Planning Commission Agenda 06-08-2010 (Special Meeting)
AGENDA
MONTICELLO PLANNING COMMISSION
SPECIAL MEETING
Tuesday, June 8th, 2010
7:00 PM
Bridge Room, Monticello Community Center
Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz,
and Barry Voight
Council Liaison: Susie Wojchouski
Staff: Angela Schumann, Steve Grittman – NAC
1. Call to order.
2. Citizen Comments.
3. Consideration of adding items to the agenda.
4. Continued Public Hearing – Consideration of a request for rezoning from CCD (Central
Community District) to CCD-R (Central Community District Residential).
Applicant: Masters 5th Avenue/Fluth, Barry
5. Continued Public Hearing - Consideration of a Comprehensive Plan Amendment, Conditional
Use Permit for Cross Parking, Cross Access and Drive-Through Facility and Preliminary Plat
for the proposed Nicolle Addition, a commercial development in the CCD (Central
Community District).
Applicant: Semper Development
6. Community Development Director’s Report.
7. Adjourn.
Planning Commission Agenda –06/01/10
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6. Public Hearing: Consideration of a request for rezoning from CCD (Central
Community District) to CCD-R (Central Community District Residential).
Applicant: Masters 5th Avenue/Fluth, Barry (AS)
A. REFERENCE AND BACKGROUND
The applicant is seeking an amendment to the Monticello Zoning map that would
rezone the property legally described as Lot 4, Block 36, Original Plat of
Monticello, from CCD to CCD-R. The property is located on the west corner of
Locust and Third Street and is approximately .75 acres in size.
As the Planning Commission is aware, the applicant had previously received
approval of a conditional use permit for a commercial development known as
Landmark Square II at this location. That CUP has been extended three times
since its approval in 2005.
In May of 2010, the Planning Commission reviewed a request by the applicant to
amend the CCD language to allow for greater ground floor density in the CCD.
Rather than allowing for the increased density on the ground floor across the
district as a whole, the Planning Commission instead recommended approval of
an overlay zoning district for the CCD that would accommodate increased ground
floor density under a conditional use permit. The City Council subsequently
approved the overlay district amendment on May 24th, 2010.
In the Council’s discussion, there was some consideration for delaying action on
the rezoning to permit the City’s downtown planning process to occur. In
addition, concern was raised over the addition of apartment buildings in the
downtown. However, the majority agreed that the ordinance was proper, and
voted 3-2 to establish the amendment.
For the applicant’s purposes of developing a commercial CUP allowing increased
density, the property would first need to be rezoned to CCD-R.
In making a determination that the CCD-R zoning is appropriate for this particular
parcel, the Planning Commission will want to consider whether the rezoning will
meet the findings specified within the district purpose statement as follows:
In establishing this district and rezoning property for the uses herein, the
City finds that the goals and policies of the City’s Comprehensive Plan are
being fulfilled by ground floor residential uses, including those goals and
policies expressly applying to uses in the downtown area as may be
adopted as a part of any Downtown Revitalization Plan or similar
component of the Comprehensive Plan. Parcels shall be zoned “CCD-R”
only where the more intensive residential uses allowed by this overlay
Planning Commission Agenda –06/01/10
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district can be found to enhance the commercial concentration in the
surrounding “CCD” downtown area.
In short, the primary issue for the City is whether the use of this parcel for
residential purposes, including the intended ground floor residential, will serve to
enhance the commercial downtown.
In considering this question, the Commission may review a number of influencing
factors, including the location of this property relative to other commercial and
residential uses, the capacity for commercial development at this location, and the
potential break-up of the flow of commercial development along this corridor.
In looking at the surrounding uses, the majority of property to the west of this site
is utilized as single-family residential, while the property directly to the north
includes a mixed residential/commercial project in Landmark Square. To the east
is a former single-family home that has been converted to a multi-tenant
professional building. Directly to the south, across Third Street, is a strip center
commercial facility. Although the uses are predominantly commercial in nature,
especially at the ground floor level, this area is adjacent to a broader area of
residential, although primarily single-family. A multi-family use in this location
could be viewed as a transitional use between the commercial properties and the
single-family homes.
The CCD-R language adopted does allow for this parcel to be considered for
overlay rezoning in terms of its street frontage, as this property does not directly
front Pine, Broadway or Walnut Street. Other conditional requirements would
require review as part of the Conditional Use Permit application.
