of use as follows: OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and /or renting merchandise and for the storing of same prior to sale. This use includes all outdoor sales and display of zoods and/or materials that are not specifically addressed as Outdoor Storage, Sidewalk Sales & Display, or Off - Street Vehicle Parkin OUTDOOR STORAGE: The keeping, in an un- roofed area, of any goods, j material, merchandise, or vehicles in the same place for more than twenty -four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. &*h 9 Planning Commission Minutes 2/03/15 SIDEWALK SALES & DISPLAY - OUTDOOR: Outdoor sale and display, conducted as an accessory, incidental activity by the proprietor, of products normally sold inside a retail establishment, subject to the limitations identified in this ordinance. JA -ft 0 FAMN 0 MR&ME ... PARKING — OFF - STREET: The act of keeping a passenger vehicle as defined herein and /or small commercial vehicles, recreational vehicles and emergency vehicles as defined herein, on an approved parking space, properly surfaced, for +°fflpOfafy ef time period of less than twenty four (24) hours. VEHICLE FUEL SALES: Buildings and premises where gasoline, oils and greases, batteries, tires and automobile accessories may be supplied and dispensed at retail (or in connection with a private operation where the general public is excluded from use of facilities), and where in addition, the following services may be rendered and sales made, and no other: • "Automotive Repair — minor" as defined by this ordinance • Sales of cold drinks, packaged foods, tobacco, and similar convenience goods for filling station customers, as accessory and incidental to principal operation; • Provision of road maps and other informational material to customers; and • Provision of restroom facilities but not including showers. Uses permissible at a vehicle fuel sales establishment do not include "Automobile Repair — major" as defined by this ordinance, major mechanical and body work, straightening of body parts, painting, welding, storage of automobiles not in operating condition, or other work involving noise, glare, fumes, smoke or other characteristics to an extent greater than normally found in filling stations. Vehicle fuel sales establishments are intended for the servicing and delivery of goods to passenger vehicles and small commercial vehicles. Facilities for sales to large trucks may be included, but shall not include activities that would constitute uses most commonly found at a truck stop, such as showers, truck washes, truck parking or truck storage for more than temporary periods necessary to purchase and pay for retail goods. Brad Fyle opened the public hearing. Hearing no comments, the public hearing was closed. ALAN HEIDEMANN MOVED TO APPROVE RESOLUTION PC- 2015 -004 RECOMMENDING APPROVAL OF THE ZONING ORDINANCE AMENDMENT ADDRESSING VARIOUS HOUSEKEEPING ISSUES AS SPECIFICALLY IDENTIFIED IN THIS REPORT, WITH THE EXCEPTION OF SECTION 5, SECTION 10 Planning Commission Minutes 2/03/15 8 AND THE ADDITION OF LANGUAGE RELATING TO VEHICLE FUEL SALES, BASED ON FINDINGS IN SAID RESOLUTION. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED 4 -0. 8. Public Hearing - Consideration of a request to adopt the 2015 Monticello Official Zoning Map Angela Schumann noted that one rezoning action (Ordinance No. 600 — Rezoning Outlot A, Monticello Commerce Center 7b Addition from B -4 to R -4) had resulted in a change to the zoning map since last year. Schumann asked that the Planning Commission adopt the 2015 Official Zoning Map as well as the Shoreland /Floodplain Companion Map. Brad Fyle opened the public hearing. As there were no comments, the hearing was closed. ALAN HEIDEMANN MOVED TO ADOPT RESOLUTION NO. PC- 2015 -002 RECOMMENDING THE ADOPTION OF THE 2015 CITY OF MONTICELLO OFFICIAL ZONING MAP, INCLUDING SHORELAND /FLOODPLAIN COMPANION MAP. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 4 -0. 9. Added items Tour (Schumann) — Angela Schumann indicated that the City Administrator has invited new board members to join him in a tour of the City. She asked the commissioners to provide options for dates and times within the next month which would work best for them to participate in this event. LMC Training (Schumann) - Angela Schumann also noted that staff would register the new Planning Commission members for the Land Use Basics Training course offered by the League of Minnesota Cities. Staff will email information pertaining to access to the online course. 10. Adiournment ALAN HEIDEMANN MOVED TO ADJOURN THE MEETING AT 8:20 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED 4 -0. Recorder: Kerry Burri Approved: Attest: Angela Schumann, Community Development Director 11 Planning Commission Agenda — 03/03/15 5. Continued Public Hearing — Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 5, Sections 1 — Use Table, Section 2 — Use - Specific Standards and Section 3 — Accessory Use Standards and Chapter 8, Section 4 — Definitions as related to regulations for Solar Energy Systems. (NAC) A. A. B. Property: Legal: NA Address: NA Planning Case Number: 2014 -054 REFERENCE & BACKGROUND: Request(s): Amendments to the Zoning Ordinance addressing Solar Energy production as principal or accessory uses, and definitions of Essential Services and Utilities as uses in various zoning districts. Deadline for Decision: Land Use Designation: ANALYSIS AND STUDY November, 2015 Varies Please see attached memo from City Planner Steve Grittman of NAC. Previous staff reports from January and February Planning Commission meetings are also attached for reference. ALTERNATIVE ACTIONS: 1. Motion to continue the hearing and table action on the issue, pending additional information. C. STAFF RECOMMENDATION: Staff recommends continuing the hearing and tabling of action on the issue as noted. D. SUPPORTING DATA: A. March 3rd, 2015 Update Memorandum — NAC B. January 14th, 2015 Staff Report and Exhibits C. February 3rd, 2015 Staff Report and Exhibits NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: Monticello Planning Commission FROM: Stephen Grittman DATE: March 3, 2015 RE: Monticello — Solar Energy Generation — Report Update FILE NO: 191.06 — 15.01 At the previous Planning Commission meeting on February 3rd, staff reported to the Commission with additional information that the Commission asked staff to research related to the impacts of Solar Energy generation as a principal use of property. Industry representatives at the public hearing indicated that the solar generation facility would pay a "production" tax, and property used for solar energy would also pay property taxes based on the valuation of the property. The industry representatives also suggested that the City consider an overlay district that would allow solar energy as a principal use. Under this approach, the City could choose to rezone land with the overlay district in locations that may be amenable to the use. Staff continues to investigate this idea, along with other options. In general, staff maintains its concern that solar energy as a principal use of property is not urban in nature, and should not be located within the City's boundaries or identified growth area. Because of the complexity of the solar power issues facing the state and the community, staff is asking that the Planning Commission again table action for 30 days. At this time, legislation is being proposed that may impact how the City views the potential for solar energy production, and the City's approach to its ordinances may impact, or be impacted by, the legislative process. While the City's zoning authority is not likely to be affected by the legislation, there may be strategic reasons to consider other alternatives. Giving the legislative process some time to play out would be beneficial to these decisions. As such, staff asks the Planning Commission to table action on the ordinance until its April meeting for further consideration. Planning Commission Agenda: 1/14/15 6. Public Hearing — Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 5, Sections I — Use Table, Section 2 — Use - Specific Standards and Section 3 — Accessory Use Standards and Chapter 8, Section 4 — Definitions as related to regulations for Solar Energy Systems. (NAC) Property: Legal: NA Address: NA Planning Case Number: 2014 -054 A. REFERENCE & BACKGROUND: Request(s): Amendments to the Zoning Ordinance addressing Solar Energy production as principal or accessory uses, and definitions of Essential Services and Utilities as uses in various zoning districts. Deadline for Decision: Land Use Designation: ANALYSIS AND STUDY November, 2015 Varies The material below is presented to provide background and recommendations to the City of Monticello in consideration of potential amendments to its zoning ordinance related to solar energy production, and related aspects of the ordinance to utilities and essential services in the community. I. Solar Ener2y Production a. Background and introduction Over the past several months, the City has been approached with exploratory questions about the establishment of facilities that would generate electrical power through an extensive array of solar panels. These arrays are sometimes referred to as "solar farms ", and can constitute either the sole use of property, complement an existing use, or co -exist side -by -side with an existing use. Although the questions so far have been preliminary and related more to general regulations, rather than specific to certain property, staff became concerned that the current zoning regulations are not clear regarding the classification of this type of use. To better address these questions, staff requested the City Council establish a land use moratorium on principal solar energy uses, giving the City time to Planning Commission Agenda: 1/14/15 study the various aspects of this use, and address some of the concerns related to the current zoning ordinance language. That moratorium was adopted by the City Council on November 2e, 2014. Under the planning laws in Minnesota, the City has 12 months to study the issue and consider changes to its development regulations. Alternative energy production has grown in Minnesota, in part due to a series of state mandates to the largest power producers to meet various thresholds in energy from renewable sources. Accompanying the mandates have been a variety of subsidies and incentives to both producers and consumers that abate or defer different taxes, depending on the program. Recently, the interest in establishing "solar farms" as a principal use of property has become an urban issue. Previously, most urban solar energy production occurred as accessory solar panels attached to individual buildings. In most of those cases, the property owner consumed the energy produced on- site, and in some situations, fed a small amount of energy back to the grid, which the utility company with the distribution territory is obligated to purchase. The high price of urban land — relative to rural land — meant that large solar arrays were unlikely to be proposed in urban areas. With the real estate market crash and slow recovery, those price disparities were minimized, at least temporarily. As such, urban locations have begun to surface as potential solar farm production sites, particularly given their proximity to power substations that result in reduced transmission costs for the producer. Finally, like any technology, continued advancements in efficiency and production cost have made solar energy more appealing to all parties, including both the commercial producers and consumers. As the cost gaps narrow, the environmental appeal of alternative energy is increasing its potential to create new land use issues for local government. All of these factors — mandates, tax incentives, real estate prices, technological advances, and environmental appeal - have combined to push this issue to the forefront. This report is intended to provide a baseline of information for the City to consider how its land use regulations can address potential issues raised by the growth in solar energy production. b. Accessory solar installations Most of the solar installations to this point, particularly within urban areas, have been accessory uses — one or more panels (usually) attached to an existing building, and producing electrical power that is consumed by the 2 Planning Commission Agenda: 1/14/15 occupant of the property. Historically, these installations have been limited to roof - mounted panels or occasionally, a few ground- mounted panels within the open yard spaces on developed property. With the improvements in this technology, it is conceivable that "accessory" installations would grow beyond the historical limits, and raise issues for municipal land use regulation. c. Principal (commercial) solar installations The prospect of solar farms as a principal or sole use of urban property is the issue which generated the moratorium discussion. In these installations, solar energy production would constitute the primary use. For many of the typical installations of this sort, a parcel of between 15 and 25 acres is devoted to solar panel arrays. Such facilities need few, if any, urban services, create little or no on -site employment, and generate no traffic. Some electric generating or distribution organizations (Wright- Hennepin Electric Cooperative is one example) are in the process of establishing solar farm arrays that shareholders may buy into. Wright- Hennepin has two such arrays on its corporate property in Rockford. In this example, a large solar array would not necessarily need to be the sole use of property. Any parcel with a significant amount of unused land could consider solar energy production for commercial purposes as an unrelated ancillary use. IL Political /Environmental /Regulatory Aspects /Objectives a. Energy production objectives As noted previously, there is both a market -based and regulatory -based movement toward alternative or renewable energy generation. One of the incentives for energy producers to now be seeking new locations relates to the requirement of large utilities (such as Xcel) to sell a threshold amount of power from renewable generation sources. Environmental interests have driven the renewable markets, and have been primarily responsible for translating those interests into regulatory mandates. The demand for renewable energy production is not location specific. As such, the question of whether solar farms are an appropriate urban land use is one of land use compatibility and land use policy, not one of environmental or political policy for the City. b. Local Government authority 3 Planning Commission Agenda: 1/14/15 Municipalities have the authority to regulate land uses, with certain limitations that are imposed by the state. Provision of access to sunlight for the purposes of utilizing solar energy is protected by the zoning enabling legislation in Minnesota law. However, local government may still regulate land uses to ensure that its planning objectives are met, in furtherance of the municipal role of protection of public health, safety, and welfare. As such, the City can use its development regulations to manage location, size, extent and intensity of various land uses, and relegate certain land uses to specific districts. In most cases, the City can prohibit land uses when they are incompatible with the City's land use objectives. Provided that the City's regulations promote a legitimate public interest, and are a reasonable means to further that interest, the land use regulations are typically valid. Certain large utility installations are subject to state regulatory authority that can preempt local zoning control. However, one current project, known as the Aurora project by Geronimo Energy, is working on a multi -site distributed solar energy development which includes at least one site in Wright County, among several others around the state. Geronimo expects to seek County and /or Township zoning approvals for those installations. IILLand Use Regulation /Obiectives a. Potential land use issues i. Neighboring property impacts. One of the most common issues addressed by land use regulations are potential impacts of a use on neighboring land uses. Of potential concern with solar farms would be visual glare reflecting from the solar panels, particularly in a large array. For most of the larger projects, it appears that the technology includes an anti- reflective coating on the panels that minimize reflective glare. The panel installations themselves, when ground - mounted, are typically designed to rotate for sun angle, and are between 6 and 10 feet tall. These arrays would typically be visible to adjoining property. ii. Public safety and infrastructure impacts. The facilities generate almost no on -site traffic after construction is complete. Occasional maintenance visits occur, including washing activity. Apart from this, there is no other sanitary sewer or water use from the typical facility. iii. Traffic and utility investment. Because they generate no traffic or municipal utility use, these facilities have the capacity to consume private land that has, for most areas of the City or the nearby Monticello Orderly Annexation Area, been planned for urban development. Because the City's infrastructure investments, along 2 Planning Commission Agenda: 1/14/15 with its economic development objectives, are based on tax base and employment generation, large areas of land devoted to uses that supply neither of these raise questions as to their suitability for urban locations. The City could also expect increases in utility infrastructure costs if it were necessary to extend its utility lines and streets past such areas to continue its development pattern. iv. Employment generation. As noted, facilities of this type generate no permanent employment for the site itself. In some cases, the City is willing to forgo a portion of its property tax revenue when employment generated by a new project meets the economic development objectives of the community. This benefit would not be available from a solar farm use. b. Accessory Use. An Accessory Use, according to the zoning ordinance, is one that is "subordinate and incidental" to the main activity or structure on the site — usually referred to as the "principal" use or structure. Such a use can be subordinate or incidental in size, scope, or impacts on adjoining property. In most cases, an accessory use is considered an activity that is in support of and directly related to the operation of the principal activity on the site. i. Size, Location, Design, etc. Monticello currently permits solar energy installations as accessory structures when attached to other principal uses of property. The code requires such facilities to meet setbacks and height standards applicable to the primary buildings on the site. ii. Building -mount or Ground - mount. Current zoning requirements address solar facilities that are an "integral part" of the structure to which they are attached, with the implication that ground- mounted solar arrays are not permissible under the accessory use regulations. iii. Proportionality. The zoning ordinance does not address the specific amount or proportion of a structure or site that can be occupied by solar facilities and still qualify as an accessory use, although the ordinance states that accessory uses shall be subordinate is size and scope to the principal use. It is conceivable that going forward, adding definition to this allowance would ensure that new solar installations intended to be "accessory" will indeed be "incidental" to the principal use of property. c. Principal Use. The Principal Use of property is the main, or primary, purpose for which land is intended and developed. Principal uses are usually distinguished by size or extent, and almost certainly by impact, from accessory uses. i. Land use regulation goals. When land use plans are prepared and regulations are established, principal uses are those that are the focus of the plans. The City's land use goals are designed to provide for 5 Planning Commission Agenda: 1/14/15 high -return land uses in terms of quality of life to the City's residents. The City has developed a series of economic development goals, supported by the Comprehensive Plan, that incorporate an expectation for good design, diverse lifestyle opportunities, and efficiency in providing governmental services. Land uses that cannot meet these objectives are incompatible with urban development in Monticello. The City acknowledges that various economic activities are necessary to support urban growth, but which may not be compatible with urban development. These uses are more likely to be located in rural areas, and include agriculture and similar uses that do not use urban services. ii. Tax /service impacts. Implicit in the City's urban development objectives is the need to generate property taxes, on which the City relies to deliver services, and the need to regulate land uses in a way that permits the City to deliver those services as efficiently as possible to keep property tax rates as low as possible. Various scenarios can interfere with these goals. One example would be a land use that consumes services at greater rates than others, but which generates taxable value at disproportionately low rates. This would result in spreading the burden of public services to other taxpayers in the City. While a solar farm use does not generate a demand for services, it also creates a relatively low property tax capacity, compared to other land uses. In addition, without using any services, but in a location in the midst of a current or future growing urban area, an unproductive use such as a solar farm requires additional expenditures of City capital to extend services past the unproductive land to farther development. This creates a sprawl impact that raises costs for other taxpayers. IV. Regulation Options. The City has a number of potential options in regulating solar energy production. As noted above, the current regulations specifically permit accessory solar facilities, with limited definition as to how those facilities can be installed on a property. The zoning regulations are silent on solar energy production as a principal use, but various categories of use touch on electrical generation. In all zoning districts, the zoning ordinance allows "Utilities (major)" as a conditional use (Utilities do not specifically include electrical power generation, but include regional or community -wide services that entail the construction of building and "electrical substations "). The provisions related to this class of use state that "An electrical power facility ... shall be set back at least 100 feet from all lot lines. Service or storage yards shall be prohibited." 