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Planning Commission Agenda Packet 04-02-1996AGENDA ` REGULAR MEETING - MONTICELLO PLANNING COMMJSSION Tuesday, April 2. 1888 - 7 p.m. Members: Dick Frie, Richard Martie, Jon Bogart, Richard Carlson, Rod Dragsten 1. Call to order. 2. Approval of minutes of the combined regular meeting held March 5 and the special meeting held March 6, 1996. 3. Consideration of adding items to the agenda. 4. Citizens comments. 5. Public Hearing --Consideration of a conditional use permit request which would allow development of a 3 -bay quick lube facility. Applicant, Dan and Linda Mielke. 6. Public Hearing --Consideration of a request for a conditional use permit which would allow three or more business signs on a commercial building. Applicant, Stephen Conroy. 7. Public Hearing --Consideration of a request for conditional use permits which would allow outside sales of boats and outside storage. Applicants, Leonard Haberman and Dean Rasmussen. (``8. Update status of Poach shed construction activities. (Verbal update) �19. Public Hearing. -Consideration of a request to update the Monticello Comprehensive Plan. Applicant, Monticello Planning Commission and Monticello City Council. 10. Other. MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Wednesday, March 6,1896 - 6:00 p.m. Members Present: Dick Frie, Richard Carlson, Dick Martie, Jon Bogart, Rod Dragsten Staff Present: Jett O'Neill, Gary Anderson, Steve Grittman, Wanda Kraemer 1. Call to order. Chairman Frie reconvened the meeting of March 5th to order. MOTION WAS MADE BY RICHARD CARLSON AND SECONDED BY TO APPROVE THE MINUTES OF THE REGULAR MEETING FEBRUARY 6, 1996. Motion passed unanimously. 3. Consideration of ad ine i e A to the stgenrin. There were no items added. 4. Ckimns comments. There were no items added. Jeff O'Neill, Assistant Administrator, reported that Kevin Schmitz of C & S of St. Cloud is requesting preliminary plat approval of a revised design of the Briar Oakes Estate Second Addition. Briar Oakes Estate Second Addition is located north of the first addition of Briar Oakes Estate and south of the City's Eastwood Knoll subdivision. East of the plat is Meadow Oak 4th S Addition. The revised plat made slight modifications, to the lots and affected roadways in Cho northwest corner of the plat. The changes to the original approved preliminary plat are relatively minor and include introduction of a modified cul-do-sac/loop street featuring a center island. The revised plat also includes a reduction of the street width at Shady Circle. The preliminary plat contains 32 lots, all of which are over the minimum 12,000 aq ft. Youll note that storm water casements on the plat reduce the useable area of a number of the larger lots. The grading plan has been designed to Page I Planning Commission Minutes - 3/06196 minimize the impact of the road on the forest area. It is expected that a major segment of the pathway system will be installed with this project, or the grading will be installed, or the City will be obtaining funds from C & S which will be combined with other funds to build this pathway within the next two years. The City Engineer is currently reviewing the design of the modified cul-de-sac/loop street in the northwest corner of the plat. This also features a center island that will be landscaped by the developer and maintained through a homeowner association. Chairman Frie opened the public hearing. Kevin Schmitz, developer C & S, stated that he had been working with City staff and the City Engineer on the Briar Oakes project and did not have anything else to add. Chairman Frie closed the public hearing. The Commissioners discussed the radius of the loop street and the maintenance of the center island, Commissioner Bogart stated that he had seen other 24 -ft loop streets where snow removal had worked. The center island could be maintained through a homeowners association or by actually deeding partial ownership of the property to each parcel adjacent to the cul- de-sac. This should be discussed further with City staff. Chairman Frie wanted Kevin Schmitz to be aware of the pathway costs in the project. Kevin Schmitz replied that he was aware of the pathway costs because he had paid them on the first phase and discussed this issue with City Staff. COMMISSIONER CARLSON MADE A MOTION TO APPROVE THE PRELIMINARY PLAT WITH MODIFICATIONS TO THE CENTER ISLAND ROAD WIDTH, AND CUL-DE-SAC DESIGN AS SUGGESTED BY THE CITY ENGINEER AND STAFF. SECONDED BY COMMISSIONER DRAGSTEN. Motion passed unanimously. Pi Alit HynrinC•-Consideration ofapproval of nmlimina" glint of the Brig Oakes Second Addition, Aenliont- C & S of St. Cloud. Jeff O'Neill, Assistant Administrator, reported that at the previous meeting of the Planning Commission, Brian Stumpf and Ron Ruff described a proposal to add a second story to the existing office building. The Planning Commission was hesitant to approve tho addition without certain site Page 2 Planning Commission Minutes - 3/06/96 improvements being made such as screening of outside storage. The