In review of the potential for commercial development for the site, it was noted in
the previous report that a continuous commercial flow, coupled with the
concentration of commercial enterprise, tends to support greater numbers of
multiple-destination shopping trips for the downtown. Disruption of that flow
may decrease the viability of additional commercial development in the area.
However, it was also recognized that the addition of housing may directly
increases the market for current and future business enterprise in the downtown
area. The applicant has attempted to develop the site as commercial, although
market forces may have precluded its success to date.
To further discussion the following are applicable Comprehensive Plan goals and
policy statements.
Downtown is intended to be an inter-connected and supportive collection of land
uses. The primary function of Downtown is as a commercial district. Other land
uses should support and enhance the overall objectives for Downtown.
3. Wherever possible, street fronts should be reserved for businesses.
Planning Commission Agenda –06/01/10
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4. Housing in the downtown can facilitate necessary redevelopment and bring
potential customers directly into the area. Housing may be free-standing or in
shared buildings with street level commercial uses.
In summary, the Commission will need to weigh the potential rezoning in terms
of consistency with the Comprehensive Plan’s objectives, which are currently
evolving in light of the “Embracing Downtown Monticello” planning effort.
B. ALTERNATIVE ACTIONS
Decision 1: Rezoning of Lot 4, Block 36, Original Plat of Monticello to CCD-R
1. Motion to recommend approval of an amendment rezoning Lot 4, Block 36, to
CCD-R based on the finding that for this parcel, the more intensive residential
uses allowed by CCD-R will enhance the commercial concentration in the
surrounding “CCD” downtown area, and that the rezoning is consistent with
the goals and policies of the Comprehensive Plan.
2. Motion to recommend denial of the amendment, based on a finding that the
rezoning is not consistent with the goals and policies of the Comprehensive
Plan and that the intensive residential uses allowed by the overlay district on
this parcel will not enhance the commercial concentration in the surrounding
CCD.
C. STAFF RECOMMENDATION
Under the overlay district concept, the City has significantly increased discretion as to
where ground floor residential may be allowed in the CCD, permitting the City to
minimize any interference with business interaction that such housing might cause. In
making its determination on this request, the Planning Commission’s specific focus is on
consistency with the Comprehensive Plan and this parcel’s impact in terms of achieving
the goals for the downtown area. It is noted that the current planning efforts may
redefine those goals.
D. SUPPORTING DATA
Exhibit A: CCD-R Regulations
Exhibit B: Comprehensive Plan – Land Use, Downtown
Exhibit C: Landmark II – Aerial Image
Exhibit D: Downtown Area – Aerial Image
CHAPTER 14C
“CCD-R” CENTRAL COMMUNITY DISTRICT – RESIDENTIAL OVERLAY
SECTION:
14C-1: Purpose
14C-2: Permitted Uses
14C-3: Accessory Uses
14C-4: Conditional Uses
14C-5: Interim Uses
14C-6: Lot and Building Requirements
14C-7: Design Review
14C-1: PURPOSE: The purpose of the “CCD-R”, Central Community District –
Residential Overlay is to provide for sites within the “CCD”, Central Community
District that are appropriate for full use as multiple family attached housing,
including residential uses on the ground floor. In establishing this district and
rezoning property for the uses herein, the City finds that the goals and policies of
the City’s Comprehensive Plan are being fulfilled by ground floor residential
uses, including those goals and policies expressly applying to uses in the
downtown area as may be adopted as a part of any Downtown Revitalization Plan
or similar component of the Comprehensive Plan. Parcels shall be zoned “CCD-
R” only where the more intensive residential uses allowed by this overlay district
can be found to enhance the commercial concentration in the surrounding “CCD”
downtown area.
14C-2: PERMITTED USES: The following are permitted uses in the “CCD-R” Overlay
District:
[A] All those uses permitted in the “CCD”, Central Community District,
Section 14B-2.
14C-3: ACCESSORY USES: The following are permitted accessory uses in the “CCD-
R” Overlay District:
[A] All those accessory uses as provided for in the “CCD”, Central
Community District, Section 14B-3.