101 Planning Commission Agenda: 1/14/15 Essential Services are identified in the ordinance as the structures and appurtenances that are necessary to (usually) distribute utility services to the community. Examples are pipelines, poles, wires, cable boxes, and similar structures. These are allowed in all zoning districts as permitted uses. They are defined in the Monticello zoning ordinance at Chapter 8.4. Staff believes that creating better definitions related to "utilities ", as well as "essential services" will add clarity to the ordinance, in addition to language that addresses solar energy production as a separate use. The Planning Commission is asked to provide staff with direction as related to the regulation options outlined below. a. Allow as Both Principal and Accessory Uses i. Permitted /Conditional Use alternatives. The City's zoning regulations can treat solar energy production as a permitted or conditional use, regardless of whether the activity is the principal or accessory use of land. As noted above, the current language allows solar installations as permitted accessory uses — this pattern is appropriate, but would benefit from added clarification as to the limits of what constitutes an "accessory" use in the case of solar power facilities. As a principal use, the activity is not currently allowed, although the code language is not clear as it applies to the types of facilities currently being planned around the state. If the City does prefer to allow solar energy generation as a principal use of land, it would likely require a number of specific standards to be compatible with neighboring urban development, including location and scope. If this approach is considered, it would be best to specify the use as a Conditional Use in specific zoning districts, and identify a minimum set of conditions for consideration. ii. Limits of authority. It is important to note that as a Conditional Use, a specific use is presumed to be acceptable in a given zoning district, subject to compliance with reasonable and applicable conditions designed to mitigate specific impacts created by the use. As such, a Conditional Use Permit is not "deniable" when the applicant can meet the conditions that the City places on the permit. Conditional Use Permits run with the land, and are not time - limited. It is possible to consider this use as an "interim" use, but the City should be cautious in knowing that facilities with such extensive capital costs are not likely to terminate in the foreseeable future. 7 Planning Commission Agenda: 1/14/15 b. Allow as Accessory Use Only. A second option for the City would be to incorporate the clarification changes to the code noted above regarding essential services, solar energy systems as accessory uses, and utilities, and prohibit the principal use of property for solar energy production. Staff believes that this is the intent of the current zoning language, but the current proposals in the market raise concerns that the City's zoning regulations do not adequately address this use in the intended manner. i. Pros /Cons —relative to competing objectives. The advantages of the "accessory use only" approach are as follows: 1. Solar energy production is allowed, but in ways that minimize their impacts to adjoining property. 2. Solar energy farms would not be allowed, thus the issues related to property tax and municipal service extensions would be eliminated. 3. In the event that a user develops a more unique method of creating a solar array as a principal use, that party could approach the City to propose an amendment, and show how that method would offset the City's concerns noted above. The disadvantages of prohibiting solar arrays as principal uses largely relate to the political discussion in that some may suggest that the City is interfering in the ability of consumers to purchase, or utilities to sell, electrical power from alternative generation sources. The City would not be prohibiting solar energy production, but would be identifying solar "farms" as a rural use, rather than an urban one. ii. Potential limitations on size /location /impacts. The City can consider a wide variety of limitations to solar energy arrays as accessory uses, depending on use and zoning district. These may include the following: 1. Generally allow solar arrays as roof - mounted systems, and create a maximum height extension. 2. Ensure that solar arrays are developed to minimize glare, including adequate protective screening or coatings as appropriate. 3. Limit solar arrays to locations that are not visible from the public right of way in residential areas, or require that they are integrated into the design and architecture of the home. 4. Allow ground- mounted solar arrays in the rear yards when such arrays comprise an aggregate area no more than 20% of the size of the principal structure. 5. Allow ground- mounted solar arrays on business and industrial property by Conditional Use Permit, with size limitations related to current accessory building allowances, and in such a Planning Commission Agenda: 1/14/15 way that would not impede principal building or site use expansion. 6. Require that business /industrial ground- mounted systems be allowed only where applicants show that roof - mounted systems are not practical due to building strength /support. 7. Require that accessory buildings related to solar arrays constitute, or are included in, the allowed accessory building construction on the subject property. 8. Include the existing requirements of the City's code, including a requirement that all installations meet height and setback requirements applicable to accessory uses in the underlying zoning district. V. Conclusion /Recommendation The prospect of "solar farm" installations of 5 acres or more has raised an issue for the City in how it regulates solar installations generally, and particularly, in the treatment of solar energy production as a potential principal use of property. This report notes that the intent of the City's zoning has been to allow solar energy facilities as accessory use structures, but with an assumption that electrical generation as a principal use would be more similar to the Xcel generation plant — a tan base and employment - generating facility. To address this concern, the City enacted a development moratorium on solar energy as a permitted use last November, with the understanding that the City would further investigate the issues related to this use and consider amendments to its zoning regulations. Based on the analysis and study, staff is recommending the following amendments: A. Retain the current requirements for Solar Energy Systems in the Zoning Code, Chapter 5.3 (D)(29) for accessory use B. Amend the language in that section to add the requirements suggested in this report, as follows: I. Generally allow solar arrays as roof - mounted systems, and create a maximum height extension. 2. Ensure that solar arrays are developed to minimize glare, including adequate protective screening or coatings as appropriate. 3. Limit solar arrays to locations that are not visible from the public right of way in residential areas, or require that they are integrated into the design and architecture of the home. 6E Planning Commission Agenda: 1/14/15 4. Allow ground- mounted solar arrays in the rear yards when such arrays comprise an aggregate area no more than 20% of the size of the principal structure. 5. Allow ground- mounted solar arrays on business and industrial property by Conditional Use Permit, with size limitations related to current accessory building allowances, and in such a way that would not impede principal building or site use expansion. 6. Require that business /industrial ground- mounted systems be allowed only where applicants show that roof - mounted systems are not practical due to building strength /support. 7. Require that accessory buildings related to solar arrays constitute, or are included in, the allowed accessory building construction on the subject property. 8. Include the existing requirements of the City's code, including a requirement that all installations meet height and setback requirements applicable to accessory uses in the underlying zoning district. C. Clarify the definition of Essential Services to specify that the identified items are support facilities and structures, but not buildings for human use or occupancy. D. Clarify the definition of Utilities -Major to specify that the identified uses listed at (A) Public infrastructure services include buildings or structures that are intended to house human activity. By example, staff would suggest that the definition of this use specifically include a reference to employment and a need for urban services. E. Clarify that solar energy generation is not allowed as a stand- alone, principal use of property, including within definitions. F. Amend the zoning use table (Table 5.1) to specify that Utilities -Major are allowed by CUP only in the I -1, Light Industrial District, I -2, Heavy Industrial District and the B -2, Limited Business District. B. ALTERNATIVE ACTIONS: 1. Motion to continue the public hearing and direct staff to prepare amendments to the Zoning Ordinance as recommended in the staff report of 1/14/15 for consideration at the Planning Commission's next regular meeting. 2. Motion to table action on the issue, pending additional information. C. STAFF RECOMMENDATION: 10 Planning Commission Agenda: 1/14/15 As noted above, staff is recommending a series of amendments to the zoning ordinance, summarized below. With comments and direction from the Planning Commission, staff will prepare those amendments for consideration at the next regular meeting. A. Retain the current requirements for Solar Energy Systems in the Zoning Code, Chapter 5.3 (D)(29) for accessory use. B. Amend the language in that section to add the requirements suggested in this report, as follows: 1. Generally allow solar arrays as roof - mounted systems, and create a maximum height extension. 2. Ensure that solar arrays are developed to minimize glare, including adequate protective screening or coatings as appropriate. 3. Limit solar arrays to locations that are not visible from the public right of way in residential areas, or require that they are integrated into the design and architecture of the home. 4. Allow ground- mounted solar arrays in the rear yards when such arrays comprise an aggregate area no more than 20% of the size of the principal structure. 5. Allow ground- mounted solar arrays on business and industrial property by Conditional Use Permit, with size limitations related to current accessory building allowances, and in such a way that would not impede principal building or site use expansion. 6. Require that business /industrial ground- mounted systems be allowed only where applicants show that roof - mounted systems are not practical due to building strength /support. 7. Require that accessory buildings related to solar arrays constitute, or are included in, the allowed accessory building construction on the subject property. 8. Include the existing requirements of the City's code, including a requirement that all installations meet height and setback requirements applicable to accessory uses in the underlying zoning district. C. Clarify the definition of Essential Services to specify that the identified items are support facilities and structures, but not buildings for human use or occupancy. D. Clarify the definition of Utilities -Major to specify that the identified uses listed at (A) Public infrastructure services include buildings or structures that are intended to house human activity. 11 Planning Commission Agenda: 1/14/15 E. Clarify that solar energy generation is not allowed as a stand- alone, principal use of property. F. Amend the zoning use table (Table 5.1) to specify that Utilities -Major are allowed by CUP only in the I -1, Light Industrial District, I -2, Heavy Industrial District and the B -2, Limited Business District. D. SUPPORTING DATA: A. Monticello Zoning Ordinance, Chapter 5, Sections 1 — Use Table, excerpt B. Monticello Zoning Ordinance, Chapter 5, Section 2 — Use - Specific Standards, excerpt C. Monticello Zoning Ordinance, Section 3 — Accessory Use Standards, excerpt D. Monticello Zoning Ordinance, Chapter 8, Section 4 — Definitions, excerpt E. Selected Data and Background Resources 12 Planning Commission Agenda: 1/14/15 EXHIBIT E Selected Data and Background Resources: League of Minnesota Cities Minnesota Statutes Chapter 216 (Public Utilities Commission) Minnesota Statues Chapter 462.357 (Planning and Land Use /Zoning) Xcel Energy (htip: / /www.xcelenergy .com /Environment/Renewable Energy) Wright - Hennepin Electric Cooperative (http://www.whe.org/for-my- home /products- services /wh -sol ar.html) htlp:Hstmedia. startribune. com/ documents /Geronimo +solar+proposal.pdf htlp: / /www .herald -j oumal.com /fannhorizons /2014 -farm /solar -prof ect.html htlp: / /www.icleiusa. orglbloglget- does - updated - solar- guidebook- for - local - governments htlp: / /www.energy.ca. gov /2009publications/ DOE -1000- 2009 - 032 /DOE -1000- 2009- 032.PDF htlp : / /www.lawofrenewableenergy.com/ 2014 /09 /articles /solarlmn- communi . - solar- arg den - program- approved/ htlp: / /www.mpmews.or /g story /2014 /12/17 /ground- level - solar - htlp: / /ilsr. org/communiiy- solar - gardens - sprouting- minnesota/ htip://mncommunitysolar.com/ htlp : / /icma.org/en /icma/knowledge network / documents /kn/Document/305385 /Solar Poweri ng Your Community Workshop Minneapolis St Paul htlp:Hicma.org/Documents/Document/Document/305385 htlp://greenstep.pca.state.mn.us/modelOrdinances.cfm enstep. pca. state.mn.us /modelOrdinances.cfm http: / /www. revenue .state.mn.us /local gov /prop tax_ admin/Pages/ptamanual.aspx 13 CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure (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. City of Monticello Zoning Ordinance TABLE 5 -1: USES BY DISTRICT Use Types Base Zoning Districts "P" = Permitted "C" = Conditionally Additional A R R R T R R M B B B B C B 1 1 Permitted "I" = Interim Permitted Requirements O A 1 2 N 3 4 H 1 2 3 4 D C 1 2 Agricultural Uses Agricultural Sales Community Gardens 000000000 ■ ■■ � ■1 - City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1: USES BY DISTRICT (cont.) Use Types Base Zoning Districts Conditionally Additional Permitted • "I" = Interim Permitted . Residential Uses 5.2(Cl(Il Attached Dwelling Types 5.2(C)(2)(a) - Duplex p C 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 P P P P P 5.2(C)(3) Facility, Single Family Group Residential C C C 5.2(C)(3) Facility, Multi - Family Mobile & Manufactured C C C P C 5.2(C)(4) Home / Home Park Civic & Institutional Uses Active Park Facilities P P P P P P P P P P P P p p p None (public) Active Park Facilities P P P P P P P 5.2(D)(1) (private) 1 Assisted Living Facilities C p C 5.2(D Cemeteries C C C C C C C 5.20(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 5.20(4) Nursing/Convalescent C C C C C C C C C P P 10 5.2(D)(5) Home Passenger Terminal C C C C None Passive Parks and Open P P P P P P P P P P P P p p p None Space Public Buildings or Uses C C C C C C C P C C P P C P P L2 (D Schools, K -12 C C C C C C I I 5.2(D)(7) Schools, Higher None Education C Place of Public Assembly C C C C C p 5.20(8) Utilities (major) C C C C C C C C C C C C C C C 5.2(D Office Uses Offices P P C P P P P 5.2(E) City of Monticello Zoning Ordinance Page 309 CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1: USES BY DISTRICT (cont.) Use Types Base Zoning Conditionally Permitted • "I" = Interim Permitted Commercial Uses Districts Additional . Adult Uses P P 3J(Kl Auction House C 5.2(Fl (21 Auto Repair — Minor C C P P 5.2 (Fl (31 Automotive Wash Facilities P C 5.2 (Fl (41 Bed & Breakfasts C C C C C 5.2 (Fl (51 Boarding House C 5.2 (Fl (61 Business Support Services P P P P P None Commercial Lodging C P P 5.2 (Fl (71 Communications /Broadcasting P P P P 5.2(Fl (81 Convenience Retail C P P P 5.2(Fl (9l Country Club C 5.2(F�(10) Day Care Centers C C P P C 5.2U(1 1) Entertainment/Recreation, Indoor Commercial P C C C 5.2(F)(12) Entertain ment/Recreation, Outdoor Commercial C C C C 5.2 ( F )( 13 Financial Institution P C P 5.20(14) Funeral Services P P I I 5.20(15) Kennels (commercial) C 5.20(16) Landscaping / Nursery Business P 5 20(17) Personal Services C P P P P P 5.20(21) Recreational Vehicle Camp S ite C C 5.20(23) Repair Establishment C P P I 1 1 5.20(24) Restaurants C P P 5.2(F25) Retail Commercial Uses (other) P P P 5.2(F)(26) Specialty Eating Establishments C P P P 5.20(27) Vehicle Fuel Sales C C C 5.20(28) Vehicle Sales and Rental C C 5.20(29) Veterinary Facilities (Rural) C 5.20(30) Veterinary Facilities (Neighborhood) C C C 5.20(30) Wholesale Sales P P P None :ity of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1: USES BY DISTRICT (cont.) COMMUNITY Use Types Base Zoning Districts Conditionally Permitted • "I" = Interim Permitted Industrial Uses Use Types Additional . Auto Repair — Major "P" = Permitted Conditionally . Exceptions Additional Requirements F-1 "I" = Interim Permitted Commercial Day Care C F-2 C C L C none I 5.2(F(I I P P 5.2(Gl(Il Bulk Fuel Sales and Storage C none 5.2(F1(71 Commercial Offices — Principal C P P C L -2: NA first floor, 5.2(F) (1 9) P P 5.2(Gl(21 Contractor's Yard, Temporary Commercial Recreation: Indoor P P C C none 5.2(F(12� Commercial Recreation: C C none I I 5.2(G)(3) Extraction of Materials I Convenience Retail C P* C C *F -2 Drive Through by CUP 5.2(Fl(91 Funeral Services I I 5.2(G1(41 General Warehousing 5.2(F 15� C C P P 5.2(G)(5) Heavy Manufacturing C 5.2(Gl(61 Industrial Services C P None Land Reclamation C C C C C C C C C C C C C C C 5.2(G1(71 Light Manufacturing P P P 5.2(Gl(81 Machinery /Truck Repair & Sales P P 5.2(Gl(9l Recycling and Salvage Center C C 5.2(G (10� Self- Storage Facilities P C P 5.2(G (1 1� Truck or Freight Terminal C P P 5.2(�(12� Waste Disposal & Incineration C 5.2(�(13� Wrecker Services C P 5.2(�(14� TABLE 5- 1 A: CENTRAL COMMUNITY Use Types Sub-Districts "P" = Permitted Conditionally . Exceptions Additional Requirements F-1 "I" = Interim Permitted Commercial Day Care C F-2 C F-3 C L C none I 5.2(F(I I Commercial Lodging P P C none 5.2(F1(71 Commercial Offices — Principal C P P C L -2: NA first floor, 5.2(F) (1 9) CUP upper floors Commercial Recreation: Indoor P P C C none 5.2(F(12� Commercial Recreation: C C none 5.20(13). Outdoor Convenience Retail C P* C C *F -2 Drive Through by CUP 5.2(Fl(91 Funeral Services C C none 5.2(F 15� City of Monticello Zoning Ordinance Page 3 1 1 CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1 A: CENTRAL COMMUNITY Use Types "P" = Permitted Conditionally "I" Interim Permitted Medical / Clinical Services C Sub-Districts P P P Exceptions L -2: NA first floor, CUP upper floors Additional Requirements 5.2(F) (18) Personal Services P P P P L -2: NA first floor, CUP upper floors L -3: CUP 5.2(F)(21 ) Places of Public Assembly C C C C none 5.2(F�(22� Professional Office - Services Including Financial Institutions P P P C L -2: NA first floor, CUP upper floors 5.2(F)(14) 5.2(F�(20� Restaurants, Bars < 10,000 SF P P C C none 5.2(F)(25) Restaurants, Bars > 10,000 SF P C C none 5.2(F)(25) Retail Sales < 10,000 SF P P C C none 5.2(F�(26� Retail Sales > 10,000 SF P C C none 5.2(F�(26� Retail with Service P C C L -2: NA first floor, CUP upper floors 5.2(F)(26) Specialty Eating Establishments < 10,000 SF P* P* C* P* *Drive Through by CUP 5.20(27). Vehicle Fuel Sales C C C 5.2(F 28� Veterinary Facilities C P C C none 5.20(30 Residential — Upper Floors P P P P L -2: NA Residential — Street Level C C L -2: NA Residential — Multiple Family C C L -2: NA Residential — Townhouse C none Residential — Single Family C none Industrial PUD L -3: PUD Only Public Buildings or Uses C C C P none City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.2 Use - Specific Standards Subsection (F) Regulations for Commercial Uses (9) Utilities (major) (a) An electrical power facility, substation, or transmission station shall be set back at least 100 feet from all lot lines. Service or storage yards shall be prohibited. (b) All commercial WECS systems shall adhere to the requirements of Section 4.12 in this ordinance. (E) Regulations for Office Uses (1) Outdoor storage shall be prohibited. (2) Buildings or structures with less than 51 percent of office space shall not be classified as an office use and shall be regulated by the other use of the structure. (3) If in the B -1 district, the following shall apply: (a) The traffic generated will not raise traffic volumes beyond the capacity of the surrounding area. (b) The architectural appearance of the building housing the office use shall reflect the building character of the area and shall not be so dissimilar as to cause impairment of property values or constitute a blighting influence within the neighborhood. (c) The provisions of this ordinance are considered and satisfactorily met. (d) The site shall conform to signage requirements provided under Section 4.5 of this Code. (e) The site shall conform to lighting requirements as provided in this ordinance. The lighting shall be restricted to be consistent with the hours of operation, within one half hour of open and close times. (F) Regulations for Commercial Uses (1) Reserved (2) Auction House (a) The architectural appearance and function plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Page 326 City of Monticello Zoning Ordinance Section 8.4: Definition of "accessory" Section 8.4: Definition of "use" Section 5.3(B): General Standards and Limitations for Accessory Uses and Structures Section 5.30): Specific Standards for Certain Accessory Uses Section 2.4(H): Appeal o Administrative Decisions CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (C) Table of Permitted Accessory Uses (1) Listed Accessory Uses Table 5 -4, lists the allowed types of accessory uses and structures within each zoning district. If a specific accessory use is allowed in a district, the column underneath the