Planning Commission noted to the applicant that the City has required many other applicants to make code -related improvements to their site at such time that expansion occurs. The Planning Commission did indicate a strong interest in working with Ruff Auto toward legitimizing the land use by creating a planned unit development zoning district and development concept, Ruff Auto would be converted from a lawful nonconforming use t o a lawful use. The Planning Commission tabled the decision regarding the conditional use permit pending additional discussions between City staff and Ruff Auto regarding the potential creation of a Ruff Auto PUD zone. O'Neill reported that he did meet with Chuck Stumpf, Brian Stumpf, and Ron Ruff of Ruff Auto. Ruff Auto was not convinced that the creation of a planned unit development at this point was the best solution. They appeared to be interested in moving forward with development of the second story of the structure as proposed under the current request, which, if approved, would expedite the project. Chairman Frie opened the public hearing. Chuck Stumpf, partner Ruff Auto, stated that he was confused as to how much land should be included in the PUD. He said Ruffs would be willing to move the fence along 6th Street back 10 ft and allow the City to do screening. Also, they would be willing to work with the City on some issues but not if it involved holding up the permit for the addition. The second story is needed soon and it will take time to have a PUD worked out. Chairman Frio asked Brian Stumpf, employee at Ruff Auto, if he had additional comments. He did not. Ron Ruff, partner at Ruff Auto, stated he did realize in the future something would need to be done. He said that as the land develops around them it will be easier to decide what screening is needed. The idea of a PUD scares him because he is still uncertain of what it will involve. Chuck Stump inquired as to the cost and the boundaries of the PUD. Jeff O'Neill stated that the neighborhood will gain from conversion of a nonconforming use to a PUD; therefore, a cost-sharing arrangement could be justified. O'Neill asked Steve Grit nan, City Planner, what he would estimate the cost to be. tirittman stated around $5,000. Chairman Frio closed the public hearing. Page 3 Planning Commission Minutes - 3/06/96 The Commissioners discussed the request and did agree that it would be hard for Ruffs to pursue the PUD before the addition to the office. The Planning Commissioners were concerned about establishing a precedent by not requiring the site be brought up to code before issuing the CUP. The fact that this business is the only one of a (rind in the City and has been grandfathered in the City for many years does create a unique situation. The Commissioner came to the decision that if there was an agreement to move the fence along 6th Street and to screen the area and a consensus on a time frame to review the possibilities of a PUD, then issuance of a conditional use permit would be acceptable. Chairman Frie suggested a time frame of six months. During this six months the property could be surveyed and a PUD plan be developed. COMMISSIONER CARLSON MADE A MOTION TO APPROVE THE EXPANSION OF AN OFFICE BUILDING OF A NON -CONFORMING USE IN A PZM ZONE WITH THE FOLLOWING CONDITIONS: 1. A SIX MONTH TIME FRAME BE ALLOWED FOR NEGOTIATIONS TO MOVE FORWARD, WITH DIALOG, TOWARD A PUD AND BY THE FIRST MEETING IN SEPTEMBER THE PLANNING COMMISSION RECEIVE A REPORT. 2. THE FENCE ALONG 6TH STREET IS MOVED BACK 10 FT, WEST OF KEVIN STUMPF'S PROPERTY. 3. THE AREA ALONG 6TH STREET IS SCREENED WITH 4 FT TO 6 FT PINE TREES AND THIS IS TO BE REVIEWED BY THE PARKS COMMISSION. CITY ISM INSTALL THIS LANDSCAPING. 4. THE APPLICANT AGREES TO SHARE THE COST OF THE SITE PLAN 50/60 WITH THE CITY WITH COSTS NOT TO EXCEED A TOTAL OF $5,000. Motion passed unanimously and was based on the following findings: 1. The expansion of the office building will not result in an increase or intensificaiton of the non -conforming aspects of the site. For example, no additional outside storage will result from the expansion. Page 4 Planning Commission Minutes - 3/06/96 This situation is a unique, long-standing, pre-existing condition to which the applicants have expressed an interest in negotiating a solution. These conditions are not found in other areas of Monticello, thus the conditional use permit approach is justified in this situation. The site size, configuration, and elevation relative to the surrounding properties makes complete conformance to city code, or establishment of a PUD, unfeasible within the requested time frame for construction of the addition. Accepting an agreement to plan for ultimate conformance while allowing expansion in the short term accomplishes Ruff Auto's short-term goals and has the potential of creating a long- term plan that allows the neighborhood and Ruff Auto to co -exist. Comte hre enaive plan repo . Jeff O'Neill, Assistant Administrator, reported that the public hearings for the Comprehensive Plan are in April. The public hearings