14C-4: CONDITIONAL USES: The following are allowed as conditional uses in the
“CCD-R” Overlay District:
[A] All those conditional uses as provided for in the “CCD”, Central
Community District, Section 14B-4.
[B] Buildings containing multiple family dwelling units on the ground floor in
excess of density otherwise allowed in the “CCD”, Central Community
District based on the procedures set forth in Chapter 22 of this ordinance,
and subject to the following conditions:
1. The subject parcel is located in an area that does not abut directly on
any of the following roadways: Trunk Highway 25 (Pine Street),
County State Aid Highway 75 (Broadway Street), or Walnut Street.
2. The subject parcel does not interfere with the flow of pedestrian
commercial traffic in the “CCD” area.
3. The exterior building materials for principal and accessory buildings at
ground floor level shall be consistent with commercial buildings,
including brick or concrete masonry, glass, and similar materials up to
a height of no less than twelve (12) feet from grade.
4. Upper floor building materials (above the ground floor), may utilize
residential materials such as lapped siding.
5. Parking shall be provided on-site at a rate of no less than one and one-
half spaces per residential unit, unless the facility is expressly reserved
for senior citizens. No less than fifty percent of the parking shall be
covered.
14C-5: INTERIM USES: The following are allowed as interim uses in the “CCD-R”,
Overlay District:
[A] All those interim uses as provided for in the “CCD”, Central Community
District, Section 14-B-4.
14C-6: LOT AND BUILDNG REQUIREMENTS: The following requirements shall
apply to all properties in the “CCD-R” Overlay District, except where otherwise
expressly stated in this Chapter:
[A] All requirements as listed in Chapter 14B-6, “CCD”, Central Community
District.
14C-7: DESIGN REVIEW: The Design Review process as found in Chapter 14B-7,
“CCD”, Central Community District shall apply to all buildings in the “CCD-R”
Overlay District.
Planning Commission Agenda - 6/01/10
7. Public Hearing - Consideration of a Comprehensive Plan Amendment, Conditional
Use Permit for Cross Parking, Cross Access and Drive-Through Facility and
Preliminary Plat for the proposed Nicolle Addition, a commercial development in
the CCD (Central Community District).Applicant: Semper Development. (NAC)
REFERENCE AND BACKGROUND
Semper Development has submitted plans calling for the construction of a 14,820 square
foot Walgreens drug store upon a 1.5 acre site located north of Broadway Street and east
of Pine Street (Highway 25). In addition to the drug store building, a two story, 5,166
square foot commercial building has also been proposed at River Street. The subject site
is zoned CCD, Central Community District, the intent of which is to implement the
various plans and provisions of the City‟s Downtown Plan.
To accommodate the proposal, the following specific approvals are necessary:
1. Comprehensive Plan (Downtown Plan) Amendment
2. Preliminary/Final Plat (Nicolle Addition)
3. Conditional Use Permit (to allow an accessory drive-through lane and cross
parking/access)
ISSUES
Comprehensive Plan Amendment
In 1997, the City adopted a Plan for the Monticello Downtown entitled “A New
Bridge: Revitalizing Monticello‟s Downtown and Riverfront”. Generally
speaking, the Downtown Plan directs development which builds upon the
traditional character of the Downtown and reinforces Monticello‟s small town
qualities. In this regard, the Plan includes several policy statements applicable to
the proposed placement of the drug store upon the subject property.
According to the Downtown Plan, buildings should be placed along Broadway
Street to create a strong “edge” to the street. The Plan further states that street
corners should be occupied by a significant use and parking lots at street
intersections should be prohibited.
The Plan specifically directs a “build to” line of zero feet (or a zero lot line
setback) along Broadway Street and a 100 percent “build out” along the street
except if pedestrian passages and plaza spaces are developed.
While structures are proposed to abut Pine and River Streets, the drug store‟s
parking lot is proposed to border Broadway Street. Thus, the proposal is not
consistent with the current policies of the City‟s Downtown Plan.
To address this inconsistency, an amendment to the Downtown Plan is necessary.
In this regard, the following draft language should be considered:
At the intersection of Broadway and Pine Streets, parking lots may be
constructed only when all of the following conditions exist:
Applicable traffic safety and access requirements limit the ability
to comply with building location standards of this Plan.
At least fifty (50)
percent of either the Broadway or Pine Street frontage is
occupied by a building (non-parking area).