district is marked with a "P." If a specific accessory use is conditionally permitted in a district, the column underneath the district is marked with a "C." If the accessory use or structure is not allowed in a district, the column is shaded. If there is a reference contained in the column entitled "Additional Requirements ", refer to the cited section(s) for additional standards that apply to the specific accessory use. (2) Interpretation of Unidentified Accessory Uses (a) The Community Development Department shall evaluate applications for accessory uses that are not identified in Table 5 -4 on a case -by -case basis using the following standards: (i) The definition of "accessory use" (see Section 8.4 — Definitions) and the general accessory use standards and limitations established in Section 5.3(B); (ii) The additional regulations for specific accessory uses established in Section 5.3(D), Specific Standards for Certain Accessory uses; (iii) The purpose and intent of the base and overlay districts in which the accessory use or structure is located; (iv) Any potential adverse impacts the accessory use or structure may have on other lands in the area as compared to other accessory uses permitted in the district; and (v) The compatibility of the accessory use or structure, including the structure in which it is housed (if applicable), with other principal and accessory uses permitted in the district. (b) The decision of the Community Development Department to permit or deny an unlisted use or structure is final, but may be appealed pursuant to Section 2.4(H). City of Monticello Zoning Ordinance Page 355 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (3) Table of Permitted Accessory Uses and Structures TABLE 5-4: ACCESSORY Use Types Base Zoning Districts Conditionally Additional Permitted "I" = Interim Permitted • . Accessory Dwelling Unit P P P P P 5,3(D1(11 Accessory Building — P P P P P P P P P P P P P P P P minor (<— 120 square feet) 5.3(Dl(21 Accessory Building — P P P P P P P C P P P P P P P P major (> 120 square feet) 5.3(D1(31 Adult Use — accessory C 5.3(Dl(4l Agricultural Buildings P 5,3(D)(5) Automated Teller P P P P P P P P Machines (ATMs) 5.3(D)(6) Automobile Repair — C Major 5.3(Dl(7l Automobile Repair — C Minor 5.3(Dl(8l Boarder(s) P P P 5,3(D1(91 Co- located Wireless Telecommunications C C C C C C C C C C C C C C C C Antennae 4.13(El Commercial Canopies P P P P P P P P 5.3(D Commercial Transmission/ Reception Antennae/ C C C C C C Structures 44.13 DQ Donation Drop -off P P Containers 5.3(D(II) Drive - Through Services P P P C P P P 5.3Q 12) Entertain me nt/Rec reatio n C C C C — Outdoor Commercial 5.3Q 13) Fences or Walls P P P P P P P P P P P P P P P P 4.3 Greenhouse /Conservatory P P P P P P P P P P P P P P P P (non - commercial) 5.3(D l 4) Heliports C C C C C 5.3Q 15) Home Occupations P P P P P P P P P P 5.3Q 16) Indoor Food / P P P P P P P P Convenience Sales 5.3(D Indoor Storage P P P P P P L3 (D 8) Incidental Light P P P P P P P P Manufacturing 5.3Q 19) Machinery /Trucking C Repair & Sales 5.3Q 20) Office P P P P P P none Off - street Loading Space P P C P P P P P P P 4_9 Page 356 City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses TABLE 5-4: ACCESSORY Use Types Base Zoning Districts Conditionally Additional Permitted "I" = Interim Permitted • . Off - street Parking p p p p p p p p p p p p p p p I p 4.8 Open Sales P P P P P P P C C C 5.3(D Operation and storage of agricultural vehicles, P 5.30(22) equipment, and machinery Outdoor Sidewalk Sales & p p p p p p p p 5.3(D)(23) Display (businesses) Outdoor Storage P P P P P P P P P P C C C P P 5.3Q 24) Park Facility Buildings & P P P P P P P P P P p p p p p p 5.30(25) Structures (public) Private Amateur Radio p p p p p p p p p p p p p p p P 1 4.13(6) Private Receiving Antennae and Antenna P P P P P P P P P P P P P P P P 4.13(C) Support Structures Retail Sales of Goods (as part of an office or P P P P P P C C 5.30(26) industrial use) Shelters (Storm or P P P P P P P P P P p p p p p p 5.30(27) Fallout) Sign(s) P P P P P P P P P P P P P P P P 5.3Q 28) Solar Energy System P P P P P P P P P P P P P P P P I 5.3(D)(29) Swimming Pool p p p p p p p p p p p p p p P P 5.3Q 30) Large Trash Handling and P P P P P P p p p p p p 5.30(31) Recycling Collection Area Wind Energy Conversion C C C C C 5.3(D)(32) System, Commercial Wind Energy Conversion C C C C C C C C C C C C C C C C 5.3(D)(33) System, Non - commercial Wireless 1.3(E Telecommunications C C C C C C C 4.3(Fl Support Structures (D) Additional Specific Standards for Certain Accessory Uses (1) Accessory Dwelling (a) Accessory dwelling units are permitted only on lots with single - family detached dwellings. (b) No more than one accessory dwelling unit per lot is permitted. City of Monticello Zoning Ordinance Page 357 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses (c) Access. The building where such use is located is one having direct access to a collector or arterial level street without the necessity of using residential streets. (d) Hours. Hours of operation are limited to 8:00 a.m. to 9:00 p.m. The provisions of this section are considered and satisfactorily met. (27) Shelters (Storm or Fallout) Storm and fallout shelters shall not alter the character of the premises with respect to the primary use as permitted in the district. (28) Sign(s) All signs within the City shall comply with the finishing standards contained in Section 4.5: Signs Section 4.5, Signs. (29) Solar Energy Systems (a) All solar energy systems shall be operable and maintained in good repair. (b) Solar energy systems shall meet all required setbacks and height requirements of the underlying zoning district. (c) Solar energy systems shall be an integral part of the structure to which they are attached. (d) As a means of evidencing existing solar access conditions prior to installation, the owner of a solar energy system may file notarized photographs of the subject area with the Community Development Department prior to installation of said system. (30) Swimming Pools (a) All swimming pools, hot tubs, spas, and other water tanks exceeding 24 inches in depth must be fenced in accordance with the provisions of Section 5.3(D)(29)(b) below. (b) Residential swimming pool fences shall be constructed as follows: (i) Residential swimming pool fences must be at least 48 inches in height. The fence must not permit the passage of a 4 -inch sphere through openings in the fence. Fences must be constructed of durable, corrosion - and decay- resistive materials. Openings below the fence to grade must not exceed 4 inches. Page 374 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots ENTERTAINMENT, OUTDOOR COMMERCIAL: An establishment providing recreation or entertainment activities primarily occurring outdoors. Accessory uses may include the preparation and serving of food, the sale of equipment related to the outdoor uses, and complementary indoor entertainment facilities. Examples of outdoor commercial entertainment businesses include, but are not limited to, a golf driving range, sand volleyball courts, go -carts, or a miniature golf course. This use does not include projectile weapon ranges (archery or shooting),a stadium or a drive -in movie theater. ERECT: Activity of constructing, building, raising, assembling, placing, affixing, attaching, creating, painting, drawing or any other way of bringing into being or establishing. EROSION CONTROL: A measure that prevents erosion including but not limited to: soil stabilization practices, limited grading, mulch, temporary or permanent cover, and construction phasing. EROSION CONTROL INSPECTOR: A designated agent given authority by the City of Monticello to inspect and maintain erosion and sediment control practices. ESSENTIAL SERVICES: Public or private utility systems for gas, electricity, steam, sewer and water; voice, television, and digital communications systems; and waste disposal and recycling services. These services include underground, surface, and overhead systems and all accessories thereto such as poles, towers, wires, mains, drains, vaults, culverts, laterals, sewers, pipes, catch basins, water storage tanks, conduits, cables, fire alarm boxes, police call boxes, traffic signals, pumps, lift stations, hydrants, and other similar features necessary for the function of the essential service. Wireless radio frequency reception and transmission antennas and support structures shall not be considered an essential service. EXTRACTION OF MATERIALS: the development or extraction of a natural resource in excess of four hundred (400) cubic yards from its natural occurrences on affected land without processing. EXTRACTIVE USE: The use of land for surface or subsurface removal of sand, gravel, rock, industrial minerals, other nonmetallic minerals, and peat not regulated under Minnesota Statutes, sections 93.44 to 93.51. EVERGREEN TREE: A tree that retains some or most of its leaves or needles throughout the year. EXISTING TREE CANOPY: The crowns of all healthy self - supporting canopy trees with a diameter at breast height (DBH) of ten inches or greater and understory trees with a caliper size of four inches or greater at breast height. Page 426 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots SPECIAL EVENT: An event which plans for or can reasonably expect to attract more than 100 persons at any one time such as cultural events, musical events, celebrations, festivals, fairs, carnivals, etc. SPEECH, COMMERCIAL: Speech advertising a business, profession, commodity, service or entertainment. SPEECH, NON - COMMERCIAL: Dissemination of messages not classified as commercial speech which include, but are not limited to, messages concerning political, religious, social, ideological, public service and informational topics. SITE LANDSCAPING: Required vegetative material consisting of trees and shrubs that are placed on a development site to soften built edges and provide transitions. [See Section 4.1 H SHOPPING CENTER: An integrated grouping of commercial stores under single ownership or control. See also "RETAIL COMMERCIAL USES" SLOPE: Means the degree of deviation of surface from the horizontal, usually expressed in percent or degrees. SOLAR ENERGY: Radiant energy (direct, diffuse, and reflected) received from the sun. SOLAR ENERGY SYSTEM: A set of devices whose primary purpose is to collect solar energy and convert and store it for useful purposes including heating and cooling buildings or other energy -using processes, or to produce generated power by means of any combination of collecting, transferring, or converting solar- generated energy. SPECIALTY EATING ESTABLISHMENTS: Establishments selling specialty food items that normally do not constitute a full meal, including but not limited to: ice cream parlors, dessert cafes, snack shops, juice and coffee houses, and bakeries. STABILIZATION / STABILIZED: The exposed ground surface has been covered by appropriate materials such as mulch, staked sod, riprap, wood fiber blanket, or other material that prevents erosion from occurring. Grass seeding is not stabilization. STABLE: A building in which horses are sheltered; may be accessory to a residential or other use or a freestanding principal use. START OF CONSTRUCTION: The first land- disturbing activity associated with a development, including land preparation such as clearing, grading, excavation and filling; City of Monticello Zoning Ordinance Page 449 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots TRASH HANDLING AND RECYLCING COLLECTION AREA: Areas designated for the accumulation, storage and pick -up of refuse and recyclable material associated with multi- family home sites, civic and institutional uses, office uses, commercial uses, and industrial uses. This definition does not include trash and recycling containers associated with single family dwellings, or townhome units which do not utilize a communal location for trash and recycling. TREE, CANOPY: A tree that has an expected height at maturity of 30 feet or more. TREE, ORNAMENTAL: A small tree that has high visual impact typically grown for the beauty of its foliage and flowers rather than its functional reasons. TREE, SPECIMEN: Any canopy tree with a DBH of 36 inches or more and any understory or ornamental tree with a DBH of 10 inches or more that is not exempted as a specimen tree by this ordinance. TREE, UNDERSTORY: A tree that has an expected height at maturity of no greater than 30 feet. TREE SAVE AREA: The area around a specimen tree that extends one linear foot around the tree's dripline. TRASH HANDLING AND RECYCLING COLLECTION AREA: Areas containing large dumpsters or compactors used to temporarily store trash and recycling materials prior to a regularly scheduled pick up. Such facilities are typically associated with multi - family buildings of more than four units, commercial operations and industrial sites. TRUCK OR FREIGHT TERMINAL: A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. UNDERSTORY TREE: A tree that has an expected height at maturity of no greater than 30 feet. UPLAND: Means all lands at an elevation above the ordinary high water mark. USE: The purpose or activity for which the land or building thereon is designated, arranged, or intended, or for which it is occupied, utilized, or maintained, and shall include the performance of such activity as defined by the performance standards of this ordinance. i a6c City of Monticello Zoning Ordinance Planning Commission Agenda — 02/03/15 5. Continued Public Hearing — Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 5, Sections 1— Use Table, Section 2 — Use - Specific Standards and Section 3 — Accessory Use Standards and Chapter 8, Section 4 — Definitions as related to regulations for Solar Energy Systems. (NAC) Property: Legal: NA Address: NA Planning Case Number: 2014 -054 A. REFERENCE & BACKGROUND: Request(s): Amendments to the Zoning Ordinance addressing Solar Energy production as principal or accessory uses, and definitions of Essential Services and Utilities as uses in various zoning districts. Deadline for Decision: November, 2015 Land Use Designation: Varies ANALYSIS AND STUDY At the January 14, 2015 Planning Commission meeting, the Commission reviewed the staff report on Solar Energy Systems which was designed to respond to the moratorium ordinance passed by the City Council in November of 2014. The Commission also heard from members of the public, which included representatives of the Solar Energy generation industry. The Commission raised a number of questions and issues related to the staff proposal, eventually tabling action on the proposals, requesting that staff research issues noted by Commission members, continuing the public hearing and prepare a draft ordinance for review at the February meeting. Attached to this report is an update memorandum which is intended to address the Commissions questions. Also attached is a draft ordinance which would enact the recommendations of staff in treating Solar Energy Systems as an accessory use, and developing regulations for such uses. In addition, the draft ordinance adds material to the definitions of Essential Services, Utilities- major, and Solar Energy Systems to clarify the description and intent of each category of land use. B. ALTERNATIVE ACTIONS: Motion to adopt Resolution No. PC- 2015 -003, recommending that the City Council adopt the proposed Ordinance No. 613 regulating Solar Energy Systems Planning Commission Agenda — 02/03/15 and related material. Findings supporting the resolution are included in the resolution document. 2. Motion to deny adoption of Resolution No. PC- 2015 -003, based on findings identified by the Commission following the public hearing. 3. Motion to table action on the issue, pending additional information. C. STAFF RECOMMENDATION: As noted previously, staff is recommending a series of amendments to the zoning ordinance, summarized below. With comments and direction from the Planning Commission, staff had prepared those amendments for consideration in the attached draft Ordinance. A. Retain the current requirements for Solar Energy Systems in the Zoning Code, Chapter 5.3 (D)(29) for accessory use B. Amend the language in that section to add the requirements suggested in this report, as follows: 1. Generally allow solar arrays as roof - mounted systems, and create a maximum height extension. 2. Ensure that solar arrays are developed to minimize glare, including adequate protective screening or coatings as appropriate. 3. Limit solar arrays to locations that are not visible from the public right of way in residential areas, or require that they are integrated into the design and architecture of the home. 4. Allow ground- mounted solar arrays in the rear yards when such arrays comprise an aggregate area no more than 20% of the size of the principal structure. 5. Allow ground- mounted solar arrays on business and industrial property by Conditional Use Permit, with size limitations related to current accessory building allowances, and in such a way that would not impede principal building or site use expansion. 6. Require that business /industrial ground- mounted systems be allowed only where applicants show that roof - mounted systems are not practical due to building strength /support. 7. Require that accessory buildings related to solar arrays constitute, or are included in, the allowed accessory building construction on the subject property. 8. Include the existing requirements of the City's code, including a requirement that all installations meet height and setback 2 Planning Commission Agenda — 02/03/15 requirements applicable to accessory uses in the underlying zoning district. C. Clarify the definition of Essential Services to specify that the identified items are support facilities and structures, but not buildings for human use or occupancy. D. Clarify the definition of Utilities -Major to specify that the identified uses listed at (A) Public infrastructure services include buildings or structures that are intended to house human activity. E. Clarify that solar energy generation is not allowed as a stand- alone, principal use of property. F. Amend the zoning use table (Table 5.1) to specify that Utilities -Major are allowed by CUP only in the I -1, Light Industrial District, I -2, Heavy Industrial District and the B -2, Limited Business District. Staff's recommendation is based on the findings in said resolution. D. SUPPORTING DATA: A. Resolution No. PC- 2015 -003 B. Ordinance No. 613, Draft C. Update Memorandum — NAC D. Monticello Zoning Ordinance, Excerpts 3 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. PC- 2015 -003 Motion By: Seconded By: RECOMMENDING ADOPTION OF AMENDMENTS TO THE MONTICELLO ZONING ORDINANCE, CHAPTER 5, SECTIONS 1— USE TABLE, SECTION 2 — USE- SPECIFIC STANDARDS AND SECTION 3 — ACCESSORY USE STANDARDS AND CHAPTER 8, SECTION 4 — DEFINITIONS AS RELATED TO REGULATIONS FOR SOLAR ENERGY SYSTEMS WHEREAS, the City of Monticello has been presented with an interest in the development of Solar Energy Systems as stand -alone uses of property; and WHEREAS, interest in such development has occurred both within City boundaries and within the Monticello Orderly Annexation Area (MOAA); and WHEREAS, the City, and the surrounding MOAA, has been planned for urban development, including the generation of employment, housing, and other urban uses; and WHEREAS, urban development both generates costs for services, as well as taxes and fees that are designed to pay for said services; and WHEREAS, the long -term planning for the City and the MOAA has been undertaken to ensure that the City's growth can be accomplished in a fiscally sound manner; and WHEREAS, the City conducts said planning pursuant to Minnesota Statutes Chapter 462, which identifies economic development and fiscal planning as important goals of managing land use and growth; and WHEREAS, the City finds that large areas of land which may not generate urban development or impacts is inconsistent with the long -term land use and infrastructure planning of the City; and WHEREAS, Solar Energy Systems, as a stand -alone use of property does not constitute an urban use nor generate urban impacts; and WHEREAS, Solar Energy Systems developed as sole uses of property interfere with the City's planning for urban development; and WHEREAS, Solar Energy Systems are beneficial in meeting the State's energy needs; and CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. PC- 2015 -003 WHEREAS, Solar Energy Systems can compatibly co -exist with other urban development when constructed as accessory structures; an WHEREAS, the Planning Commission held a public hearing on January 14, 2015 and February 3, 2015 on the application 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. Solar Energy Systems are best developed in the urban area of Monticello, or in the future urban area of the MOAA, as accessory structures to other principal uses of property. 2. Solar Energy Systems, as stand -alone land uses, are more typical of rural uses in that they generate low rates of property tax, and little or no trunk infrastructure fees, traffic, housing, or employment. 3. Solar Energy Systems are designed to stand as long -term uses of land — typically 25 years or more. 4. Such uses are inconsistent with the City's planning for urban growth, and threaten the financial feasibility of long -term infrastructure investments. 5. Such uses, if located in urban areas, result in the spreading of infrastructure costs over other land uses and property owners. 6. Such uses, if located in urban areas, have the effect of increasing sprawl, spreading development over a larger geographic region. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends that the City Council adopts Ordinance No. 613. 