were delayed so the joint meeting between Planning Commission, HRA, and Parks Commission will be in mid May to review each Commissioner's implementation steps. O'Neill also informed the Commissioners that he and Steve Grittman, City Planner, would be attending the township meeting in two weeks regarding the Comp Plan. The Township Board were all given a Comp Plan to read and review. The meeting will allow the Board a time for questions and comments. Monticello Comrnnnity Partners (M .PU dy lopment planning pre as report (Dick Frio, Jeff O'Neill. Ion Bogart). Chairman Frie, Planning Commission representative to MCP Board, reported that the MCP board has been established, officers elected, and a PO Box address given. There has also been a fund raising committee established and donations pledged by the board. There is a first draft completed for a job description for a project manager. The Board is concentrating on review the RFP for the downtown redevelopment project. Jeff O'Neill, Assistant Administrator, reported that eight downtown/ riverfront planning proposals were received by the City. The plan prepared will be reviewed by the Planning Commission and ultimately be considered for adoption as an amendment or update to the comprehensive plan. Jon Bogart, Chairman Design Committee, reported that the Design Committee was gathering information on the history of the building in the downtown area. There appears to be some interesting building facado that Page 5 Planning Commission Minutes - 3/08/98 have been covered up. The Design Committee is also organizing a Spring Clean-up for East and West Bridge Park. Jeff ONeill inquired if the tree trimming for Bridge Park should be brought to the Parks Commission. The Planning Commission thought a recommendation from the Parks Commission would be the best choice. 9. .S'tatuit of offibrts to acs, sire rivprfront property west of Bridge Park. Jeff O'Neill, Assistant Administrator, reported the City is waiting for costs from the contractor on the repair the fire damage at the riverfront property. The homeowner is still not positive if the house will be left on the market. The Planning Commission will be kept up to date on what happens. . 1 • 1 M / • . Gary Anderson, Building Official, reported that Al Poach had not returned hie call but the site looked like he had moved, He would continue to monitor the property. 4 11. Myhw y 25/Cedar Street Corridor Study uRdntg. Jeff ONeill, Assistant Administrator, reported that as soon as the state recommends one of the options a public information meeting will be scheduled. MNDOT might not recommend a particular option but agree to both of them and leave the final decision to the City. 12. Btm==wat. JON BOGART MADE A MOTION TO ADJOURN THE MEETING. SECONDED BY DICK MARTIE. Motion passed unanimously. Page 6 Planning Commission Agenda - 4/2/96 .: M W Dan and Linda Mielke request a conditional use permit which would allow development of a 3 -bay quick lube oil change facility at the new parcel created directly south of the Subway Shop. In the B-3 zone, motor fuel station, motor tiiel station/convenienoe store, auto repair minor, and tire/battery stores are allowed in the B-3 zone as a conditional use. City stats' would interpret a quick lube oil change facility as falling into this general category. As you will see in the attached section of the code, there are 18 conditions that must be met by this facility. It appears that the site and building plans will meet all 18 conditions. However, we do not have enough information to determine if the site will meet condition 02. Since we have not seen actual building plans at this point, it is not possible to determine if the facility meets condition #2, which states that the architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing building or area as to cause impairment in property values. The plan's consistency with this requirement will need to be evaluated after building plans are submitted. It is not suspected that this will be a problem. Development of this site plan presented some interesting complications due to the potential that the Chelsea Road extension to Highway 26 might touch the southern boundary of the property making it a corner lot. If this parcel does become a corner lot, the access will be lost at its present position and must be moved to another location on the property. The Mielke's are aware of this potential and have established their building alignment and site plan accordingly to allow them enough flexibility to take advantage of the future potential of this site becoming a corner lot. The site plan has been reviewed for consistency with setback, parking, and drive aisle requirements. At this point, a landscaping plan has not been submitted; therefore, it would be appropriate to approve any conditional use permit subject to completion of a landscaping plan that is consistent with city code. If Planning Commission so desires and believes that additional landscaping should be applied at this site in conjunction with the conditional use permit request, then it should add a separate condition accordingly. According to the applicant, there will be no outside storage at this site; therefore, a conditional use permit allowing outside storage is not necessary. Planning Commission Agenda - 4/2/96 B. AITFRNATfVE ACTIONS: 1. Motion to approve the conditional use permit allowing a 3 -bay quick lube oil facility provided that the facility meets all the conditions outlined by ordinance and subject to the following additional conditions: 1. Completion of a landscaping plan that is consistent with code requirements. 