An alternative
vertical element is located at the street corner which, as
determined by City Officials, establishes an architecturally
compatible corner presence. Such elements may include, but not
be limited to public art, interpretive signage, architectural
business signs and architecturally appropriate lighting.
While making an allowance for the proposed Broadway Street parking lot, it is
believed the preceding language maintains a present intent of the Downtown Plan
by continuing to promote visually dominant street corners.
Preliminary/Final Plat
Process. As part of the development of the subject property, the formal platting
of the land has been proposed. In this case, the applicant has requested
simultaneous preliminary/final plat approval. The platting is essentially a replat
of existing lots to accommodate the new building configurations.
Streets. As part of the subdivision, right-of-way is proposed to be dedicated along both
Pine and Broadway Streets. The acceptability of right-of-way dedications as should be
subject to comment and recommendation by the City Engineer. Two recommendations
of the City Engineer are particularly relevant to this application.
First, to accommodate the right turn lanes from east-bound County 75 (Broadway) to
north-bound TH 25 (Pine), an additional triangular area of right of way dedication is
necessary at the corner. Engineering staff has produced a drawing that illustrates this
additional right of way.
The second recommendation flows from the first. By taking the triangular area of right
of way at the corner of Broadway and Hwy 25, the applicant‟s sign and parking area will
no longer fit on the property as originally anticipated. As a result, the Engineers are
recommending that the site development shift four feet to the north. This will require a
vacation of a four foot sliver of the River Street right of way along the width of the
property. A separate public hearing has been scheduled to address this issue.
Engineering staff indicates that grades and adequate right of way will still remain to
accommodate sidewalk and street reconstruction of River Street as a part of this project.
Lots. The proposed subdivision (Nicolle Addition) consists of three lots, the use
and area of which are summarized below:
Lot # Use Lot Area
1 Walgreen‟s Drug
Store (proposed)
46,445 square feet
2 Commercial
Building
(proposed)
8,871 square feet
3 Existing
Commercial
Building
15,297 square feet
The applicable CCD, Central Community District, does not impose a minimum lot area
or lot width requirement. Thus, all proposed lots meet the minimum dimensional
requirements of the Ordinance.
While a minor issue, it should be noted that the areas of lots 1 and 2 are incorrectly listed
on the area summary included on the preliminary plat drawing. This should be corrected
as a condition of preliminary/final plat approval.
Easements. Appropriately, the preliminary and final plat drawings illustrate drainage
and utility easements. The acceptability of such easements should be subject to comment
and recommendation by the City Engineer.
As shown on the submitted site plan, Lots 1 and 2 share both access and parking. In this
regard, cross parking and access easements should be established. This issue and the
easement documents to be prepared by the applicant should be subject to comment and
recommendation by the City Attorney.
As a separate document, the applicants will be asked to dedicate an easement for
pedestrian/sidewalk purposes along TH 25, as the public sidewalk will be located on the
applicant‟s private property. The location of the sidewalk will accommodate green space
between Pine Street and the sidewalk along most of the Pine Street frontage.
Park Dedication. The City does not impose any park dedication requirements upon
commercial subdivisions.
Conditional Use Permits
Drive-Through Lane. As shown on the submitted site plan, a drive-through lane has
been proposed on the east side of the drug store building. In CCD zoning districts,
accessory drive-through facilities are allowed via conditional use permit and are subject
to the following requirements:
1. Service through drive-through facilities is accessory to interior on-site or
sit-down service within the same building.
2. Drive-through lanes are designed to avoid disruption of pedestrian and
vehicular traffic flow both on and off-site.
3. Landscaping and other site improvements are included which screen
automobile stacking space from the public street.
4. The principal building occupies no less than forty 40 percent of the
property exclusive of easements devoted to public pedestrian use or other
outdoor public spaces.
5. The building site and signage meet the standards for the CCD district
and design review is conducted by the Planning Commission.
6. The proposed use demonstrates compatibility and consistency with the
City‟s Comprehensive Plan and Downtown Revitalization Plan.
As proposed, the drive-through lane measures 12 feet in width with approximately 60 feet
of stacking space behind the “pick up” window, (providing stacking space for three cars).