2 CITY OF MONTICELLO PLANNING COMMISSION WRIGHT COUNTY, MINNNESOTA RESOLUTION NO. PC- 2015 -003 ADOPTED this 3rd day of February 2015, by the Planning Commission of the City of Monticello, Minnesota. R-A ATTEST: MONTICELLO PLANNING COMMISSION Brad Fyle, Chair Angela Schumann, Community Development Director 3 ORDINANCE NO. 613 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, ADDRESSING THE FOLLOWING: • REVISE CHAPTER 5, TABLE 5 -1, USES BY DISTRICT RELATING TO UTILITIES -MAJOR • REVISE CHAPTER 5, TABLE 5 -4, ACCESSORY USES RELATING TO • REVISE CHAPTER 5, SECTION 2(D)(9) RELATING TO UTILITIES • REVISE CHAPTER 5, SECTION 3(D)(29) RELATING TO SOLAR ENERGY SYSTEMS AS ACCESSORY USES • REVISE CHAPTER 8, SECTION 4, DEFINITIONS RELATING TO ESSENTIAL SERVICES, SOLAR ENERGY SYSTEMS, AND UTILITIES THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Chapter 5, Table 5 -1, Civic and Institutional Uses is hereby amended as follows: Utilities (major) shall be a Conditional Use (C) in the B -2, I -1, and 1 -2 Districts. In all other Districts, Utilities (major) shall be deleted as an allowable use. Section 2. Chapter 5, Table 5 -4, Solar Energy System, is hereby amended as follows: Solar Energy System shall be a Permitted Accessory Use (P) in all zoning districts, with Additional Requirements found in 5.3(D)(29)(a) and 5.3(D)(29)(b) Section 3. Chapter 5, Section 2(D)(9) is hereby amended to read as follows: (9) Utilities (major) (a) An electrical power facility, substation, or transmission station as a principal use of property shall be set back at least 100 feet from all lot lines. Service or storage yards shall be prohibited. (b) All commercial WECS systems shall adhere to the requirements of Section 4.12 in this ordinance. (c) All Solar Energy Systems shall be allowed only as Accessory Uses, subiect to the conditions listed in Chapter 5.3(1))(29)(a) and 5.3(0)(29)(b) as applicable. Section 4. Chapter 5, Section 3(D)(29) is hereby amended to read as follows: (29) Solar Energy Systems (a) Solar Energy Systems All solar energy systems shall be operable and maintained in good repair. ii Solar energy systems shall meet all required setbacks and height requirements of the underlying zoning district. Solar energy systems shall be an integral part of the structure to which they are attached. iv As a means of evidencing existing solar access conditions prior to installation, the owner of a solar energy system may file notarized photographs of the subject area with the Community Development Department prior to installation of said system. 0) Solar energy systems shall be allowed on roofs of principal and accessory buildings, provided other requirements of this section are met. vi Solar energy systems shall be designed to minimize glare with adequate screening and/or coatings, as appropriate. vii Solar energy systems shall be located in such a way as to be screened from visibility of the public right of way, or shall be integrated into the architecture of the structure so as to be visually inconspicuous. viii Ground - mounted solar energy systems shall be located only in the rear yard of residential property, and shall not occupy an area more than 20% of the size of the perimeter foundation of the principal buildinz (b) Solar Energy Systems in Business (B) and Industrial (I) districts and the CCD District. (i) Solar Energy Systems in the B, I, and CCD Districts shall comply with the provisions of Section 5.30(29)(a) (i) through (vi). ii Roof-mounted Solar Energy Systems in these districts shall be allowed as permitted accessory uses on principal and accessory buildings, provided such systems do not extend more than six (6) feet above the height of the roof where thev are mounted. Ground mounted Solar Energy Systems in these districts shall be allowed by Conditional Use Permit, and together with accessory buildings, shall not exceed an area of any parcel greater than that allowed for accessory buildings in the applicable zone. iv Ground mounted Solar Energy Systems in these districts shall be allowed only when the property owner can show that roof-mounted systems are not feasible due to building structural issues. 2 Section 5. Chapter 8, Section 4 (Definitions) is hereby amended to include the following terms as defined, or redefined: ESSENTIAL SERVICES: Public or private utility systems for gas, electricity, steam, sewer and water; voice, television, and digital communications systems; and waste disposal and recycling services. These services include underground, surface, and overhead systems and all accessories thereto such as poles, towers, wires, mains, drains, vaults, culverts, laterals, sewers, pipes, catch basins, water storage tanks, conduits, cables, fire alarm boxes, police call boxes, traffic signals, pumps, lift stations, hydrants, and other similar features necessary for the function of the essential service. Wireless radio frequency reception and transmission antennas and support structures shall not be considered an essential service. Essential Services do not include buildings or uses that include human occupancy or activity beyond occasional service or maintenance. SOLAR ENERGY SYSTEM: A set of devices whose primary purpose is to collect solar energy and convert and store it for useful purposes including heating and cooling buildings or other energy -using processes, or to produce generated power by means of any combination of collecting, transferring, or converting solar - generated energy. Solar Enerzy Systems are allowed only as accessory structures in any zoning district, subject to the requirements of Chapter 5.3 of this Ordinance. UTILITIES — MAJOR: Major utilities shall include the following: (A) Public infrastructure services providing regional or community -wide service that have regular employees on site during common working hours, and entail the construction of new buildings or structures such as waste treatment plants, potable water treatment plants, and solid waste facilities, and eleetfi soh- s t_Ati_EWcS. (B) Commercial wind energy conversion systems (public or private). (C) Electrical substations. Section 6. 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 7. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety shall be posted on the City website after publication. Copies of the complete Ordinance are available online and at Monticello City Hall for examination upon request. Brian Stumpf, Mayor ATTEST: Jeff O'Neill, Administrator AYES: NAYS: NORTHWEST ASSOCIATED CONSULTANTS, INC. 4840 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: Monticello Planning Commission FROM: Stephen Grittman DATE: January 28, 2015 RE: Monticello — Solar Energy Generation — Report Update FILE NO: 191.06 — 15.01 At the January 13th Planning Commission meeting, the Commission asked staff to research some additional information related to the impacts of Solar Energy generation as a principal use of property. Industry representatives at the public hearing indicated that the solar generation facility would pay a "production" tax, and property used for solar energy would also pay property taxes based on the valuation of the property. Employment/Housing /Property Tax Generation. Solar Farm. In recent conversations with representatives of one such company, it was indicated that on a 600 acre facility generating more than 50 Megawatts, they would expect to pay $283,000 per year in property taxes, about $475 per acre. The City's share of this tax payment would be about one fourth, with the rest going primarily to the County and School District. They further identify a production tax paid by the facility of about $125,000, or around $210 per acre, 20% of which would flow to the City. Between property and production taxes, the facility would be expected to generate about $685 per acre, with around $165 of that flowing to the City each year. Retail Comparison. On a 25 acre commercial site, the property tax generated by a retail facility (such as Walmart) pays more than $445,000 in property taxes — about $16,500 per acre each year, again with about 25 %, or approximately $4,125 of this flowing to the City of Monticello. The City would expect an employment generation from this type of development of nearly 400 jobs, more than 15 jobs per developed acre of land. Residential Comparison. A typical single family residential development on a 25 acre parcel would likely have a capacity of about 60 dwelling units. At an average value of $250,000 per homestead, the tax generation on this parcel would be around $200,000, or about $7,850 per acre per year. The City's share of property taxes for this development would be just under $2,000 per acre. Industrial Comparison. An industrial development on 25 acres would be similar to 3 Dahlheimer Distributing facilities. This would yield market values of nearly $10,000,000 and property tax generation of about $350,000 annually — about $14,000 per acre (City share equal to $3,500 or so). It would be expected that employment would be about 10 jobs per developed acre for an industrial project on 25 acres of land. Related Issues. Trunk Fees. Other considerations include the cost of providing trunk sanitary sewer, water, and stormwater control to newly developing property. When property develops, the City collects approximately $9,000 - $10,000 per acre (variable depending on the type of use, and development density) to cover the cost of trunk utility services. Those revenues are used to provide main line services, as well as treatment plant construction, water wells, and common storm ponds. Staff's concern is that large solar arrays will require spreading trunk facilities over a larger area, since the solar arrays would neither use these facilities, nor pay for access. Interchange Planning. With regard to a larger facility that is being contemplated for the Silver Springs project, this project is currently not in the City's boundaries, although it is in the Monticello Orderly Annexation Area (MOAA), and within the West 1 -94 Interchange study area. The interchange study area consists of loosely 1,000 acres of developable land, for which the City would look for both trunk funds as noted above, and interchange construction assessments of a similar amount per acre. In order to serve the area with these facilities, the amount of developable land in the area nearest the future interchange, both residential and commercial /industrial, is key to making the finances work. Losing 400 - 600 acres — more than 40% of the available land area - would create a significant threat to the financial feasibility of those improvements. It should be noted that for the Silver Springs example, the power generating capacity exceeds 50 Megawatts, putting it in the jurisdictional realm of the Minnesota Public Utilities Commission (PUC). Within the City limits, most of the smaller (25 acre ±) facilities would generate less than 5 Megawatts, well under the PUC threshold. Urban vs. Rural. Finally, it is important to note that the City's proposed ordinance is not intended to interfere with the State's interest in alternative energy. Rather, it is intended to clarify the distinction between urban and rural land uses. Solar energy facilities are uniquely rural, in that they consume large areas of land, but generate no need for urban services such as sanitary sewer, water, or other City services. Nor do they generate employment in the community. Further, they do not create opportunities for housing — important in support of both commercial business and employment pools for industry. The primary siting consideration for solar facilities is access to transmission connection points, that is, proximity to "inter- connect" locations along power transmission lines. Those points can be virtually anywhere, and are likely more prominent in rural locations. It is also important to distinguish a solar power generation facility from other agriculture which is sometimes seen within City boundaries. Farming activities within the City are most often holding uses pending development. The agricultural use is seasonal, and could be in place one year, replaced by urban uses the next. Solar generation, however, is a long -term use — at least 25 years in the current examples, and likely longer provided the facilities continue to meet State mandated requirements. Summary. In summary, while solar generation facilities are important to meet power supply requirements of state law, the issue for the City is not one of state energy or environmental policy, but one of local land use policy, local community fiscal health, and long -term economic development growth. While it is true that solar power generation on a large scale, as a principal use of land, generates no demand on the City's service provision, it also occupies land that has been planned for service, and thus the fees and taxes that would be generated from development on that land. The City's growth area boundary exists as a result of extensive planning, not to mention long and detailed negotiation with Monticello Township to define the growth limits and terms. While a solar facility would pay some taxes, the tax generation is an insignificant amount per acre compared to urban development — between 4 and 8 percent of the taxes generated by urban uses. In addition, trunk fees and other assessments necessary to pay for community -wide infrastructure facilities (such as wastewater treatment, water wells and trunk lines, as well as major roadways and interchanges) must then be spread to other City properties and taxpayers when a use such as a solar farm is developed on a large scale. This increased burden to others is a real cost, and can make future growth opportunities either more expensive, or even fiscally impossible. Removal of significant portions of the planned urban area from the City's land inventory disrupts the fiscal planning already done for those areas, has the potential for wasting infrastructure already in place to serve future development, and results in a sprawling effect on the eventual development area of the City by spreading the same amount of development out over a larger area. Staff continues to recommend adoption of an ordinance that would prohibit solar energy production as a principal use, allowing it instead as an accessory use in all districts. CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure (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. City of Monticello Zoning Ordinance TABLE 5 -1: USES BY DISTRICT Use Types Base Zoning Districts "P" = Permitted "C" = Conditionally Additional A R R R T R R M B B B B C B 1 1 Permitted "I" = Interim Permitted Requirements O A 1 2 N 3 4 H 1 2 3 4 D C 1 2 Agricultural Uses Agricultural Sales Community Gardens 000000000 ■ ■■ � ■1 - City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1: USES BY DISTRICT (cont.) Use Types Base Zoning Districts Conditionally Additional Permitted • "I" = Interim Permitted . Residential Uses 5.2(Cl(Il Attached Dwelling Types 5.2(C)(2)(a) - Duplex p C 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 P P P P P 5.2(C)(3) Facility, Single Family Group Residential C C C 5.2(C)(3) Facility, Multi - Family Mobile & Manufactured C C C P C 5.2(C)(4) Home / Home Park Civic & Institutional Uses Active Park Facilities P P P P P P P P P P P P p p p None (public) Active Park Facilities P P P P P P P 5.2(D)(1) (private) 1 Assisted Living Facilities C p C 5.2(D Cemeteries C C C C C C C 5.20(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 5.20(4) Nursing/Convalescent C C C C C C C C C P P 10 5.2(D)(5) Home Passenger Terminal C C C C None Passive Parks and Open P P P P P P P P P P P P p p p None Space Public Buildings or Uses C C C C C C C P C C P P C P P L2 (D Schools, K -12 C C C C C C I I 5.2(D)(7) Schools, Higher None Education C Place of Public Assembly C C C C C p 5.20(8) Utilities (major) C C C C C C C C C C C C C C C 5.2(D Office Uses Offices P P C P P P P 5.2(E) City of Monticello Zoning Ordinance Page 309 CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1: USES BY DISTRICT (cont.) Use Types Base Zoning Conditionally Permitted • "I" = Interim Permitted Commercial Uses Districts Additional . Adult Uses P P 3J(Kl Auction House C 5.2(Fl (21 Auto Repair — Minor C C P P 5.2 (Fl (31 Automotive Wash Facilities P C 5.2 (Fl (41 Bed & Breakfasts C C C C C 5.2 (Fl (51 Boarding House C 5.2 (Fl (61 Business Support Services P P P P P None Commercial Lodging C P P 5.2 (Fl (71 Communications /Broadcasting P P P P 5.2(Fl (81 Convenience Retail C P P P 5.2(Fl (9l Country Club C 5.2(F�(10) Day Care Centers C C P P C 5.2U(1 1) Entertainment/Recreation, Indoor Commercial P C C C 5.2(F)(12) Entertain ment/Recreation, Outdoor Commercial C C C C 5.2 ( F )( 13 Financial Institution P C P 5.20(14) Funeral Services P P I I 5.20(15) Kennels (commercial) C 5.20(16) Landscaping / Nursery Business P 5 20(17) Personal Services C P P P P P 5.20(21) Recreational Vehicle Camp S ite C C 5.20(23) Repair Establishment C P P I 1 1 5.20(24) Restaurants C P P 5.2(F25) Retail Commercial Uses (other) P P P 5.2(F)(26) Specialty Eating Establishments C P P P 5.20(27) Vehicle Fuel Sales C C C 5.20(28) Vehicle Sales and Rental C C 5.20(29) Veterinary Facilities (Rural) C 5.20(30) Veterinary Facilities (Neighborhood) C C C 5.20(30) Wholesale Sales P P P None :ity of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1: USES BY DISTRICT (cont.) COMMUNITY Use Types Base Zoning Districts Conditionally Permitted • "I" = Interim Permitted Industrial Uses Use Types Additional . Auto Repair — Major "P" = Permitted Conditionally . Exceptions Additional Requirements F-1 "I" = Interim Permitted Commercial Day Care C F-2 C C L C none I 5.2(F(I I P P 5.2(Gl(Il Bulk Fuel Sales and Storage C none 5.2(F1(71 Commercial Offices — Principal C P P C L -2: NA first floor, 5.2(F) (1 9) P P 5.2(Gl(21 Contractor's Yard, Temporary Commercial Recreation: Indoor P P C C none 5.2(F(12� Commercial Recreation: C C none I I 5.2(G)(3) Extraction of Materials I Convenience Retail C P* C C *F -2 Drive Through by CUP 5.2(Fl(91 Funeral Services I I 5.2(G1(41 General Warehousing 5.2(F 15� C C P P 5.2(G)(5) Heavy Manufacturing C 5.2(Gl(61 Industrial Services C P None Land Reclamation C C C C C C C C C C C C C C C 5.2(G1(71 Light Manufacturing P P P 5.2(Gl(81 Machinery /Truck Repair & Sales P P 5.2(Gl(9l Recycling and Salvage Center C C 5.2(G (10� Self- Storage Facilities P C P 5.2(G (1 1� Truck or Freight Terminal C P P 5.2(�(12� Waste Disposal & Incineration C 5.2(�(13� Wrecker Services C P 5.2(�(14� TABLE 5- 1 A: CENTRAL COMMUNITY Use Types Sub-Districts "P" = Permitted Conditionally . Exceptions Additional Requirements F-1 "I" = Interim Permitted Commercial Day Care C F-2 C F-3 C L C none I 5.2(F(I I Commercial Lodging P P C none 5.2(F1(71 Commercial Offices — Principal C P P C L -2: NA first floor, 5.2(F) (1 9) CUP upper floors Commercial Recreation: Indoor P P C C none 5.2(F(12� Commercial Recreation: C C none 5.20(13). Outdoor Convenience Retail C P* C C *F -2 Drive Through by CUP 5.2(Fl(91 Funeral Services C C none 5.2(F 15� City of Monticello Zoning Ordinance Page 3 1 1 CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure TABLE 5- 1 A: CENTRAL COMMUNITY Use Types "P" = Permitted Conditionally "I" Interim Permitted Medical / Clinical Services C Sub-Districts P P P Exceptions L -2: NA first floor, CUP upper floors Additional Requirements 5.2(F) (18) Personal Services P P P P L -2: NA first floor, CUP upper floors L -3: CUP 5.2(F)(21 ) Places of Public Assembly C C C C none 5.2(F�(22� Professional Office - Services Including Financial Institutions P P P C L -2: NA first floor, CUP upper floors 5.2(F)(14) 5.2(F�(20� Restaurants, Bars < 10,000 SF P P C C none 5.2(F)(25) Restaurants, Bars > 10,000 SF P C C none 5.2(F)(25) Retail Sales < 10,000 SF P P C C none 5.2(F�(26� Retail Sales > 10,000 SF P C C none 5.2(F�(26� Retail with Service P C C L -2: NA first floor, CUP upper floors 5.2(F)(26) Specialty Eating Establishments < 10,000 SF P* P* C* P* *Drive Through by CUP 5.20(27). Vehicle Fuel Sales C C C 5.2(F 28� Veterinary Facilities C P C C none 5.20(30 Residential — Upper Floors P P P P L -2: NA Residential — Street Level C C L -2: NA Residential — Multiple Family C C L -2: NA Residential — Townhouse C none Residential — Single Family C none Industrial PUD L -3: PUD Only Public Buildings or Uses C C C P none City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.2 Use - Specific Standards Subsection (F) Regulations for Commercial Uses (9) Utilities (major) (a) An electrical power facility, substation, or transmission station shall be set back at least 100 feet from all lot lines. Service or storage yards shall be prohibited. (b) All commercial WECS systems shall adhere to the requirements of Section 4.12 in this ordinance. (E) Regulations for Office Uses (1) Outdoor storage shall be prohibited. (2) Buildings or structures with less than 51 percent of office space shall not be classified as an office use and shall be regulated by the other use of the structure. (3) If in the B -1 district, the following shall apply: (a) The traffic generated will not raise traffic volumes beyond the capacity of the surrounding area. (b) The architectural appearance of the building housing the office use shall reflect the building character of the area and shall not be so dissimilar as to cause impairment of property values or constitute a blighting influence within the neighborhood. (c) The provisions of this ordinance are considered and satisfactorily met. (d) The site shall conform to signage requirements provided under Section 4.5 of this Code. (e) The site shall conform to lighting requirements as provided in this ordinance. The lighting shall be restricted to be consistent with the hours of operation, within one half hour of open and close times. (F) Regulations for Commercial Uses (1) Reserved (2) Auction House (a) The architectural appearance and function plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Page 326 City of Monticello Zoning Ordinance Section 8.4: Definition of "accessory" Section 8.4: Definition of "use" Section 5.3(B): General Standards and Limitations for Accessory Uses and Structures Section 5.30): Specific Standards for Certain Accessory Uses Section 2.4(H): Appeal o Administrative Decisions CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (C) Table of Permitted Accessory Uses (1) Listed Accessory Uses Table 5 -4, lists the allowed types of accessory uses and structures within each zoning district. If a specific accessory use is allowed in a district, the column underneath the district is marked with a "P." If a specific accessory use is conditionally permitted in a district, the column underneath the district is marked with a "C." If the accessory use or structure is not allowed in a district, the column is shaded. If there is a reference contained in the column entitled "Additional Requirements ", refer to the cited section(s) for additional standards that apply to the specific accessory use. (2) Interpretation of Unidentified Accessory Uses (a) The Community Development Department shall evaluate applications for accessory uses that