The proposed drive through lane is considered “low volume” (in comparison to “high
volume” coffee shop and fast foot drive-through lanes). The amount of stacking space
provided has also proven itself to be sufficient in other Walgreens drug stores. In this
regard, the proposed drive-through lane satisfies applicable evaluation criteria of the of
the Ordinance and is considered acceptable.
Access. Access to the site is provided from the north via River Street and the south via
Broadway Street.
It is understood that the Broadway Street access to the site is to be right-in only. With
this in mind, it is recommended that the configuration of the access drive be modified
such that its design is not conducive to right-out turning maneuvers.
Internally, future access to the adjoining property to the east has been provided for on the
site plan. A part of the cross-access and cross-parking Conditional Use Permit will be to
accommodate joint access with future redevelopment on the adjoining property. Staff is
suggesting that this element be included in the conditions of the approval on this site.
Joint access and parking is an essential element of the reduced overall parking supply
allowed in the CCD zoning district.
Curb cut locations and widths should be subject comment and recommendation by the
City Engineer.
Off-Street Parking. As shown on the submitted site plan, off-street parking is proposed
on the south and west sides of the site. While, the configuration of the off-street parking
area is considered straight-forward and well conceived from a functional standpoint, as
noted above, a Comprehensive Plan Amendment is necessary to accommodate parking at
the corner of Broadway and Pine Streets (currently discouraged by the Plan).
For retail commercial uses, the Zoning Ordinance requires one off-street parking space
per 200 square foot of floor area, with an allowance of 10% reduction for common or
non-productive areas. Under this scenario, a total of 67 spaces would be required for the
drug store and 23 stalls would be required for the two-story commercial building (totaling
90 spaces), which results in a final requirement of 81 spaces after the 10% allowance.
However, the Zoning Ordinance also allows a 40 percent reduction in off-street parking
supply requirements provided that cross parking/access easements are provided. In such
a scenario, the applicant could provide as few as 49 off-street spaces to comply with the
minimum.
The submitted site plan illustrates 66 off-street parking stalls, 56 stalls for the Walgreens
store and 10 stalls for the two story commercial building. Assuming cross parking/access
easements will be provided, applicable off-street parking supply requirements have been
satisfied. As a condition of CUP approval however, cross parking/access easements
should be provided.
According to the Ordinance, off-street parking stalls must not be less than nine feet in
width and 20 feet in depth, with drive aisles 24 feet in width. The applicants have
designed the project with 25 foot wide aisles and 18 foot deep spaces throughout. Staff is
recommending reconfiguration of the parking lot design to accommodate the full-sized
parking stalls wherever practical.
Stalls depths of 18 feet have been allowed (as a City policy) for interior parking stalls
which allow for bumper overhangs, such as those adjacent to sidewalk areas where there
will be no interference with landscaping or snow storage. The applicant has stated that
they will seek to increase parking lot stall dimensions, including through slight narrowing
of landscaped islands.
Building Design. As shown on the submitted building elevations, the drug store and
two-story commercial building to the north are to be finished in face brick (“beige” and
„light iron” in color). Standing seam metal awnings (“dark bronze” in color) have been
proposed above window and door openings. While the proposed building colors are
considered generally acceptable, it is recommended that color samples and/or a color
rendering of the building (s) be provided for City review.
The drug store is a single story measuring just over 28 feet in height. The commercial
building to the north is to be two stories and measures 29 feet in height.
Architecture of the two buildings draws cues from historic, architecturally significant
commercial buildings in the Downtown area applying similar building materials, colors
and details. In this regard, the new buildings appear to “belong” in Downtown
Monticello.
The subject site has significant visibility along Pine Street. Thus, particular care was
taken in the design of building elevations which face the street. As shown on the
submitted elevations, the west building facades include building entrances, windows,
faux windows and awnings, all of which contribute to a positive pedestrian experience.
The proposed building architecture is consistent with the directives of the City‟s
Downtown Plan.
As an informational note, City staff has been notified of potential concern for the
structural integrity of the building on the adjoining parcel to the east. The applicant
should take measures to ensure safe removal of the structures on the subject parcel as part
of any demolition permit.
Building Height. Unlike many zoning districts, the applicable CCD, Central Community
District establishes a minimum building height requirement. Specifically, a minimum
height requirement of 15 feet is imposed. At 28 and 29 feet in height respectively, both
the drug store and two-story commercial building exceed the minimum height
requirement of the district.
Landscaping. For commercial sites, a minimum of one overstory tree per 1,000 square
feet of
gross building floor area, or one tree per 50 lineal feet of site perimeter, whichever is
greater, is required. The perimeter of the development site (excluding Lot 3) measures
approximately 1,020 lineal feet. As a result, 20 overstory trees are required as opposed to
the 17 trees which would be required under the floor area calculation.
As shown on the submitted landscape plan, a total of 18 overstory trees have been
proposed on the site. Proposed plantings include five White Pines, seven Honey Locust
and six Autumn Blaze Maples. The number of trees provided is two short of the
minimum requirement. The Honey Locust plantings include a number along the
Broadway frontage, or as part of the parking lot landscaping, complementing the City‟s
Broadway streetscape.
A variety of shrubs and perennials are also planned for the site, including Alpine Current
shrubs, various perennials and flowers.
As noted, the number of proposed overstory trees is two short of the minimum supply
requirement. The Ordinance does however, allow for an equivalent of up to 50% of the
required number of overstory trees to be created through the use of overstory trees in
combination with other landscape design elements such as ornamental trees, shrubs,
flowers, and berming. In no case however, may the number of overstory trees be less
than 50% of the above formula. The burden shall be upon the developer to demonstrate
by narrative and by graphics how the equivalent effect is provided. The equivalent effect
is subject to the approval of the City Council.
After reviewing the number of proposed perennials (89) and shrubs (18), Staff
recommends accepting them as a substitute for the required number of trees. It must be
recognized that the subject site holds significant limitations in regard to landscaping.
Zero lot line setbacks as well as land devoted to access drives and sight visibility
triangles leaves very little area on the site which may be devoted to plantings. The ratio
of plantings per available land area for landscaping is considered consistent with the
intent of the Ordinance.
One area where additional landscaping may be beneficial is the future development site
of the two-story building on the north half of the property. As discussed below, the
landscaping on this parcel will be an important component of the view of the north wall
of the Walgreens building, as well as the screening of the trash and loading area from the
north.
The City will be examining opportunities to supplement the private landscaping with
elements that enhance the City‟s streetscape in the area. One such element will be the
placement of the City‟s bridge-rail segments that are in various locations throughout the
core downtown area. The use of these elements may be most appropriate at the corner of
River Street and TH 25, as well as to supplement the corner emphasis at Broadway and
TH 25.
Signage
Pylon Sign. As shown on the submitted site plan, a drug store pylon sign has been
proposed at the corner of Pine and Broadway Streets. The sign measures 22 feet in
height and 87 square feet in area (per face). According to the Ordinance, pylon
signs may not exceed 22 feet in height and 100 square feet per face. Additionally, a
15 foot setback from public rights-of-way is also required.
While the sign meets all dimensional requirements of the Ordinance, it is believed
an opportunity exists to build upon the intentions of the City‟s Downtown Plan
which encourages strong edge treatments, particularly at block corners. While the
proposal succeeds at the corner of Pine Street and River Street, a strong visual
“anchor” at the Broadway Street/Pine Street corner is somewhat lacking. To
address this issue, consideration should be given to enhancing the freestanding sign.
In this regard, the sign could incorporate some of the materials used in the principal
building(s). More specifically, a visually dominant sign base could be constructed
using the same masonry course used on the principal building(s).
No pylon sign has been identified upon the northerly parcel (Lot 2) at this time. A
specific sign proposal is not expected until such time as a future building occupant
has been determined.
Wall Signs. As shown on the submitted building elevations, wall signage has been
proposed on the south and west sides of the drug store building. Specifically, the
following signs have been proposed:
South Elevation (Broadway) West Elevation (Pine Street)
Walgreen‟s Script (149.8 s.f.) Walgreen‟s Script (149.0 s.f.)
Photo (11.6 s.f.) Photo (11.6 s.f.)
Pharmacy (19.2 s.f.) Pharmacy (19.2 s.f.)
Note: 6 s.f. “exit box”l signs are also proposed on north and south elevations
Including the proposed freestanding sign, a total of 480 square feet of signage has
been proposed upon the drug store parcel, significantly less than the 904 square feet
allowed by the Ordinance.
No wall signs have been proposed upon the two-story commercial building at this
time. As in the case of the pylon sign, a specific sign proposal is not expected until
such time as a future building occupant has been determined.