are not identified in Table 5 -4 on a case -by -case basis using the following standards: (i) The definition of "accessory use" (see Section 8.4 — Definitions) and the general accessory use standards and limitations established in Section 5.3(B); (ii) The additional regulations for specific accessory uses established in Section 5.3(D), Specific Standards for Certain Accessory uses; (iii) The purpose and intent of the base and overlay districts in which the accessory use or structure is located; (iv) Any potential adverse impacts the accessory use or structure may have on other lands in the area as compared to other accessory uses permitted in the district; and (v) The compatibility of the accessory use or structure, including the structure in which it is housed (if applicable), with other principal and accessory uses permitted in the district. (b) The decision of the Community Development Department to permit or deny an unlisted use or structure is final, but may be appealed pursuant to Section 2.4(H). City of Monticello Zoning Ordinance Page 355 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses (3) Table of Permitted Accessory Uses and Structures TABLE 5-4: ACCESSORY Use Types Base Zoning Districts Conditionally Additional Permitted "I" = Interim Permitted • . Accessory Dwelling Unit P P P P P 5,3(D1(11 Accessory Building — P P P P P P P P P P P P P P P P minor (<— 120 square feet) 5.3(Dl(21 Accessory Building — P P P P P P P C P P P P P P P P major (> 120 square feet) 5.3(D1(31 Adult Use — accessory C 5.3(Dl(4l Agricultural Buildings P 5,3(D)(5) Automated Teller P P P P P P P P Machines (ATMs) 5.3(D)(6) Automobile Repair — C Major 5.3(Dl(7l Automobile Repair — C Minor 5.3(Dl(8l Boarder(s) P P P 5,3(D1(91 Co- located Wireless Telecommunications C C C C C C C C C C C C C C C C Antennae 4.13(El Commercial Canopies P P P P P P P P 5.3(D Commercial Transmission/ Reception Antennae/ C C C C C C Structures 44.13 DQ Donation Drop -off P P Containers 5.3(D(II) Drive - Through Services P P P C P P P 5.3Q 12) Entertain me nt/Rec reatio n C C C C — Outdoor Commercial 5.3Q 13) Fences or Walls P P P P P P P P P P P P P P P P 4.3 Greenhouse /Conservatory P P P P P P P P P P P P P P P P (non - commercial) 5.3(D l 4) Heliports C C C C C 5.3Q 15) Home Occupations P P P P P P P P P P 5.3Q 16) Indoor Food / P P P P P P P P Convenience Sales 5.3(D Indoor Storage P P P P P P L3 (D 8) Incidental Light P P P P P P P P Manufacturing 5.3Q 19) Machinery /Trucking C Repair & Sales 5.3Q 20) Office P P P P P P none Off - street Loading Space P P C P P P P P P P 4_9 Page 356 City of Monticello Zoning Ordinance CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses TABLE 5-4: ACCESSORY Use Types Base Zoning Districts Conditionally Additional Permitted "I" = Interim Permitted • . Off - street Parking p p p p p p p p p p p p p p p I p 4.8 Open Sales P P P P P P P C C C 5.3(D Operation and storage of agricultural vehicles, P 5.30(22) equipment, and machinery Outdoor Sidewalk Sales & p p p p p p p p 5.3(D)(23) Display (businesses) Outdoor Storage P P P P P P P P P P C C C P P 5.3Q 24) Park Facility Buildings & P P P P P P P P P P p p p p p p 5.30(25) Structures (public) Private Amateur Radio p p p p p p p p p p p p p p p P 1 4.13(6) Private Receiving Antennae and Antenna P P P P P P P P P P P P P P P P 4.13(C) Support Structures Retail Sales of Goods (as part of an office or P P P P P P C C 5.30(26) industrial use) Shelters (Storm or P P P P P P P P P P p p p p p p 5.30(27) Fallout) Sign(s) P P P P P P P P P P P P P P P P 5.3Q 28) Solar Energy System P P P P P P P P P P P P P P P P I 5.3(D)(29) Swimming Pool p p p p p p p p p p p p p p P P 5.3Q 30) Large Trash Handling and P P P P P P p p p p p p 5.30(31) Recycling Collection Area Wind Energy Conversion C C C C C 5.3(D)(32) System, Commercial Wind Energy Conversion C C C C C C C C C C C C C C C C 5.3(D)(33) System, Non - commercial Wireless 1.3(E Telecommunications C C C C C C C 4.3(Fl Support Structures (D) Additional Specific Standards for Certain Accessory Uses (1) Accessory Dwelling (a) Accessory dwelling units are permitted only on lots with single - family detached dwellings. (b) No more than one accessory dwelling unit per lot is permitted. City of Monticello Zoning Ordinance Page 357 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses (c) Access. The building where such use is located is one having direct access to a collector or arterial level street without the necessity of using residential streets. (d) Hours. Hours of operation are limited to 8:00 a.m. to 9:00 p.m. The provisions of this section are considered and satisfactorily met. (27) Shelters (Storm or Fallout) Storm and fallout shelters shall not alter the character of the premises with respect to the primary use as permitted in the district. (28) Sign(s) All signs within the City shall comply with the finishing standards contained in Section 4.5: Signs Section 4.5, Signs. (29) Solar Energy Systems (a) All solar energy systems shall be operable and maintained in good repair. (b) Solar energy systems shall meet all required setbacks and height requirements of the underlying zoning district. (c) Solar energy systems shall be an integral part of the structure to which they are attached. (d) As a means of evidencing existing solar access conditions prior to installation, the owner of a solar energy system may file notarized photographs of the subject area with the Community Development Department prior to installation of said system. (30) Swimming Pools (a) All swimming pools, hot tubs, spas, and other water tanks exceeding 24 inches in depth must be fenced in accordance with the provisions of Section 5.3(D)(29)(b) below. (b) Residential swimming pool fences shall be constructed as follows: (i) Residential swimming pool fences must be at least 48 inches in height. The fence must not permit the passage of a 4 -inch sphere through openings in the fence. Fences must be constructed of durable, corrosion - and decay- resistive materials. Openings below the fence to grade must not exceed 4 inches. Page 374 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots ENTERTAINMENT, OUTDOOR COMMERCIAL: An establishment providing recreation or entertainment activities primarily occurring outdoors. Accessory uses may include the preparation and serving of food, the sale of equipment related to the outdoor uses, and complementary indoor entertainment facilities. Examples of outdoor commercial entertainment businesses include, but are not limited to, a golf driving range, sand volleyball courts, go -carts, or a miniature golf course. This use does not include projectile weapon ranges (archery or shooting),a stadium or a drive -in movie theater. ERECT: Activity of constructing, building, raising, assembling, placing, affixing, attaching, creating, painting, drawing or any other way of bringing into being or establishing. EROSION CONTROL: A measure that prevents erosion including but not limited to: soil stabilization practices, limited grading, mulch, temporary or permanent cover, and construction phasing. EROSION CONTROL INSPECTOR: A designated agent given authority by the City of Monticello to inspect and maintain erosion and sediment control practices. ESSENTIAL SERVICES: Public or private utility systems for gas, electricity, steam, sewer and water; voice, television, and digital communications systems; and waste disposal and recycling services. These services include underground, surface, and overhead systems and all accessories thereto such as poles, towers, wires, mains, drains, vaults, culverts, laterals, sewers, pipes, catch basins, water storage tanks, conduits, cables, fire alarm boxes, police call boxes, traffic signals, pumps, lift stations, hydrants, and other similar features necessary for the function of the essential service. Wireless radio frequency reception and transmission antennas and support structures shall not be considered an essential service. EXTRACTION OF MATERIALS: the development or extraction of a natural resource in excess of four hundred (400) cubic yards from its natural occurrences on affected land without processing. EXTRACTIVE USE: The use of land for surface or subsurface removal of sand, gravel, rock, industrial minerals, other nonmetallic minerals, and peat not regulated under Minnesota Statutes, sections 93.44 to 93.51. EVERGREEN TREE: A tree that retains some or most of its leaves or needles throughout the year. EXISTING TREE CANOPY: The crowns of all healthy self - supporting canopy trees with a diameter at breast height (DBH) of ten inches or greater and understory trees with a caliper size of four inches or greater at breast height. Page 426 City of Monticello Zoning Ordinance CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots SPECIAL EVENT: An event which plans for or can reasonably expect to attract more than 100 persons at any one time such as cultural events, musical events, celebrations, festivals, fairs, carnivals, etc. SPEECH, COMMERCIAL: Speech advertising a business, profession, commodity, service or entertainment. SPEECH, NON - COMMERCIAL: Dissemination of messages not classified as commercial speech which include, but are not limited to, messages concerning political, religious, social, ideological, public service and informational topics. SITE LANDSCAPING: Required vegetative material consisting of trees and shrubs that are placed on a development site to soften built edges and provide transitions. [See Section 4.1 H SHOPPING CENTER: An integrated grouping of commercial stores under single ownership or control. See also "RETAIL COMMERCIAL USES" SLOPE: Means the degree of deviation of surface from the horizontal, usually expressed in percent or degrees. SOLAR ENERGY: Radiant energy (direct, diffuse, and reflected) received from the sun. SOLAR ENERGY SYSTEM: A set of devices whose primary purpose is to collect solar energy and convert and store it for useful purposes including heating and cooling buildings or other energy -using processes, or to produce generated power by means of any combination of collecting, transferring, or converting solar- generated energy. SPECIALTY EATING ESTABLISHMENTS: Establishments selling specialty food items that normally do not constitute a full meal, including but not limited to: ice cream parlors, dessert cafes, snack shops, juice and coffee houses, and bakeries. STABILIZATION / STABILIZED: The exposed ground surface has been covered by appropriate materials such as mulch, staked sod, riprap, wood fiber blanket, or other material that prevents erosion from occurring. Grass seeding is not stabilization. STABLE: A building in which horses are sheltered; may be accessory to a residential or other use or a freestanding principal use. START OF CONSTRUCTION: The first land- disturbing activity associated with a development, including land preparation such as clearing, grading, excavation and filling; City of Monticello Zoning Ordinance Page 449 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (8) Lots TRASH HANDLING AND RECYLCING COLLECTION AREA: Areas designated for the accumulation, storage and pick -up of refuse and recyclable material associated with multi- family home sites, civic and institutional uses, office uses, commercial uses, and industrial uses. This definition does not include trash and recycling containers associated with single family dwellings, or townhome units which do not utilize a communal location for trash and recycling. TREE, CANOPY: A tree that has an expected height at maturity of 30 feet or more. TREE, ORNAMENTAL: A small tree that has high visual impact typically grown for the beauty of its foliage and flowers rather than its functional reasons. TREE, SPECIMEN: Any canopy tree with a DBH of 36 inches or more and any understory or ornamental tree with a DBH of 10 inches or more that is not exempted as a specimen tree by this ordinance. TREE, UNDERSTORY: A tree that has an expected height at maturity of no greater than 30 feet. TREE SAVE AREA: The area around a specimen tree that extends one linear foot around the tree's dripline. TRASH HANDLING AND RECYCLING COLLECTION AREA: Areas containing large dumpsters or compactors used to temporarily store trash and recycling materials prior to a regularly scheduled pick up. Such facilities are typically associated with multi - family buildings of more than four units, commercial operations and industrial sites. TRUCK OR FREIGHT TERMINAL: A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. UNDERSTORY TREE: A tree that has an expected height at maturity of no greater than 30 feet. UPLAND: Means all lands at an elevation above the ordinary high water mark. USE: The purpose or activity for which the land or building thereon is designated, arranged, or intended, or for which it is occupied, utilized, or maintained, and shall include the performance of such activity as defined by the performance standards of this ordinance. i a6c City of Monticello Zoning Ordinance Planning Commission Agenda — 3/03/2015 6. Public Hearing - Consideration of a request for Amendment to Development State Planned Unit Development (PUD) and Preliminary Plat for Hoglund Bus Park, a two lot commercial development in an existing Planned Unit Development District. Applicant: WAG Partners, LLP (NAC) Property: Legal: Lengthy, see plat Address: 116 East Oakwood Drive Planning Case Number: 2014-043 A. REFERENCE & BACKGROUND Request(s): Amend a Planned Unit Development to allow for a re- subdivision of six existing parcels into two platted lots accommodating distinct businesses. Deadline for Decision: March 31, 2015 Land Use Designation: Places to Work Zoning Designation: PUD, Planned Unit Development The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non - residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. Current Site Use: Bus and Truck Garage/Maintenance /Sales Surrounding Land Uses: North: I -94, Commercial East: Business /Light Industrial South: Commercial West: Commercial Project Description: The applicants seek to recombine the several existing parcels into two platted lots, divided by a fence, to clarify ownership and activities between the two principal businesses occupying the subject property. Planning Commission Agenda — 3/03/2015 ANALYSIS The property has been utilized for bus and truck sales, storage, and maintenance for many years, evolving over that time to the current condition. The property was zoned to the PUD, Planned Unit Development District in 2001. The PUD was applied to the property primarily to allow the developed uses to continue grow in their traditional manner. The proposed plat is intended to clarify the underlying title issues and allow the business owners to separate the real estate holdings of the two principal businesses that occupy the property. To do so, the plat recombines all of the underlying parcels and creates a single dividing boundary line, generally north to south through the property. The new property line will have new utility and drainage easements consistent with the City's platting requirements. The only "improvement' ' being proposed as a part of the PUD amendment is the construction of a chain link fence along the new property line, along with gates through the fence that will continue to accommodate cross access between the two business properties. The plat includes the continuation of several long- standing cross access easements and addresses a few new easements as well. The proposed plat submission requires the clarification of a few of these to ensure that the current and previous approvals will continue as intended. These include the following: Clarification of the rights and intent of the access easement along the south boundary of the property that extends between Oakwood Drive and Thomas Park Drive. The plat shows some of that easement in a current easement document, and other portions appear to be new. 2. Addition of a sidewalk easement in the southwest corner of the plat along Oakwood Drive, reflecting the additional sidewalk serving the area. 3. Clarify the continued cross easement between the proposed Lot 1 and the McDonalds property to the west. This area has been utilized by the two property owners over time, and the proper easements should be verified. 4. Clarify that the former Cedar Street right of way along the westerly boundary of the plat has been property vacated. A vacation reference typically shows up on the plat drawings, but is not present in the drawings as submitted. Verify that a portion of Thomas Park Drive is being dedicated as right of way, rather than its previous status as street easement. The drawing appears to show this dedication, but is not clear. 2 Planning Commission Agenda — 3/03/2015 6. Verify the actual provision of two handicapped spaces per parcel as shown on the PUD drawings. 7. Submit the proposed plat to MnDOT for comment, as required for all plats adjoining state highways. Staff has received title work from the applicants which should provide information on the majority of the requested clarifications. As noted, the applicants are making no other changes to the function or uses of the site. The PUD is necessary only to accommodate the re- subdivision. B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. PC- 2015 -005, recommending approval of the PUD and Preliminary Plat, based on findings noted therein, and contingent on the conditions identified in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC- 2015 -005, subject to findings made at the public hearing. C. STAFF RECOMMENDATION Staff recommends approval of the PUD Amendment and Preliminary Plat. At this point, the changes to the site are minimal, but the Plat should be beneficial in clarifying easements and separating the real estate between what are technically two distinct businesses. D. SUPPORTING DATA A. Resolution PC- 2015 -005 B. Aerial Image C. Applicant Narrative D. Preliminary Plat E. Site Plan F. Official Monticello Zoning Map Z. Conditions of Approval 3 Planning Commission Agenda — 3/03/2015 EXHIBIT Z PUD Amendment and Preliminary Plat 116 East Oakwood Drive Proposed Legal Description: Lots 1 and 2, Block 1, Hoglund Bus Park 1. Provide additional information requested by Community Development completeness letter of February 6, 2015. 2. Execute a required sidewalk easement adjacent to Oakwood Drive per City Engineer requirements. 3. Clarify the definition and extent of the access easements (existing and proposed) along the south boundary of the plat. 4. Verify the vacation of the former Cedar Street alignment along the western edge of the property. 5. Clarify the existence of any cross easement with properties to the west. 6. Verify dedication of right of way for the Thomas Park Drive entrance. 7. Verify actual provision, via proper striping and signing, at least two handicapped parking spaces for each building, per plan. 8. Submission to, and approval of the plat by, MnDOT. 9. Any other comments and recommendations of the City Engineer. M CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -005 Motion By: Seconded By: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A PLANNED UNIT DEVELOPMENT AMENDMENT AND PRELIMINARY PLAT KNOWN AS HOGLUND BUS PARK WHEREAS, the applicant owns and operates two business entities on the property in questions; and WHEREAS, the applicant has proposed to plat a series of parcels into two platted lots reflecting the division between the two businesses; and WHEREAS, the subject property is a part of a Planned Unit Development (PUD) governing the uses and development of the parcel; and WHEREAS, the applicant proposes to amend the PUD to accommodate the subdivision; and WHEREAS, the property is zoned PUD, Planned Unit Development; and WHEREAS, the proposed development is consistent with the requirements and intent of the applicable PUD approvals; and WHEREAS, the proposed development is consistent with the intent of the Monticello Comprehensive Plan; and WHEREAS, the Planning Commission held a public hearing to consider the matter at its regular meeting on March 3rd, 2015 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 subdivision is consistent with the intent of the Monticello Comprehensive Plan. 2. The proposed subdivision creates lots that meet the requirements of the Monticello Zoning Ordinance. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -005 3. The proposed development is consistent with the intent and approvals of the current PUD governing the property. 4. The proposed development will not create undue burdens on public systems, including streets and utilities. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the proposed subdivision is hereby recommended for approval, subject to the conditions found in Exhibit Z of the staff report as follows. 1. Provide additional information requested by Community Development completeness letter of February 6, 2015. 2. Execute a required sidewalk easement adjacent to Oakwood Drive per City Engineer requirements. 3. Clarify the definition and extent of the access easements (existing and proposed) along the south boundary of the plat. 4. Verify the vacation of the former Cedar Street alignment along the western edge of the property. 5. Clarify the existence of any cross easement with properties to the west. 6. Verify dedication of right of way for the Thomas Park Drive entrance. 7. Verify actual provision, via proper striping and signing, at least two handicapped parking spaces for each building, per plan. 8. Submission to, and approval of the plat by, MnDOT. 9. Any other comments and recommendations of the City Engineer. ADOPTED this 3rd day of March, 2015, by the Planning Commission of the City of Monticello, Minnesota. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -005 MONTICELLO PLANNING COMMISSION IRn ATTEST: Brad Fyle, Chair Angela Schumann, Community Development Director O Lo U O N C O) �a o� U � m a, m a, U m E (0 O L °O N N 0 O N V Q O N N n 0 a) O N /`emu N W CU �) o v/ 0 -00 C: o m "2 Q a a\ C LO W ^^/` W � Q O O � 2 O E �? n f a { [ A - `T 4 �' WO M dVd SVNOHI � - a i•r� [� ti ti f7 � .