Trash. A trash enclosure is proposed between the two commercial buildings, along Pine
Street. According to the site plan, the enclosure is to be accessed from the east. While
the site plan notes that the western side of the enclosure is to be finished in masonry, no
details are provided. In this regard, it is suggested that similar colors and details be
utilized on the enclosure as on the two abutting commercial buildings. As a condition of
CUP approval, trash enclosure details should be submitted and approved by the City.
Considering that there is no timetable for the construction of the north commercial
building, question exists in regard to how the trash handling area will be screened on the
north prior to construction of the two-story building (which will ultimately be used to
screen the area). This issue should be addressed by the applicant by the submittal of a
landscaping plan for the area.
One option would be a fence, combined with a landscaped screening plan. The screening
should be tall enough to create an effective screen until the future building is constructed.
Lighting. As required, a photometric lighting plan has been submitted for review.
According to the Ordinance, any lighting used to illuminate an off-street parking area,
sign, or other structure must be arranged as to deflect light away from any adjoining
residential zone or public streets. The Ordinance further states that the source of lights
must be hooded or controlled in some manner so as not to cast light on adjacent property.
In regard to the degree of illumination, the Ordinance states that any light or combination
of lights which cast light on a public street may not exceed one (1) foot candle (meter
reading) as measured from the center line of said street. As shown on the lighting plan,
this requirement has been satisfied.
Commercial Building. According to the applicant, the two-story commercial building is
to be constructed as part the second phase of the development (when a tenant has been
determined). Because no timetable has been established in regard to building
construction, interim improvements to the future building site and site maintenance
should be addressed by the applicant (to the satisfaction of the City). As noted above,
landscaping of this site should be required, including some measures taken to enhance the
view of the north wall of the Walgreens building in the interim.
Grading, Drainage, and Utilities. City Engineering staff, the City‟s Consulting
Engineer, and Public Works staff have made comments relating to specific aspects of the
project. Those comments are attached to this report as an Exhibit, and are incorporated
into the recommendations made herein.
ALTERNATIVE ACTIONS
1. Motion to approve the Comprehensive Plan (Downtown Plan) Amendment,
Preliminary/Final Plat and Conditional Use Permits based on a finding that, with
conditions, the proposal is consistent with the City‟s Comprehensive Plan policies
and applicable Ordinance requirements.
2. Motion to deny the Comprehensive Plan (Downtown Plan) Amendment,
Preliminary/Final Plat and Conditional Use Permit based on a finding that the
proposal is not consistent with the City‟s Comprehensive Plan policies and
applicable Ordinance requirements.
RECOMMENDATION
Generally speaking, the submitted development plan is considered well conceived and
responds well to a variety of site design parameters.
A decision regarding the proposed Comprehensive Plan for Downtown Plan Amendment
(to allow parking at the corner of Broadway and Pine Streets) is considered a policy
matter to be determined by City Officials. It is however, believed that via the
incorporation of the proposed Plan amendment language, a primary intent of the Plan (to
achieve a visual presence at the corners) can still be achieved.
Based on the preceding review, Staff recommends approval of the Comprehensive Plan
(Downtown Plan) Amendment, Preliminary/Final Plat and Conditional Use Permit
subject to the conditions outlined in Exhibit Z.
SUPPORTING DATA
A. Preliminary Plat
B. Final Plat
C. Site Plan dated 4/22/10
D. Grading & Drainage Plan dated 4/21/10
E. Utility Plan dated 4/22/10
F. Landscape Plan dated 4/22/10
G. Floor Plan dated 8/29/06
H. Building Elevations dated 4/30/10
I. Sign Plan dated 4/30/10
J. Lighting Plan dated 4/30/10
K. Consulting Engineer Comment Letter dated 5/26/10
L. City Engineer/Public Works Comment Letter dated 5/27/10
M. Proposed Improvement Diagram
Z. Conditions of Approval
EXHIBIT Z
1. The City‟s Downtown Plan (“A New Bridge: Revitalizing Monticello‟s Downtown and
Riverfront”) be amended to incorporate the following text:
At the intersection of Broadway and Pine Streets, parking lots may be constructed
only when all of the following conditions exist:
Applicable traffic safety and access requirements limit the ability to
comply with building location standards of this Plan.
At least fifty (50) percent of either the Broadway or Pine Street frontage
is occupied by a building (non-parking area).
An alternative vertical element is located at the street corner which, as
determined by City Officials, establishes an architecturally compatible
corner presence. Such elements may include, but not be limited to
public art, interpretive signage, architectural business signs and
architecturally appropriate lighting.
2. Right-of-way dedications on the Preliminary/Final Plat are found to be acceptable by the City
Engineer.
3. Verify with qualified expertise that demolition will not negatively impact structures on
adjoining properties.
4. The area summary on the Preliminary Plat drawing be revised to correctly identify the area of
Lots 1 and 2 (consistent with the Final Plat drawing).
5. Drainage and utility easements on the Preliminary/Final Plat are found to be acceptable by
the City Engineer.
6. Cross parking and access easements for Lots 1 and 2 be established. Cross parking and
access should include an agreement for future agreements with the adjoining property to the
east. This issue shall be subject to comment and recommendation by the City Attorney.
7. Pedestrian easements are established for sidewalks along TH 25 for public sidewalks on
private property, consistent with the recommendations of the City Engineer.
8. The configuration of the Broadway Street access drive be modified such that its design is not
conducive to right-out turning maneuvers
9. Curb cut locations and widths are found to be acceptable by the City Engineer.
10. Color samples and/or a color rendering of the building (s) be provided for City review.
11. City Officials find the proposed overstory tree quantities to be acceptable.
12. The freestanding sign be modified to incorporate some of the materials used in the principal
buidling and create a visually dominant sign base.
13. The trash enclosure utilize colors and details similar to those utilized on the on the two
abutting commercial buildings. Trash enclosure details shall be submitted and approved by
the City.
12. The applicant address the screening of the trash area from the north prior to the construction
of the north commercial building (which will ultimately be used to screen the area).
13. Lighting be hooded and directed such that the source is not visible from adjacent rights-of-
way.
14. The applicant provide a plan for interim improvements upon Lot 2, Block 1, including but
not limited to, site improvements and maintenance.
15. Final grading, drainage, and utility plans are subject to comment and recommendation by the
City Engineer, Consulting Engineer, and Public Works Staff. Specific review comments of
those staff members are summarized in this report, and attached as an Exhibit.
16. Provide final record drawings prior to execution of the development agreement.
17. The applicant and City execute and record a development agreement incorporating the
development plans, standards and conditions as approved.
WALGREENS SITE PLANS
Public Works/Engineering Comments
ENGINEERING
1. The City’s standard parking lot aisle width is 24’. The plans show 25’ aisle widths.
2. The City’s standard parking stall dimension is 9’ wide x 20’ long, which limits bumper overhang of
public sidewalks. It appears our standard stall dimensions can be met by reducing the dimensions
of islands and/or drive aisles. Parking stall lengths adjacent to private sidewalks can be reduced
to 18’ if the developer desires to do so.
3. A right-of-way excavation/obstruction permit must be obtained from the Public Works
Department at 909 Golf Course Road prior to commencing any work within City right-of-way.
4. The 35’ wide curb cut at East River Street does not meet City standards, but given its use as a
service vehicle access this width is acceptable.
WATER & SEWER DEPT
Pg. Concern
C1.1 Saw cut bituminous for capping 6 inch water tee for old water service for old Help Center.
C1.1 Saw cut sidewalk to disconnect water & sewer for old movie theater.
C1.1 Saw cut sidewalk to remove old sewer service for old Help Center – need to get into old
building to verify.
C2.1 Storm sewer; i.e. hooking up to which one?
C3.1 Wet taps on 6 inch water main for 6 inch services.
C3.1 Remove clean-out CO-1 less than 100 feet.
C3.1 Could lose one manhole for sanitary service.
C3.1 Storm; i.e. storm to east of property goes to catch basin (beehive) behind theater
removed and note replaced in plans.
STREET DEPT
1. Turn lanes
a. County Rd 75 (Broadway)
b. State Hwy 25 (E River St)
2. Sidewalks
a. location
b. widths
3. Snow removal & storage
4. Street light locations
5. Stoplight pole locations
6. Landscaping
PARKS DEPT
1. Placement of Antique Mississippi River Bridge railing
2. Green space / Planter