# F►, i 14:; w i . - ftr may., r `; •p�'[ •sue , �[ January 30, 2015 City of Monticello 505 Walnut Street Suite 1 Monticello, MN 55362 Attention: Angela Schumann RE: 11 / 1012014 City Application Review Proposed Hoglund Bus Para: Monticello, MN Proj. No. 14006 The purpose of this letter is to respond to the Preliminary Plat /Amendment to PUD application review letter received from you, dated 1 1 /10/2014. The items shown below are generally in the some order as indicated on the City's relevant application Checklists. Preliminary Plat Application Checklist Written Narrative Whether the 000lieant will be the builder or if the land wit! be sold to ofiher develo ers builders: The existing parcel is used by two businesses— Hoglund Bus and Truck, and Hoglund Transportation. Each business operates out of its own main building (Hoglund Transportation has two small garage buildings in addition to its main building). The intent of the proposed plat is to provide each business with its own parcel, so that they would no longer share o property. The existing property is already developed. With the exception of a new driveway entrance at the south end of Lot 2, to service the lot, no further development is currently planned. The ownershIp of the proposed lots will be maintained by the existing businesses. Hoglund Bus and Truck will arrange for the construction of their new driveway entrance. City of Monticello Proposed Hoglund Bus Park Monticello, MN 1 1 I1 012014 City Application Review Proj. No. 14006 The time table for installation of public improvements: The new driveway entrance will be constructed in conjunction with the approval of the proposed plat. Phasing: The new driveway entrance will be constructed as one phase. Statement regarding whether an EAW or EIS is required: We do not believe an EAW or EIS will be required for this project. Plans or documents for Homeowner's Association, as applicable: Not applicable - a homeowner's association will not be established in association with the proposed plat. Possible negative impacts to surrounding property and mitigation measures: As indicated above, the facilities for the existing businessesluses already exist (with the exception of the new driveway entrance). We do not foresee any significant impacts resulting From the platting of the proposed lots. A statement of the oroposed use of the lots stating a of residential buildings with number of dwelling units and type of business or industry so as to reveal the effect of development on traffic, fire hazards, etc.: As indicated above, the use of the lots will not change from what is existing. Current usage is for bus servicing and sales, as well as maintenance of school buses. An accurate soil survey of the subdivision area, prepared by a qualified entity: See attached soil survey from the NRCS Web Soil Survey. Sewer and water feasibility completed by a registered civil engineer: As indicated above, the property is being subdivided into two lots to provide each business with its own iot. Current sanitary sewer and water service to the buildings appear to be adequate, and usage will not change as a result of the proposed plat. City of Monticello Proposed Hoglund Bus Park Monticello, MN 11 /10/2014 City Application Review Proj. No. 14006 A tree inventory and survey prepared by a qualified entity identifying tree coverage in the proposed subdivision area in terms of type, size, weakness, maturity, potential hazard, infestation, vigor, density and spacing: A tree inventory has not been completed. Existing usage and development of the property will remain unchanged (with the exception of a new driveway entrance), and no additional landscaping is planned for the property. A proposed grading plan showing contours at a two ( ?) foot contour interval, together with off - site existing contours within two hundred (200) feet of the proposed subdivision. (if determined necessary by the City Engineer, one (1) toot contours may be required for proposed grading plans to ensure proper drainage.) The proposed grading plan shall demonstrate a design for the subdivision that respects the natural topography, and preserves existing trees, wetlands and other natural features: A proposed grading plan has not been prepared since the existing development of the property will remain unchanged (with the exception of the new driveway entrance). Currently, the site surface - drains into the adjacent 1 -94 right -of -way, as it has for some years. There is no storm sewer on the property that we are aware of. The new driveway entrance will be constructed such that positive drainage is maintained. The Surveyor has indicated that the extent of the existing topography shown on the preliminary plat is acceptable to City staff per his discussion with them. If zoning changes are contemplated, proposed zoning plan and designation for all areas: Zoning is and will remain PUD. An amendment to the PUD will be required as a result of the proposed plat. A plan for soil erosion and sediment control per City Zoning Ordinance 4.14(C): No significant grading or disturbance of the existing site is planned. Therefore, an erosion and sediment control plan has not been prepared. A vegetation or tree preservation plan that shows those trees to be removed and those to remain: No existing trees are planned to be removed in association with the proposed plat. Landscaping plan, illustrating location, species, size, and quantify per City Zoning Ordinance 4.1 (D): No changes in landscaping are planned in association with the proposed plat. City of Monticello Proposed Hoglund Bus Park Monticello, MN 1 1/] 0/2014 City Application Review Prol. No. 14006 Plan detailing the location, size, and other pertinent information for proposed public utilities per City of Monticello Plan Requirements and Design Guidelines: No public utilities are planned in association with the proposed plat P U D - Deveio ment Stag a Pre Iimina Plat and Rezo n ina AP olic ation Checklist Delineation of wetlands and /or watercourses over the property and within 200 -ft of the perimeter of the subdivision parcel: No known wetlands exist within the parcel or within 210 -ft. Delineation of the ordinary high water levels of all water bodies: No water bodies are located within the property or in its vicinity. Grading drainage and erosion control plan prepared by a registered professional engineer, providing all information outlined in Monticello Zoning Code, Chapter 4, Section 1 Q (C): A proposed grading plan has not been prepared since the existing development of the property will remain unchanged (with the exception of the new driveway entrance). Currently, the site surface- drains into the adjacent 1 -94 right -of -way, as it has for some years. There is no storm sewer on the property that we are aware of. The new driveway entrance will be constructed such that positive drainage is maintained. Colored building elevations which detail the material being used: Colored building elevations have not been prepared. No new buildings are planned in association with the proposed plat. Lighting location, style, and mounting and light distribution plan: A lighting plan has not been prepared. No improvements to existing lighting is planned for the existing facilities. Proposed parks, common areas, and preservation easements (indicate public vs. private if applicable): No proposed parks, common areas, or preservation easements are planned in association with the proposed plat. City of Monticello Proposed Hoglund Bus Park Monticello, MN 1 i /10/2014 City Application Review Proj. No. 14006 Landscape plan prepared by a qualified professional providing all information outlined in Monticeilo Zoning Ordinance Section 4.1(0): No changes in landscaping are planned in association with the proposed plat. Location, access, and screening detail of large trash handling and recycling collection areas in compliance with the requirements of Monticello Zoning Ordinance Section 5.3(D)(30): No changes to the trash and recycling practices of the facilities are planned in association with the proposed plat. Please feel free to call me at {320) 339 -0669 if you have any questions regarding this letter. Schultz Engineering S Site Design, PLLC Sri J. Schultz, PE Civil Engineer m z � 2 /,•/ /.� / m p C /• �,}a0'/ �x �'� � �} sue. - � - el °a >o a Jm n l s i� y co J C N @� y Ninm w o mm o_., N IJ i � A I� oo O y W Iv _ _ _ _ __ _ _ _ __ ___ _ _ _ __ ° � `'I can �mr or �HC s >/ ry �HC sry ,/ cre ooc. 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Planning Commission Agenda — 3/3/15 Public Hearing — Consideration of an Amendment to Development Stage Planned Unit Development (PUD) for a single lot commercial development in a B -4 (Regional Business) District. Applicant: MIT Monticello, LLC (NAC) Property: Parcel 9 155205001030 (no address assigned) Lot 3, Block 1, Union Crossings Second Addition The subject site is located in the northwest quadrant of the Interstate 94 / County Road 18 interchange, north of 7t1i Street East and west of Fenning Avenue Northeast. The site is presently vacant. Planning Case Number: 2015-005 REFERENCE & BACKGROUND Request(s): Planned Unit Development Amendment Deadline for Decision: April 3rd, 2015 Land Use Designation: Places to Shop Zoning Designation: B -4, Regional Business District The purpose of the B -4, Regional Business District is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. Current Site Use: Vacant Property Surrounding Land Uses: North: Commercial retail, zoned B -4, Regional Business South: Interstate 94 / vacant property, zoned, B -2, Limited Business East: Interstate 94 interchange, zoned, A /O, Agricultural Open Space and I -2, Heavy Industrial West: Commercial retail, zoned B -4, Regional Business Planning Commission Agenda — 3/3/15 Project Description: The requested amendment involves the construction of a 4,163 square foot retail mattress sales store upon the subject 40,772 square foot site. Store activities will be limited to display only. In this regard, no customer deliveries or pick -ups will occur upon the property. The store is proposed to occupy the southern two- thirds of the site, reserving the northern one -third for future development. Ordinance Requirements: A Planned Unit Development (PUD) is currently in place for the subject site. The current PUD provides land for existing and future retail users, with the expectation that various parts of the property will be developed over time. The Original PUD identified conceptual site use, requiring PUD amendments to occur as new users that vary from the initial plan are identified. Land Use. The subject site is zoned B -4, Regional Business which lists "commercial retail" uses" as a permitted use. The store is expected to draw from and serve customers from the entire community or region. In this regard, the proposed mattress sales store is consistent with the intent of the B -4 District. Site Access. The subject site is proposed to be accessed from the north and west via existing private drives (to be shared with adjacent commercial properties). To be noted is that access from the west is to be achieved via 7t' Street East which, due to its configuration, provides a right -in only. In this regard, it is not clear if the private drive which abuts the subject site on the west is to be a one -way route. The current roadway is constructed at 24 feet of width, which would provide two- access. It appears that the roadway could be considered a two -way route, with the exception that traffic could not exit the drive to 7t' Street. Some modification of the south end of the drive, and /or signage to prevent this, should be considered. Staff has suggested that the opening from 7t' Street be narrowed to 16 feet, with signage indicating to south -bound vehicles that there is no access to 7th Street in that location. The applicant's design should be reviewed and finalized with direction and recommendation of the City Engineer. Most of the paved access drives around the property are not currently curbed. The applicants should include curb along the westerly access drive to the limits of their building, and along the driveway that leads from the main parking area to the north, as well as all other parking and drive aisle areas. W Planning Commission Agenda — 3/3/15 As a condition of PUD amendment approval, cross access and maintenance agreements must be executed with the abutting property owners to the north and west and recorded against such properties. Off - Street Parking Supply. According to the Ordinance, one off - street parking space per 200 square feet of floor area is required of retail commercial uses such as that proposed. Thus, a total of 21 spaces is required of the 4,179 square foot building. In compliance with the minimum supply requirement, 24 off - street parking spaces have been proposed. In conformance with the State Council on Disability, two parking stalls are to be devoted to use by the disabled. Dimensional Requirements. The majority of proposed parking stalls measure 9 feet in width and 20 feet in depth and satisfy the minimum dimensional requirements of the Ordinance requirements. To be noted is that six of the proposed 24 parking stalls have been designated for compact parking. The stalls have been shortened to accommodate the need for a retaining wall. Such stalls measure 7.5 feet in width and 16 feet in depth. According to the Ordinance, 25 percent of the proposed parking supply may be devoted to compact spaces. Thus, the six proposed compact stalls satisfy Ordinance requirements. One issue staff would raise is that compact stalls are sometimes misused by the public. Two considerations are proposed to better use the property. Since the plan has more parking spaces than required, the six compact spaces could be re- striped to provide five 9 -foot wide spaces, leaving additional turning room for vehicles using the shallower compact stalls. In the alternative, it appears that the retaining wall could be shifted, providing full -size space in the parking area. It would seem that this option might also have the advantage of easing snow removal operations by eliminating a jog in the curb line. Setbacks. According to the Ordinance, parking lot curb barriers may not be closer than six (6) feet to any lot line as measured from the lot line to the face of the curb. While all parking stall setbacks exceed this requirement, the shared access drives along the north and west property lines encroach into such setback area. Cross parking and access is allowed by the Ordinance via conditional use permit. In this case however, such flexibility can be granted via the PUD. Loading. According to the applicant, no deliveries or pick -up activities will take place upon the subject site. As a result, a specific loading area has not been planned or designated upon the site plan. 3 Planning Commission Agenda — 3/3/15 As a condition of PUD amendment approval, it is recommended that on -site deliveries and pick -up of merchandise be prohibited. Landscaping. As required, a landscape plan has been submitted for review. The plan calls for a variety of plantings along the southern and western boundaries of the parking lot and building. Along the perimeter of the parking lot, the plan calls for the placement of two Redmond Linden and two Swamp White Oak trees. Further, a mixture of Snowmound Spirea, Apricot Sparkles Daylillies, Mint Julip Junipers and Dwarf Winged Euonymus have been interspersed. To be noted is that the landscape plan identifies two "RSH" plantings in the southeast corner of the site. The corresponding landscape schedule does not however, include a "RSH" plant reference. This should be clarified as a condition of PUD amendment approval. Along the building perimeter, a variety of plantings are proposed including Scandia Juniper, Alleman's Compact Dogwood, Fire Light Spirea and Red Switch Grass With the referenced landscape plan clarification, the proposed landscape plan is considered to meet ordinance requirements. Building Materials. As shown on the submitted building elevations, the building is to be finished in a combination of split -faced masonry (at the base of the base of the structure) and an exterior insulating finishing system (EIFS). The base of the building is to be "Jared Tan" in color while the upper three - quarters of the building is to be "Jefferson House." Fabric awnings (red) are proposed above windows and doorways. All proposed building finish materials are consistent with the material requirements of the Ordinance and the original PUD approvals. Trash. A trash handling area is proposed to be attached to the southwest corner of the building. In this regard, the enclosure is to be constructed of split -faced block and will match the building in color. While the trash enclosure location is considered generally acceptable, some concern exists in regard to access by service vehicles. Specifically, conflicts could result between trash handling and retail customer vehicles utilizing the same drive aisle, west of the building. This issue should be addressed by the applicant to the satisfaction of the City. One option would be to widen the primary access drive aisle west of the building site to provide reasonable by -pass. The current driveway is not yet curbed, so its shifting and relocation would not require removals. In the alternative, the applicants may reorient the access opening to gain access from the parking lot, rather than the access drive. E Planning Commission Agenda — 3/3/15 Lighting. As required by the Ordinance, a photometric lighting plan which identifies illumination levels on the subject site has been submitted. As a condition of PUD amendment approval, the plan will subject to review and approval by the City Building Official. Signage. As shown on the submitted site plan, a multi -tenant monument sign is proposed to be located in the southeast corner of the site. The site plan includes a notation that the monument sign is the match the master development plan for the site. In addition to the monument sign, wall signs, each measuring 187 square feet in size, are proposed on the south and east building elevations. The area of such signs falls within the maximum area requirements allowed by Ordinance. As a condition of PUD amendment approval, the location, size and design of all signs upon the subject property must be consistent with the previously approved master sign plan. Grading, Drainage and Utilities. As required, the applicant has submitted a grading and drainage plan and a utility plan for review. As a condition of PUD amendment approval, the plans should be subject to review and approval by the City Engineer. Future Development. According to the applicant's narrative, the northern one -third of the subject site is to be reserved for future development. Due to limited available lot width, such development will likely be a northerly expansion of the proposed building rather than a freestanding structure. The plan is drawn to provide for a "zero lot line" arrangement of the proposed mattress structure, although a subdivision is not being proposed at this time. Future development upon the subject site will be subject to the processing of a PUD amendment. PUD Amendment Criteria. In considering an amendment to the Union Crossings PUD, the City must consider whether the proposed amendment affects the PUD's ability to continue to achieve PUD goals outlined by Code. Specifically, a determination should be made whether the amendment supports higher standards of site and building design, efficient use of land, a more desirable environment than possible through strict application of the zoning regulations, and innovative development options at all levels. In this regard, it is not anticipated that approval of the amendment will negatively impacts the health and safety of the City. 5 Planning Commission Agenda — 3/3/15 B. ALTERNATIVE ACTIONS 1. Motion to approve Resolution PC- 2015 -006 recommending approval of the Planned Unit Development Amendment, based on findings in said resolution and contingent on compliance with those conditions specified in Exhibit Z. 2. Motion to deny Resolution PC- 2015 -006 recommending for approval of the Planned Unit Development Amendment, based on findings to be made by the Planning Commission. 3. Motion to table action on the request, pending additional information as identified by the Planning Commission and Staff report. C. STAFF RECOMMENDATION Staff believes that the requested PUD amendment is consistent with the City's overall development objectives for the area. With this in mind, Staff recommends approval of the amendment subject to the conditions listed in Exhibit Z. D. SUPPORTING DATA A. Resolution PC- 2015 -006 B. Aeriallmage C. Applicant Narrative D. PUD Development Stage Plans, including: 1. Site Vicinity 2. Site Survey 3. Site Plan 4. Grading, Drainage and Erosion Control Plan 5. Utility Plan 6. Landscape Plan 7. Building Elevations 8. Lighting Plan 9. Sign Plan E. Union Crossings Development Master Sign Plan F. City Engineer's Letter G. Official Monticello Zoning Map (included with Item 6 of agenda) Z. Conditions of Approval C� Planning Commission Agenda — 3/3/15 Exhibit Z Conditions of Approval Mattress Firm Planned Unit Development Amendment 1. The applicant clarify and address south -bound traffic on the private drive to avoid access to 7' Street. This issue shall be subject to comment and recommendation by the City Engineer. 2. Curb shall be extended to the limits of the building on the west side, and to include all portions of the proposed parking lot and drive aisles within the project site. 3. Verify that the existing Operations and Easement Agreement (OEA) adequately addresses cross access, utility and maintenance agreements with the abutting property owners to the north and west. 4. Issues with the retaining wall and compact parking to be addressed as suggested in the staff report. 5. Retaining wall materials should be verified to be consistent with materials and color of the principal building. 6. On -site deliveries and pick -up of mattress merchandise shall be allowed only for display purposes, not customer delivery or pick -up, unless an amendment is processed to accommodate loading traffic. 7. The applicant address, to the satisfaction of the City, potential conflicts which could result between trash handling and retail customer vehicles utilizing the same drive aisle, west of the building. 8. The intention of the "RSH" planting reference on the landscape plan schedule be clarified. 9. The submitted lighting plan shall subject to review and approval by the City Building Official for compliance with ordinance lighting requirements. 10. The location, size and design of the all signs upon the subject property shall be consistent with the previously approved master sign plan as applicable. 11. Future development upon the subject site (building expansion) shall be subject to the processing of a PUD amendment. 12. Issues related to grading, drainage and utilities shall be subject to review and approval by the City Engineer. 7 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -006 Motion By: Seconded By: RECOMMENDING APPROVAL OF A PLANNED UNIT DEVELOPMENT AMENDMENT RELATING TO THE UNION CROSSINGS RETAIL PROJECT WITH THE DEVELOPMENT OF A MATTRESS FIRM RETAIL STORE WHEREAS, the applicant has a property interest in Lot 3, Block 1, Union Crossings 2nd Addition; and WHEREAS, the subject property is a part of a Planned Unit Development (PUD) governing the uses and development of the parcel; and WHEREAS, the applicant proposes to amend the PUD to accommodate the development of a portion of said Lot 3, Block 1; and WHEREAS, the property is zoned B -4, Regional Business District, in which the proposed store is a permitted use; and WHEREAS, the proposed development is consistent with the requirements and intent of the applicable zoning regulations; and WHEREAS, the proposed development is consistent with the intent of the Monticello Comprehensive Plan; and WHEREAS, the proposed development is consistent with the general intent of the Union Crossings PUD approvals; and WHEREAS, the Planning Commission held a public hearing to consider the matter at its regular meeting on March 3rd, 2015 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 subdivision is consistent with the intent of the Monticello Comprehensive Plan. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -006 2. The proposed subdivision creates lots that meet the requirements of the Monticello Zoning Ordinance. 3. The proposed development is consistent with the intent and approvals of the Union Crossings PUD. 4. The proposed development will not create undue burdens on public systems, including streets and utilities. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the proposed subdivision is hereby recommended for approval, subject to the conditions found in Exhibit Z as follows. The applicant clarify and address south -bound traffic on the private drive to avoid access to 7th Street. This issue shall be subject to comment and recommendation by the City Engineer. 2. Curb shall be extended to the limits of the building on the west side, and to include all portions of the proposed parking lot and drive aisles within the project site. 3. Verify that the existing Operations and Easement Agreement (OEA) adequately addresses cross access, utility and maintenance agreements with the abutting property owners to the north and west. 4. Issues with the retaining wall and compact parking to be addressed as suggested in the staff report. Retaining wall materials should be verified to be consistent with materials and color of the principal building. 6. On -site deliveries and pick -up of mattress merchandise shall be allowed only for display purposes, not customer delivery or pick -up, unless an amendment is processed to accommodate loading traffic. 7. The applicant address, to the satisfaction of the City, potential conflicts which could result between trash handling and retail customer vehicles utilizing the same drive aisle, west of the building. 8. The intention of the "RSH" planting reference on the landscape plan schedule be clarified. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -006 9. The submitted lighting plan shall subject to review and approval by the City Building Official for compliance with ordinance lighting requirements. 10. The location, size and design of the all signs upon the subject property shall be consistent with the previously approved master sign plan as applicable. 11. Future development upon the subject site (building expansion) shall be subject to the processing of a PUD amendment. 12. Issues related to grading, drainage and utilities shall be subject to review and approval by the City Engineer. 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -006 ADOPTED this 3rd day of March, 2015, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION ILN ATTEST: Brad Fyle, Chair Angela Schumann, Community Development Director 2 _o LO m� U c 0 f+ c 0 r� V J c cn co 0 c 0 .c D r W mw r 0 �1 a • i }} r 'fir , IL CO 67 Z 1 I N 3 Jib' lawu7 i f r� Westwood MEMORANDUM Date: February 2, 2015 Re: Project Narrative File 0004498.00 To: City of Monticello From: PJ Disch TBPLS Firm No. 10074302 7699 Anagram Drive Eden Prairie, MN 55344 Main (952) 937 -5150 Fax (952) 937 -5822 westwoodps.com (888) 937 -5150 This project is proposed on Block 1, Lot 3 of Union Crossings Second Addition and consists of a 4,163 sf free standing Mattress Firm building along with a proposed vacant parcel for future development. The store will be a display only store. There will be no deliveries or pick -ups from the store. All purchases from the store will be shipped to the customer directly from the Mattress Firm Warehouse. The site will include new driveways and parking field to support this new building along with new water, sewer and storm water utility connections. Multi- Disciplined Surveying & Engineering westwoodps.com 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 x x x x x x x x x x x x x 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE 1-888-937-5150 6" PIPE BOLLARI CONC. FILLED PLACED IN 12" D TUBE FOOTING PAINT SAFETY Y 8" CMU FOUNDA - SEE STRUCTUF 8" SPLIT -FACED CMU W/ #5 VERT REINF. SPACED @ 16" O.C. REAR GATE ACC TRASH ENCLOSURE PLAN SCALE: 114"= V-0" T.O. PARAPET 124'-0" T.O. PARAPET 120'-0" T.O. STOREFRONT 110'-0" T.O. SLAB 100'-0" EAST ELEVATON SCALE: 1/8" = V-0" T.O. PARAPET 124'-0" T.O. PARAPET 1201-011 T.O. STOREFRONT 110'-0" T.O. SLAB 100'-0" WEST ELEVATON SCALE: 1/8" = V-0" 3419-DTL-SITE 58'-8" T.O. MASONRY 106'-8" 6" O.C. CONC. FILLED STEEL BOLLARD w/ WELD TABS FOR ST GATE MOUNT (PAIN HEAVY DUTY GALV. SECURITY LATCH HEAVY DUTY GALV. STEEL HINGES. FIEL WELD TO BOLLARD STEEL FRAMED GAT CEDAR FENCE CLAD STAINED TO MATCH BUILDING GRADE (c) OPNG ;100'-0" STL. L T) S 3419-ELEV-EXT JOHN H. HARRISS, AIA SATE- , EXTERIOR ELEVATIONS & TRASH TRASH ENCLOSURE DATE: 1/29/2014 REVISIONS ft DATE KEY NOTES 1O SPLIT -FACED MASONRY (JARED TAN) © FABRIC AWNING - COLOR <@> PREFINISHED METAL ROOF COPING 02 6 DETERMINED BY TENANT ol 20 EIFS (GLIDDEN - HALE VILLAGE) 4'-11' 0 IL 0 0 TENANT SIGNAGE AREA (GLIDDEN - JEFFERSON HOUSE) -11" EIFS (GLIDDEN - JEFFERSON HOUSE) A3 PROJECT NUMBER -3419 <g> VENEER STONE DUTCH QUALITY ® DECORATIVE WALL MOUNTED SIERRA DRYSTACK ® D E w/ DING BUILDING LIGHTING 0 MECH./ ELEC. ROOF ACCESS ROOM (GLIDDEN - JEFFERSON HOUSE) � < TRASH ENCLOSURE FRONT & REAR ELEVATION SCALE: 112" = 1'-0" 1 3'-4" 1 3'-4" 1 4'-0" 1 32'-0" 1 4'-0" 18t 7'4" 18t 3'-4" 11 58'-8" lo 9 1 8 1 5 6 1 5 6 3419-ELEV-EXT JOHN H. HARRISS, AIA 3 1 1 1 2 4 EXTERIOR ELEVATIONS & TRASH TRASH ENCLOSURE DATE: 1/29/2014 REVISIONS ft DATE KEY NOTES 1O SPLIT -FACED MASONRY (JARED TAN) © FABRIC AWNING - COLOR <@> PREFINISHED METAL ROOF COPING 02 6 DETERMINED BY TENANT 20 EIFS (GLIDDEN - HALE VILLAGE) 0 IL 0 0 TENANT SIGNAGE AREA (GLIDDEN - JEFFERSON HOUSE) O EIFS (GLIDDEN - JEFFERSON HOUSE) A3 PROJECT NUMBER -3419 <g> VENEER STONE DUTCH QUALITY ® DECORATIVE WALL MOUNTED SIERRA DRYSTACK ® EIFS TRANSITION CAP BUILDING LIGHTING 0 MECH./ ELEC. ROOF ACCESS ROOM (GLIDDEN - JEFFERSON HOUSE) � < ALUMINUM STOREFRONT (CLR. ANOD.) <^g> HOLLOW METAL DOOR1> L II IF 1 3'-4" 13' 8" 3'-4" 30'-0" S-4" 13'-8" 3'-4" 7 3'-4" 6'-4" 4'-4" 6'-8" 3'4" 3'-4" 10'-8" 3'4" 10'-8" 3'4" T-4" 3419-ELEV-EXT T.O. PARAPET 124'-0" T.O. PARAPET 120'-0" T.O. STOREFRONT 110'-0" T.O. SLAB 100'-0" 3x3 STL. ANGLE PAINT TO MATCH BLOCK, WELD TABS FOR STL GATE MOUNT (PAINT) HEAVY DUTY GALV. GATE SECURITY LATCH SPLIT -FACED BLOCK TO MATCH BUILDING HEAVY DUTY GALV. STEEL HINGES. FIELD WELD TO STL. ANGLE STEEL FRAMED GATE w/ - CEDAR FENCE CLADDING STAINED TO MATCH BUILDING 70'-0" 3419-DTL-SITE 3'-4" 1'-4'1 10'-0" �'� 4'-0" � 14'-0" 4'-0" L 14'-0" 4'-0" 10'-0" �'-41' T-4" i -� SOUTH ELEVATON SCALE: 1/8" =1'-0" T.O. PARAPET 120'-0" T.O. STOREFRONT ,l 110'-0" T.O. SLAB 100'-0" 3419-ELEV-EXT 70'-R" NORTH ELEVATON 3419-ELEV-EXT JOHN H. HARRISS, AIA 3 1 1 1 2 4 EXTERIOR ELEVATIONS & TRASH TRASH ENCLOSURE DATE: 1/29/2014 REVISIONS ft DATE KEY NOTES 1O SPLIT -FACED MASONRY (JARED TAN) © FABRIC AWNING - COLOR <@> PREFINISHED METAL ROOF COPING 02 6 DETERMINED BY TENANT 20 EIFS (GLIDDEN - HALE VILLAGE) 0 IL 0 0 TENANT SIGNAGE AREA (GLIDDEN - JEFFERSON HOUSE) O EIFS (GLIDDEN - JEFFERSON HOUSE) A3 PROJECT NUMBER -3419 <g> VENEER STONE DUTCH QUALITY ® DECORATIVE WALL MOUNTED SIERRA DRYSTACK ® EIFS TRANSITION CAP BUILDING LIGHTING 0 MECH./ ELEC. ROOF ACCESS ROOM (GLIDDEN - JEFFERSON HOUSE) < ALUMINUM STOREFRONT (CLR. ANOD.) <^g> HOLLOW METAL DOOR1> PRECAST SILL 1 3'-4" 13' 8" 3'-4" 30'-0" S-4" 13'-8" 3'-4" NORTH ELEVATON SOUTH PERSPECTIVE - 7TH STREET EAST 3419-ELEV-EXT SOUTHEAST PERSPECTIVE - CLOSE Harriss Associates, LLC 515 N Washington Ave Suite 200C Minneapolis, MN 55401 3419-ELEV-EXT JOHN H. HARRISS, AIA A3 SCALE: 1/8"=V-0" EXTERIOR ELEVATIONS & TRASH TRASH ENCLOSURE DATE: 1/29/2014 REVISIONS ft DATE KEY NOTES 1O SPLIT -FACED MASONRY (JARED TAN) © FABRIC AWNING - COLOR <@> PREFINISHED METAL ROOF COPING DETERMINED BY TENANT 20 EIFS (GLIDDEN - HALE VILLAGE) 0 E.I.F.S. CORNICE O TENANT SIGNAGE AREA (GLIDDEN - JEFFERSON HOUSE) O EIFS (GLIDDEN - JEFFERSON HOUSE) A3 PROJECT NUMBER -3419 <g> VENEER STONE DUTCH QUALITY ® DECORATIVE WALL MOUNTED SIERRA DRYSTACK ® EIFS TRANSITION CAP BUILDING LIGHTING 0 MECH./ ELEC. ROOF ACCESS ROOM (GLIDDEN - JEFFERSON HOUSE) < ALUMINUM STOREFRONT (CLR. ANOD.) <^g> HOLLOW METAL DOOR1> PRECAST SILL SOUTH PERSPECTIVE - 7TH STREET EAST 3419-ELEV-EXT SOUTHEAST PERSPECTIVE - CLOSE Harriss Associates, LLC 515 N Washington Ave Suite 200C Minneapolis, MN 55401 1 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA DATE: 1/29/2014 REGISTRATION N0: 22603 JOHN H. HARRISS, AIA RETAIL BUILDING MONTICELLO, MN County Road 18 & 7th St E Monticello, MN 55362 EXTERIOR ELEVATIONS & TRASH TRASH ENCLOSURE DATE: 1/29/2014 REVISIONS ft DATE INFORMATION A3 PROJECT NUMBER -3419 DESCRIPTION Gallerie's beauty and versatility make it an excellent choice for roadway and general area lighting applications. An aesthetic reveal in the formed aluminum housing gives the Galleria a distinctive look while a variety of mounting options and lamp wattages provide maximum flexibility. Gal[eria's superior light distributions makes it the optimum choice for almost any small, medium or large area lighting application. SPECIFICATION FEATURES OO McGRAW-EDISON° MATTRESS SITE Construction Optical Mounting HOUSING: Formed aluminum REFLECTOR: Choice of 14 Extruded aluminum arm includes housing with stamped reveal high efficiency optical systems internal bolt guides allowing for has interior -welded seams for utilizing horizontal and vertical easy positioning of fixture during structural integrity and is finished [amp orientations. Optional high assembly. Specify arm -included in premium TGIC polyester powder efficiency segmented optical mounting for contractor -friendly coat. U.L. listed and CSA certified systems constructed of premium single carton packaging of housing for wet locations. DOOR: Formed 95% reflective anodized aluminum and arm. aluminum door has heavy-duty sheet. Optical segments are rigidly 347V 60Hz models. hinges, captive retaining screws mounted inside a thick gauge • 0.1 and is finished in premium TGIC aluminum housing for superior Finish polyester powder coat. (Spider protection. All segment faces Crosstour is protected with a mount unit has steel door.) are clean of rivet heads, tabs or Super durable TGIC carbon push -in connectors. Back box other means of attachment which bronze or summit white polyester Electrical may cause streaking in the light powder coat paint. Super durable BALLAST TRAY: Ballast tray is distribution. Standard with mogul - TGIC powder coat paint finishes hard -mounted to housing interior base socket. All optical modules withstand extreme climate for cooler operation. feature quick disconnect wiring conditions while providing optimal mounts to standard 3-1/2" to 4" plugs and are field rotatable in color and gloss retention of the round and octagonal, 4" square, 90° increments. LENS: Convex installed life. single gang and masonry junction tempered glass lens or flat glass. 0 .0+0.0 DIMENSIONS ARM MOUNT SPIDER MOUNT DIMENSIONAL DATA Fixture A B C D E F GSM 11' [279mm] 3-1/2' [89mm] 19-1/4' [480mm] 21-3/4' [552mm] 6' [152mm] 15' [361mm] 14' [356mm] 16' [406mm] GSL 14-1/2' [279mm] 4-1/4' [108mm] 25-7/8' [657mm] 27' [686mm] 6' [152mm] 18-3/4' [476mm] 14' [356mm] 19-3/4' [502mm] NOTE: Top cap used on GSM with 1000W at glass vertically lamped optics only. Cooper Lighting by E_T•N DESCRIPTION The patented Lumark Crosstour LED Wall Pack Series of luminaries provides an architectural style with super bright, energy efficient LEDs. The low -profile, rugged die-cast aluminum construction, universal back box, stainless steel hardware along with a sealed and gasketed optical compartment make the Crosstour impervious to contaminants. The Crosstour wall luminaire is ideal for wall/surface, inverted mount for fagade/canopy illumination, post/bollard, site lighting, floodlight and low level pathway illumination including stairs. Typical applications include building entrances, multi -use facilities, apartment buildings, institutions, schools, stairways and loading docks test. SPECIFICATION FEATURES ARM DRILLING TYPE "M" 2-5/16" [59mm] 3/4" 119mm1 Dia. Hole 2-7/16" 162mml 4-7/8" [124mml (2) 5/8" [16mm] Dia. Holes GSM/GSL GALLERIA SQUARE 100 - 1000W Pulse Start Metal Halide High Pressure Sodium Meta[ Halide ARCHITECTURAL AREA LUMINAIRE ENERGY DATA CWA Ballast Input Watts 15OW MP HPF (185 Watts) 17BN MP HPF (198 Watts) O 25OW MP HPF (283 Watts) OE 25OW HPS HPF (295 Watts) 40OW MP HPF (452 Watts) 40OW HPS HPF (457 Watts) 75OW MP HPF (820 Watts) 1000W MH HPF (1080 Watts) 1000W HPS HPF (1100 Watts) EPA Effective Projected Area: (Sq. R.) [Without Arm] GSM: 2.40 GSL: 3.90 [Spider Mount] GSM: 2.86 GSL: 4.45 SHIPPING DATA Approximate Net Weight: GSM: 79 lbs. (36 kgs.) GSL: 88 lbs. (40 kgs.) I:i� V-1 / I ADHO82575 17. WR rbc 2014-08-18 09:51:03 LU MARK® 'lo°tlo s Construction Optical light output after 72,000 hours Slim, low -profile LED design Silicone sealed optical LED of operation. Three (3) half-inch with rugged one-piece, die-cast chamber incorporates a custom NPT threaded conduit entry points aluminum hinged removable door engineered mirrored anodized allow for thru-branch wiring. Back and back box. Matching housing reflector providing high -efficiency box is an authorized electrical styles incorporate both a small and illumination. Optical assembly wiring compartment. Integral LED large design. The small housing includes impact -resistant electronic driver incorporates surge is available in 7W and 18W. The tempered glass and meets IESNA protection. 120-277V 50/60Hz or large housing is available in the requirements for full cutoff 347V 60Hz models. 26W model. Patent pending secure compliance. Solid state LED • 0.1 lock hinge feature allows for Crosstour luminaries are thermally Finish safe and easy tool -less electrical optimized with five (5) lumen Crosstour is protected with a connections with the supplied packages in cool 5000K or neutral Super durable TGIC carbon push -in connectors. Back box warm 3500K LED color temperature bronze or summit white polyester includes three (3) half-inch, NPT (CCT). powder coat paint. Super durable threaded conduit entry points. The • 0.0 TGIC powder coat paint finishes universal back box supports both Electrical withstand extreme climate the small and large forms and LED driver is mounted to the conditions while providing optimal mounts to standard 3-1/2" to 4" die-cast housing for optimal heat color and gloss retention of the round and octagonal, 4" square, sinking. LED thermal management installed life. single gang and masonry junction system incorporates both 0 .0+0.0 boxes. Key hole gasket allows conduction and natural convection Warranty for adaptation to junction box or to transfer heat rapidly away Five-year warranty. wall. External fin design extracts from the LED source. 7W models .0 heat from the fixture surface. One- operate in -40°C to 40°C [-40°F 0.0 piece silicone gasket seals door to 104°F]. 18W and 26W models 0.0 and back box. Minimum 5" wide operate in -40°C to 40oC [-40oF to pole for site lighting application. 104°F]. High ambient 5OoC models Not recommended for car wash available. Crosstour luminaires applications. maintain greater than 90% of initial DIMENSIONS ESCUTCHEON PLATES 10" [254mm] 0 o 17-1/2" [445mm] 18W 5-3/4" [146mm] 3-5/8" [92mm] 26W 26W 6-5/8" [168mm] 4" [102mm] 17-1/2" [445mm] o o 10" [254mm] Cooper Lighting by E_t•N +0.0 \M= 956.66 / \� VO. V. = 947.21 +0 . 0 +0 . 0 0 . 0 +0 . 0 +0 . 0:\ +0 . 0 +0 .0.0 .0 0.0 .0 0.0 .0 *0. 0 *0. 0 *0. )+0.0 + . 0 +0 . 0 +0 . 0 +0� +0.0 +0.0 +0. +0. +0. +0.0 +0.0 +0.0 +0.0 +0.+Xo +o . 0 0.0 +0.0 RIM= INV. +0.0 +0.0 +0.0 +0.0 0.0 +0.0 . 0 v +0 . 0 + .0 +0 . 0 + 0 +0.0 k 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. 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E T. CROSSTOUR LED +0.0 0.0 0.0 0.0 0.0 +0.0 +0.0 0.0 0.1 +0.1 +0.1 +0.1 +0.1 0.1 0.1 0.1 0.1 .1 .1 0.2 � +0 . 0 +0 . 0 +0 . 0 0 . 0 0 . 0 +0 . 0 0 . 0 0 . 0 0 . • . APPLICATIONS: WALL / SURFACE POST / BOLLARD + • + + + + + + + + + + + + + + LOW LEVEL 0 FLOODLIGHT INVERTED SITE LIGHTING SITE PHOTOMETRIC PLAN CERTIFICATION DATA UL/cUL Wet Location Listed LM79 / LM80 Compliant ROHS Compliant ADA Compliant NOM Compliant Models IP661ngressed Protection Rated Title 24 Compliant TECHNICAL DATA 40°C Maximum Ambient Temperature External Supply Wiring 90°C Minimum EPA Effective Projected Area: (Sq. Ft.) XTOR1A/XTOR2A=0.34 XTOR3A = 0,45 ISHIPPING DATA: Approximate Net Weight: 3.7 - 5.25 lbs. [1.7 - 2.4 kgs.] ADH111091 2015-01-22 09:23:20 1 r' = 20'-0" + .7 +0 . 6 + .4 +0 .2 +0 . 1 +0 . 1 +0 . 0 •0 . 0 •0 . 0 +0 . 0 •0 . 0 0 8 I 7W & 18W 6-314" [171mm] 26W S" [203mm] 0.4 ." Er' El ENGINEERING INC. 763-585-6742 763-585-6757 fax Email: steeri steeneng.com 5430 Douglas Drive North Crystal, A4N 55429 0.2 1 0.1 0.1 0.0 7W & 18W J ` 7W & ESCUTCHEON PLATES 10" [254mm] 0 o 17-1/2" [445mm] 18W 5-3/4" [146mm] 3-5/8" [92mm] 26W 26W 6-5/8" [168mm] 4" [102mm] 17-1/2" [445mm] o o 10" [254mm] Cooper Lighting by E_t•N +0.0 \M= 956.66 / \� VO. V. = 947.21 +0 . 0 +0 . 0 0 . 0 +0 . 0 +0 . 0:\ +0 . 0 +0 .0.0 .0 0.0 .0 0.0 .0 *0. 0 *0. 0 *0. )+0.0 + . 0 +0 . 0 +0 . 0 +0� +0.0 +0.0 +0. +0. +0. +0.0 +0.0 +0.0 +0.0 +0.+Xo +o . 0 0.0 +0.0 RIM= INV. +0.0 +0.0 +0.0 +0.0 0.0 +0.0 . 0 v +0 . 0 + .0 +0 . 0 + 0 +0.0 k 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. Z O.07 0.0 0.0 0 ).0 0.0 0.0 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .0 0.0 0. 0 0.0 0.0 0. 0. 0.0// �`�1. 0.0 0.0 0.0 0.0 0.0 0.0 0.� 0.0 0.0 0.0 0. 0.0 + + + + *0 *0 + *0 *0 *0 *0 *0 *0 *0 *0 *0 + *0 + .o o.o o.o o.o .o .o .o .o .o .o .o .o .o .o .o .o .o o.o .0 0 0 + .0 +0 . 0 +0 .0 0 .0 + . + .0 +0 . 0 +0 . 0 0 .0 +0 . 0 0 . 0n + . +0 . 0 +0 . 0 . 0 +0 . 0 +0 . 0 +0 . 0 J �h `bC� i +0.0 +0.0 0 +0.0 +0.0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 +0 . 0 + + 0 . 0 0 . 0 +0 . 0 0 .0 + + +0 . 0 0 . 0 +0 . 0 k] .0 +0 . 0 +0 . 0 + .0 + .0 *0.0// *0.0 *0. 0 *0. 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0 .1 0.1 0.1 0.1 0.0 0.0 0. 0.0 0.0 *0 *0 *0 *0 *0 *0 *0 *0 + *0 *0 *0 *0 *0 *0 *0 *0 *0 *0 *0 + + + + + + + + .0 0.0 0.0 0. .0 0.0 0.0 .0 0 0 . .0 .0 .0 .0 .0 .0 .0 0.1 0.1 .1 .1 .2 0. .1 0.1 0.1 0.1 0 0 .0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .0 0 0. 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.5 0.4 0.3 3 0.2 0. 0. 0. 0.1 0.1 0.0 0.04 *0 *0 *0 *0 *0 *0 *0 + • *0 *0 *0 *0 *0 + *0 *0 *0 • *0 +0 *0 *0 *0 *0 *0 • .0 .0 .0 0.0 .0 .0 .0 .0 0.0 .0 .0 .0 .0 .0 .0 F�UT�1�E .3 .4 .6 0.7 1. .7 0.5 .4 .4 .3 0.3 . .1 .0 DEVELOPMEJ IT 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. 0.1 0.1 0.1 0.0 0.1 0.1 0.2 0.4 0.6 1.1 .8 2 1.3 0.8 0.7 0.5 0.3 .1 0.1 0.0 • • • • + + + + + + + + + + + + + + + + + + + + • + + • • + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. 0.0 0.3 .7 0.4 0.1 0.1 0.1 0.2 0.5 9 .9 3.7 4.4 .1 3.5 2. 1.3 0.9 0.6 0.4 .2 0.1 0.1 0.0 0.0 14 �s *0 *0 *0 *0 +0 +0 +0 + + + + + • • • + + + 5.s.' + • + + + *0 *0 *0 *0 • 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0 0 0.2 4.1 .0 0.2 0.3 0.6 1. 2.7 4.6 +5.5 a.�7 4.4 3. 1.4 0. 0.3 0.2 0.1 0.1 0.0 0.0 9 4 4 4 4 t t 4 4 *6 +3 6 4 4 4 +0. 40. 1 40. 1 40. 0 0. 0 0. 0 0. 0. 0 0. 0 0. 0 0. 0 . 1 . 1 0 3 . 6 6. 8 0 1. 5€:o 4 5. 2 +5 . 1.3 .9 0 5 0 3 0® : 9 3 it1 *0 *0 + *0 +0 +0 +0 *0 *8 MH + + *1 *0 +0 *0 + .0 .0 0.0 .0 .1 .1 .1 .1 0.2 .2 . 1 0 t7.6 6 8 3. 2 .3 .9 .5 .2 .1 .1 .0 0.0 9 FURNITURE *0 *0 *0 *0 *0 + +0 *0 *0 4 *1 *2 *6 4 *4 +2 + *0 *0 +0 *0 *0 *0 4 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0. 8 1.5 2.9 4,163 GROSS SF 6.9 6.1 4.3 4. 2.2 1.4 0. 0.5 .3 0.1 0.1 0.1 0.0 0.0 3,855 NET SF • 4 4 4 4 + + + + + + • 4 4 4 4 4 4 0.0 0.0 0.1 0.1 0.2 0.3 0. 0. 1.0 .8 6. .4 .4 .7 4.4 2.5 1. 0 9 0.5 0.2 0.1 0.1 0.0 0.0 0.0 • + 4 4 4 4 + + + 4 4 4 4 + + • + + 4 • • • • 0.0 0. 0.1 0.1 0.2 0.4 0 1 2. 3. .9 7 3.8 3.6 3. 5 0. 0.1 0.1 0.0 0.0 0.0 PQ+0 . 0 1 +0 . 1 +0 .2 +0 . 3 +0 . 6 .0 1 + 1 +5 . 6„'1 3 1 8 6 5 + . +3 . 6 +2 . 6 + . 7 +0 +0 . 1 +0 . . 0 +0 . 0 +0 . 0 Mfi: 114H: 9 NIH: • + + + + + + + + + + + + + + + + + + + + + • • 0.0 0.1 0.1 0.2 0.3 0.6 1.4 2.5 6 .8 8. 3.8 .2 3.5 2. 1.9 1 .1 .6 .2 0.1 0.0 0.0 0.0 0.0 acro 6tH: 9 tuft P7F9 9 ill MH: 2 *0 *0 *0 *0 *0 • • *2 + *3 *4 *8 *9 *10 *6 *4 *3 + + *0 *0 *0 *0 *0 • 0.0 0.1 0.1 0.2 0.3 0. 1. 2.8 z13 .8 4.5 4.1 3.7 4.8 8.4 +7. 9.9 10.4 6. 4.3 3.1 1 .4 .1 .8 0.5 0.3 0.1 0.1 0.0 0.0 0. • + + + + • • + + + + + • • + + + + + + + + + + + + 0 0 0.1 0.1 0.2 0.3 0. 1. .2 .0 .7 4.4 3.9 3.2 3.8 8 9.2 6.9 4.4 3. .8 1. 0.8 0.3 0.2 0.1 0.1 0.0 0.0 0.0 .0 0.0 0.0 0.1 0.2 0.3 • *1 *2 *4 *4 *4 *2 *3 *6 *6 *3 + *0 *0 *0 *0 0 6 .1 . .1 .7 .0 .3 .9 .8 .6 .9 .6 .6 .4 .2 .8 .5 2 .4 .8 .3 . .1 .0 C.0 *0 + .0 0.0 .0 *0 *0 *0 *0 *0 + *1 a ,mgm *3 *3 *2 *3 *4 + + • *0 *0 *0 *0 *0 + 0.0 0.0 0.1 0.1 0.3 .5 .8 1.'" ,3.5 3.6 2.6 3.5 +5.3 4.7 +5.1 +5.2 +5.1 .2 .5 .0 1.3 0 4 0. 0.1 0.1 0.0 .0 0.0 0.0 0.0 *0 *0 *0 *0 *0 *0 *0 *0 +1 + *1 + + + + *3 + + + *0 *0 *0 +0 *0 + + 0.0 0.0 0.1 0.1 0.2 0. 0.4 0.8 1.3 1.4 1.4 1. 4 2.5 2 4.7 3.8 .0 1.7 .1 0.6 0.3 0. 1 0.1 0. ®0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0 2 0.4 .7 0.8 2 1 8 .7 0 1. 2. 1.4 1.3 .1 0.8 0.5 0 3 0.1 0.1 0.0 0.0 0.0 0.0 0. / 0.0 0.0 0.9 0.9 [ + + + + *0 *0 *0 *0 + + *0 *0 + + • + + + 0.1 0.1 0.2 0.3 4 0.5 0.5 0.5 0.6 0.6 0.6 i 0.0 0.0 0.0::L 0.1 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.5 •0 . 0 •0 . 0 •0 . 0 •0 . 0 •0 . 0 •0 . 0 •0 . 0 •0 . 1 •0 . 1 •0 . 1 •0 . 1 •0 . 1 0 .2 0 .2 0 .2 0 .2 0 .2 •0 .2 •0 .2 •0 . 3 XTOR 7 TH T. E T. CROSSTOUR LED +0.0 0.0 0.0 0.0 0.0 +0.0 +0.0 0.0 0.1 +0.1 +0.1 +0.1 +0.1 0.1 0.1 0.1 0.1 .1 .1 0.2 � +0 . 0 +0 . 0 +0 . 0 0 . 0 0 . 0 +0 . 0 0 . 0 0 . 0 0 . • . APPLICATIONS: WALL / SURFACE POST / BOLLARD + • + + + + + + + + + + + + + + LOW LEVEL 0 FLOODLIGHT INVERTED SITE LIGHTING SITE PHOTOMETRIC PLAN CERTIFICATION DATA UL/cUL Wet Location Listed LM79 / LM80 Compliant ROHS Compliant ADA Compliant NOM Compliant Models IP661ngressed Protection Rated Title 24 Compliant TECHNICAL DATA 40°C Maximum Ambient Temperature External Supply Wiring 90°C Minimum EPA Effective Projected Area: (Sq. Ft.) XTOR1A/XTOR2A=0.34 XTOR3A = 0,45 ISHIPPING DATA: Approximate Net Weight: 3.7 - 5.25 lbs. [1.7 - 2.4 kgs.] ADH111091 2015-01-22 09:23:20 1 r' = 20'-0" + .7 +0 . 6 + .4 +0 .2 +0 . 1 +0 . 1 +0 . 0 •0 . 0 •0 . 0 +0 . 0 •0 . 0 0 8 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE: 01/30/15 REGIS TION N : 16544 0.4 ." Er' El ENGINEERING INC. 763-585-6742 763-585-6757 fax Email: steeri steeneng.com 5430 Douglas Drive North Crystal, A4N 55429 0.2 1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0. 0.0 0.2 3 • • 0.2 • 0.1 • 0.1 • 0.1 • 0.1 • 0.0 • 0.0 • 0.0 • 0.0 • 0.0 • 0.0 • 0.0 • 2 0.1 • 0.1 • 0.1 • 0.1 • 0.1 • 0.0 • 0.0 • 0.0 • 0.0 + 0.0 • 0. • 0.0 • 0.0 8.4 • + +0 . 0 +0 . 0 +0.0 +0.0 +0.0 +0.0 + . 0 .0+0.0 +0.0 Illuminance +n n 1.60 2.2 1.3 0. .0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Luminaire Schedule I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE: 01/30/15 REGIS TION N : 16544 STEVEN M. YO G. ." Er' El ENGINEERING INC. 763-585-6742 763-585-6757 fax Email: steeri steeneng.com 5430 Douglas Drive North Crystal, A4N 55429 RETAIL BUILDING MONTICELLO, MN COUNTY RD 18 & 7TH ST. E. MONTICELLO, MN CONSTRUCTION DOCUMENTS SITE PHOTOMETRIC PLAN DATE: 01/30/2015 Symbol Qty Label Arrangement Total Lamp Lumens LLF Description Avg/Min Lum. Watts 13 AA SINGLE N.A. 0.900 XTOR2A N.A. 21.4 1 BB SINGLE 40000 0.750 COOPER GSM -AIS -400 -MP -MT -AS -FG -BZ -L ON 20' POLE W/ 3' BASE 452 2 CC SINGLE 40000 0.750 COOPER GSM -AIS -400 -MP -MT -4S -FG -BZ -L ON 20' POLE W/ 3' BASE 452 LEI 1 CC2 SINGLE 40000 0.750 COOPER GSM -AIS -400 -MP -MT -4S -FG -BZ -L ON 20' POLE W/ 3' BASE (OPTIC ROTATED) 452 Calculation Summary I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE: 01/30/15 REGIS TION N : 16544 STEVEN M. YO G. ." Er' El ENGINEERING INC. 763-585-6742 763-585-6757 fax Email: steeri steeneng.com 5430 Douglas Drive North Crystal, A4N 55429 RETAIL BUILDING MONTICELLO, MN COUNTY RD 18 & 7TH ST. E. MONTICELLO, MN CONSTRUCTION DOCUMENTS SITE PHOTOMETRIC PLAN DATE: 01/30/2015 Label CalcType Units Avg Max Min Avg/Min Max/Min CalcPts Illuminance Fc 0.59 13.8 0.0 N.A. N.A. CURB LINE MAIN ENTRANCE Illuminance Fc 8.26 10.0 6.7 1.23 1.49 ENTRY DRIVE 1 Illuminance Fc 4.98 5.7 4.1 1.21 1.39 ENTRY DRIVES Illuminance Fc 3.98 5.0 2.6 1.53 1.92 GENERAL PARKING Illuminance Fc 4.74 8.4 2.2 2.15 3.82 PERIMETER Illuminance Fc 1.63 2.5 1.0 1.63 2.50 PERIMETER 1 Illuminance Fc 1.60 2.2 1.3 1.23 1.69 Harriss Associates, LLC 515 N Washington Ave Suite 200C Minneapolis, MN 55401 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE: 01/30/15 REGIS TION N : 16544 STEVEN M. YO G. ." Er' El ENGINEERING INC. 763-585-6742 763-585-6757 fax Email: steeri steeneng.com 5430 Douglas Drive North Crystal, A4N 55429 RETAIL BUILDING MONTICELLO, MN COUNTY RD 18 & 7TH ST. E. MONTICELLO, MN CONSTRUCTION DOCUMENTS SITE PHOTOMETRIC PLAN DATE: 01/30/2015 REVISIONS # DATE INFORMATION 0-1 PROJECT NUMBER: HRS201408 (1) (1) m m DD Z O 'a Q �a as � m L O m J i i 0 0 L m ►1 C C all i 0 i L 4-+ O m 00 Z r O ca H Q 0 w z Z C � O Z W C 0 N c V V O O 0 r. v r (b .� LV OC 0 Z r oc i i 0 0 L m ►1 C C all i 0 i Z � o d v .c o xt a z z N U a O D U a m D E t u° m u° a � LL 3 C O` N F+ O CL Co N L J N L J � V LL iJ iJ 4J +- + J OC 4J +- J OC V (6 C V C V �.+ N N OC Li OC Li OC O N N Z � o d v .c o xt a z z N U a O D U a m D E t u° m u° a � LL 3 C O` N F+ O CL Co N joy F � as a In 4 O. 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Z pop U4 qa It t x WAUS ri F 7w= cv zt, F� 7/f U) MTI I-, V-1 r n —1 � &] � 4 \ m � A ��\ % � U) 2 PC !!! [ § w � &] � 4 \ m � A ��\ % � U) 2 � � % § e § e � , . z 2 % § e § e � , . z 2 /, &Associates, Inc. Infrastructure ■ Engineering ■ Planning ■ Construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 541 -4800 Fax: 763 541 -1700 February 25, 2015 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Mattress Firm — Plan Review Lot 3, Block 1 Union Crossings 2nd Addition City Project No. ZMATRS WSB Project No. 2596 -050 Dear Ms. Schumann: We have reviewed the civil plans dated February 2, 2015, as prepared by Westwood Professional Services, Inc. and offer the following comments. Site Plan The access from 7th Street should be narrowed from the existing 24 -foot width to a 12 to 16 -foot width and be constructed as a one -way right -in only access between 7th Street and the proposed driveway entrance. The existing sidewalk along 7th Street will need to be extended to the new curb line. The existing access road shall remain as a 2 -way roadway from the proposed driveway to Mattress Firm to the north. 2. Applicable signage, such as do not enter signs, right turn only from Mattress Firm driveway, etc., should be shown on the plans identifying no access to 7th Street from the north. Grading and Drainage Plan 3. Denote parking lot slopes with drainage arrows. 4. The storm sewer pipe size and structure casting and invert elevations should be shown on the grading plan. Utility Plan 5. The existing private storm sewer will be located under the proposed retaining wall along the west side of the building. The applicant shall identify in the existing operations and easement agreement as part of the original development that the private storm sewer will be owned and maintained by the applicable parties. K :102556- 050W&ninlDasILTR�sclmmm - Mat&ess Firm 022515doc Ms. Angela Schumann February 25, 2015 Page 2 6. The applicant should consider extending the water service adjacent to the proposed sewer service to the building instead of extending a longer water service length to the west side of the building. If the water service is extended to the west side of the building, a larger size water service than 1 -inch is recommended in order to decrease pressure loss. 7. A drainage and utility easement shall be provided for the sanitary sewer and water service to a point upstream of the service to the future building, as the main will be serving two properties. 8. The gate valve for the fire hydrant shall be located at the intersection of the hydrant lead and the main. An additional gate valve shall be included west of this lead if the watermain service is to extend to the west side of the building. 9. The proposed water service depths shall have a minimum 7.5 feet of cover. Insulation should be installed if the existing services do not have a minimum 7.5 feet of cover. 10. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 11. Provide an as -built utility plan once construction is complete. Please have the applicant provide a written response addressing the comments above. Final plans 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. % t. 45;ss� Shibani K. Bisson, PE City Engineer cc: Steve Grittman, NAC skb K: 10255% -050W bn,n0-,ILTR� sch..-- M.Ur,. Firm 022515d,, Planning Commission Agenda — 3/03/2015 8. Consideration of a request for simple subdivision of one existing parcel resulting in two new buildable parcels an R -2 (Single and Two Family Residence) District. Applicant: Victor Hellman (NAC) A. Property: Legal: Lots 9 and 10, Block 22, Monticello (original plat) Address: 624 4t' Street Planning Case Number: 2015-006 REFERENCE & BACKGROUND Request(s): Subdivision of a parcel (a combination of two original - plat lots) by creating a new lot line, resulting in two conforming single family lots. Deadline for Decision: March 31, 2015 Land Use Designation: Places to Live Zoning Designation: R -2, Single and Two - Family Residence District The purpose of the "R -2" single and two - family residential district is to provide for low to moderate density one and two unit dwellings and directly related complementary uses. Overlays /Environmental Regulations Applicable: NA Current Site Use: One Single Family Home Surrounding Land Uses: North: Single Family Residential East: Single Family Residential South: Vacant - Two - Family Residential proposed West: Single Family Residential Project Description: The applicant's property consists of a parcel occupied by a single family residence fronting on 4t' Street. The applicant proposes to subdivide the lot to create two parcels with frontage on Vine Street. The existing home would remain as it exists (access to e Street), and the new parcel would gain its frontage and access from Vine Street. Planning Commission Agenda — 3/03/2015 ANALYSIS The Subdivision Ordinance, in Section 11 -1 -7, provides for simple subdivision of lots that are currently platted and do not create more than one new building lot. The Ordinance allows for such "simple subdivisions" to proceed without requiring a full plat or the normal public hearing requirements that larger subdivisions entail. Such subdivisions result in a "metes and bounds" description, essentially describing parts of the underlying platted lots. Occasionally, the County Recorder determines that the new descriptions are not recordable. While staff does not anticipate that likelihood in this case, if that were to occur, a plat would be required, and the applicant would need to reapply for a platted subdivision. The proposed subdivision property consists of two original plat lots that have been combined into one lot of record and contain one single family home. The underlying original plat would have shown two parcels facing 4t' Street. Over time, those two parcels (Lots 9 and 10) were combined, and a single home was constructed across the old common lot line with its access from 4t' Street, to the north. The new subdivision retains the existing home, but removes what has been the large rear yard to create a separate parcel that faces and accesses from Vine Street. According to ordinance definitions, both lots will have Vine Street as the "front" lot line, although the existing home with continue to gain its access from 4t' Street. The common lot line will be an interior side lot line, making the required setback from that line of 10 feet. The existing home has a deck that extends toward that new line with a setback of 16.6 feet, exceeding the requirement. Setbacks for the new lot will be 30 feet from Vine Street (west/front), 30 feet from the rear (east), and 10 feet each from north and south side lot lines. The proposed subdivision illustrates those setbacks requirements on the survey. The existing structure has a setback from Vine Street of 25 feet, and from 4t' Street of 27 feet. Both dimensions are substandard, but constitute legal non - conforming conditions. Neither dimension is affected by the new subdivision. Lot sizes in the R -2 District are required to be at least 10,000 square feet of area and 80 feet of width. The lot with the existing home (Parcel A) will have 84.8 feet on Vine Street, and 11,300 square feet of area. The new lot (Parcel B) will have 80 feet on Vine Street and 10,654 square feet of area. Both lots meet the dimensional requirements of the R -2 District. The current condition includes a garden shed on what will be Parcel B. After the subdivision, there will not be a principal building on that lot. The shed will have to be removed, as a lot cannot have an accessory building without a principal building. 2 Planning Commission Agenda — 3/03/2015 The applicants may remove the shed, or relocate it to Parcel A in a conforming location. The creation of one new parcel will result in a requirement for the payment of one park dedication fee. Staff is researching trunk fees for storm water, sanitary sewer, and water, which will be addressed prior to recording of the subdivision. B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. PC- 2015 -007, recommending approval of the simple subdivision for 624 4t' Street, based on finding is said resolution and subject to the conditions in Exhibit Z. 2. Motion to deny adoption of Resolution No.PC- 2015 -007, based on findings to be cited at the Planning Commission meeting. C. STAFF RECOMMENDATION Staff recommends approval of the subdivision, based on findings that the proposed subdivision is consistent with the Comprehensive Plan and the requirements of the Zoning Ordinance, and compliance with the conditions identified in Exhibit Z. D. SUPPORTING DATA A. Resolution PC- 2015 -007 B. Certificate of Survey C. Monticello Ordinance Title 11 -7 -1, Subdivision: General Provisions D. Official Monticello Zoning Map (included with Item 6 of agenda) Z. Conditions of Approval 3 Planning Commission Agenda — 3/03/2015 EXHIBIT Z Simple Subdivision 624 4" Street Lots 9 and 10, Block 22, Monticello (original plat) Conditions of approval for the proposed Simple Subdivision: 1. Removal of existing shed from Parcel B prior to the recording of the subdivision. 2. Provide a legal description of required easements for recording. 3. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant will need to re -apply and utilize a formal plat process. 4. Payment of required park dedication fee, and any other applicable trunk or other fees resulting from the subdivision. Provision of new utility service extensions from Vine Street in accordance with City utility standards. 6. Compliance with the requirements of the City Engineer regarding easements, grading, drainage, and utilities. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -007 Motion By: Seconded By: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF THE HELLMAN SUBDIVISION AT 624 4TH STREET WHEREAS, the applicant is the owner of a single record parcel consisting of Lots 9 and 10, Block 22, Monticello; and WHEREAS, the subject property is occupied by a single family home; and WHEREAS, the applicant proposes to subdivide the subject property into two lots for the purpose of establishing one additional building site; and WHEREAS, the property is zoned R -2, and the proposed lots will meet the applicable R -2 zoning requirements; and WHEREAS, the proposed subdivision qualifies for a simple subdivision process under the terms of the Monticello Subdivision Ordinance; and WHEREAS, the Planning Commission considered the matter at its regular meeting on March 3rd, 2015 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 subdivision is consistent with the intent of the Monticello Comprehensive Plan. 2. The proposed subdivision creates lots that meet the requirements of the Monticello Zoning Ordinance. 3. The proposed subdivision qualifies as a "simple subdivision" under the terms of the Monticello Subdivision Ordinance for purposes of processing. 4. The proposed subdivision will not create undue burdens on public systems, including streets and utilities. CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC- 2015 -007 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the proposed subdivision is hereby recommended for approval, subject to the conditions found in Exhibit Z as follows. 1. Removal of existing shed from Parcel B prior to the recording of the subdivision. 2. Provide a legal description of required easements for recording. 3. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant will need to re -apply and utilize a formal plat process. 4. Payment of required park dedication fee, and any other applicable trunk or other fees resulting from the subdivision. 5. Provision of new utility service extensions from Vine Street in accordance with City utility standards. 6. Compliance with the requirements of the City Engineer regarding easements, grading, drainage, and utilities. ADOPTED this 3rd day of March, 2015, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION ILN ATTEST: Brad Fyle, Chair Angela Schumann, Community Development Director 2 Subject Property February 25, 201,r City Boundary �� ary or Monticello 1 inch = 94 feet Source: Esri, DigitalGbbe, GeoEye, Earthstar Geographics, CNES /Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community Map Poweredby DataLink from WSB &Associates y W O y LN d 'o w ap O y d0 N O T W m%c °». mo. o M 3'O N O rn °O ¢ `Tn W W a a F° ° N � U =w OJ o:p r0 Q F F Z Z N N -T°�JO ry 0 U = mm N o0 p s0 > �1 O E C M ZZ K K U N %4` ) 0 Z a5,000` E .°5,=00` o E ' Wo KQ �- p a o w z � rno° c� oh 0 o / T � V w �- j�o a,,,`m or_ �p ow z o °E" z a m «w a ooE*' F- E'�o.-- vv F`oo 0oo o °aa ?/ 5 1 Q 3 / 3 / Q� / P � 3 °. lb / 3 0 / b Ok CO \ >0 k8 N y W O y LN d 'o w ap O y d0 N O T N W } Q �❑ m%c °». mo. o i5 JR 3'O N ° 00 o'O °O o � z F° ° ` O o:p m c N m -Trn p N N -T°�JO FZ N ° 0 Z a5,000` E .°5,=00` o E ` Wo KQ �- E rna`oo c� rno° c� zow o wo0 o c m w �- j�o a,,,`m or_ �p ow z o °E" z a m «w a ooE*' F- E'�o.-- vv F`oo 0oo o °aa CO \ >0 N ` s8 N / �o H W v O WK W � Q� n a�H d =O N � W 3gz Q= I- g d Q O K O Q OZQN Z Jpw wN� } 5; �a3 N w z W?O U WW K¢ W W N m¢ \ \ \ 0 0 / 9 91 IS, IV O � ss ° slit's \SS \ SS M \ / co a� `1\ M \ g y o C� s h y rn N rn � °m W �hh OWN mW� CHAPTER 1 GENERAL PROVISIONS SECTION: 11 -1 -1: Short Title 11 -1 -2: Purpose 11 -1 -3: Scope 11 -1 -4: Approvals Necessary for Acceptance of Subdivision Plats 11 -1 -5: Conditions for Recording 11 -1 -6: Building Permits 11 -1 -7: Exceptions 11 -1 -8: Separability 11 -1 -9: Conflict AN ORDINANCE ESTABLISHING REGULATIONS FOR THE SUBDIVISION AND PLATTING OF LAND WITHIN THE CITY OF MONTICELLO, DEFINING CERTAIN TERMS USED THEREIN: PROVIDING FOR THE PREPARATION OF PLATS; PROVIDING FOR THE INSTALLATION OF STREETS AND OTHER IMPROVEMENTS; PROVIDING FOR THE DEDICATION OF CERTAIN LAND FOR PARKS AND PLAYGROUNDS; ESTABLISHING PROCEDURES FOR APPROVAL AND THE RECORDING OF PLATS; PROVIDING PENALTIES FOR VIOLATION OF THIS ORDINANCE; AND REPEALING ORDINANCES OR PARTS OF ORDINANCES INCONSISTENT HEREWITH. THE COUNCIL OF THE CITY OF MONTICELLO DOES ORDAIN: 11 -1 -1: SHORT TITLE: This ordinance shall be known as the "SUBDIVISION ORDINANCE OF THE CITY OF MONTICELLO," and will be referred to herein as "This Ordinance." 11 -1 -2: PURPOSE: In order to safeguard the best interests of the City of Monticello and to assist the subdivider in harmonizing his interests with those of the city at large, the following ordinance is adopted in order that adherence to same will bring results beneficial to both parties. It is the purpose of this ordinance to make certain regulations and requirements for the platting of land within the city of Monticello pursuant to the authority contained in Minnesota Statutes Annotated, which regulations the City Council deems necessary for the health, safety, and general welfare of this community. 11 -1 -3: SCOPE: The provisions of this ordinance relate to any division of a tract of land into two or more parcels by platting, replatting, conveyance, registered land survey, or other means. MONTICELLO SUBDIVISION ORDINANCE TITLE XII /Chapt 1 /Page 1 11 -1 -4: APPROVALS NECESSARY FOR ACCEPTANCE OF SUBDIVISION PLATS: Before any plat shall be recorded or be of any validity, it shall be referred to the City Planning Commission and approved by the City Council of Monticello as having fulfilled the requirements of this ordinance. 11 -1 -5: CONDITIONS FOR RECORDING: No plat of any subdivision shall be entitled to record in the Wright County Register of Deeds Office or have any validity until the plat thereof has been prepared, approved, and acknowledged in the manner prescribed by this ordinance. 11 -1 -6: BUILDING PERMITS: No building permits will be considered for issuance by the City of Monticello for the construction of any building, structure, or improvement to the land or to any lot in a subdivision as defined herein until all requirements of this ordinance have been fully complied with. 11 -1 -7: EXCEPTIONS: When requesting a subdivision, if either of the following two conditions exist, the subdivider is required to present accurately drawn site plan information for the proposed subdivision, have the subdivision reviewed by the Planning Commission, reviewed and approved by the City Council, and adhere to the park dedication requirements spelled out in the ordinance, Section 11 -6 -1 through 1I- 6-5, and all other subdivision requirements shall be waived. Upon approval, subdivider must provide City Staff with a certified survey describing the approved subdivision. ( #343, 2/14/00) (A) In the case of a request to divide a lot which is part of an existing lot of record where the division is to permit the adding of a parcel of land to an abutting lot or to create two lots and the newly created property line will not cause the other remaining portion of the lot to be in violation with this ordinance or the zoning ordinance, except that no such division of a lot or parcel shall be permitted when said division shall create a lot or parcel that is in violation of Chapter 8, Subdivision 11 -8 -2, of this ordinance. ( #148, 9/9/85) (B) Such division results in parcels having an area of five (5) acres or more with frontage on a public right -of -way measuring three hundred (300) feet or more and when such division does not necessitate the dedication of a public right -of- way; or if a lot which is part of a plat recorded in the office of the Register of Deeds of Wright County is to be divided and such division will not cause any structure on the lot to be in violation of the Zoning Ordinance or said new portions of lots to be in violation of City Ordinance. ( #33, 7/27/77) 11 -1 -8: SEPARABILITY: If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance. MONTICELLO SUBDIVISION ORDINANCE TITLE XII /Chapt 1 /Page 2 11 -1 -9: CONFLICT: Whenever there is a difference between minimum standards or dimensions specified herein and those contained in other official regulations, resolutions, or ordinances of the City, the highest standards shall apply. MONTICELLO SUBDIVISION ORDINANCE TITLE XII /Chapt I /Page 3 MONTICELLO SUBDIVISION ORDINANCE TITLE XII/Chapt 2 Page I