2. Completion of site grading and drainage plan that is acceptable to the City Engineer. 3. The conditional use permit is subject to staff review and approval of the architectural design of the structure. If staff believes that the design does not meet the requirements of condition q2, then staff is directed to bring the matter back before the Planning Commission for additional review. This motion could be based on the finding that the quick lube oil facility use and associated site plan is consistent with the character of the B-3 zone. Furthermore, the site plan meets conditions as outlined by ordinance and additional conditions as required by the Planning Commission. Under this alternative, the item would move forward to the City Council for review. Motion to deny the conditional use permit allowing a 3 -bay quick lube oil facility. This alternative should be selected if the Planning Commission believes that a quick lube oil facility operating under the site plan as proposed is not consistent with the character, nature, and geography of the area, or perhaps the facility is not consistent with the comprehensive plan. C_ STAFF RF .OMMFNLATION: Staff recommends alternative #I. The proposed use and site plan aro clearly consistent with the intent and purpose of the B-3 zone. City staff has worked hard with the Miclkes toward development of a site plan that provides flexibility to utilize the site effectively in the short term under the existing road alignment while leaving options open for effective use of the site in the event the site becomes a corner lot. Copy of site plan; Excerpt from zoning ordinance. fti ' � r 1 t oil I ` e, ...�. , H �... ACCESS ROAD MY, 25 �4 p t 9. Vehicular access points shall be limit -ed, shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the City Engineer. 10. All signing and informational or visual communication devices shall be in compliance with Chapter 3, Section 9, of this ordinance. 11. Provisions are made to control and reduce noise. 12. The provisions of Chapter 22 of this ordinance are considered and satisfactorily met. (C) MOTOR FUEL STATION, MOTOR FUEL STATION/CONVENIENCE STORE, AUTO REPAIR -MINOR, AND TIRE AND BATTERY STORES AND SERVICE PROVIDED THAT: 1. Regardless of whether the dispensing, sale, or offering for sale of motor fuels and/or oil incidental to the conduct of the use or business, the standards and requirements imposed by this ordinance for motor fuel stations shall apply. These standards and requirements are, however, in addition to other requirements which are imposed for other uses of the property. 2. The architectural appearance and functional plan of the building and site shall not be so dissimilar to �i the exiating buildings or area as to cause i impairment in property values or constitute a blighting influence within a reasonable distance of the lot. 3. The entire site other than that taken sip by a building, structure, or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the City Engineer. 4. A minimum lot area of twenty-two thousand five hundred (22,900) square feet and minimum lot dimensions of one hundred fifty (190) feet by one hundred thirty (130) feet. S. A drainage system subject to the approval of the City Engineer shall be installed. 6. A curb not lees than six (6) inches above grade shall separate the public sidevalk from motor vehicle service areas. 7. The light Ing shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with Chapter 3, Section 2 (H), of this ordinance. MONTICELLO ZONING ORDINANCE 13/4 S S. Wherever fuel pumps are to be installed, pump islands shall be installed. 9. At the boundaries of a residential district, a strip of not less than five (5) feet shall be landscaped and screened in compliance with Chapter 3, Section 7 (G), of this ordinance. 10. Each light standard landscaped. 11. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Chapter 3, Section 2 [G], of this ordinance. 12. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Chapter 3, Section S, of this ordinance, and shall be subject to the approval of the City Engineer. 13. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Chapter 3, Section 9, of this ordinance. 14. Provisions are made to control and reduce noise. 15. No outside storage except as allowed in compliance with Chapter 13, Section 4, of this ordinance. 16. Sale of products other than those specifically mentioned in Chapter 13, Section 4, be subject to a conditional use permit and be in compliance with Chapter 13, Section 4 [F], of this ordinance. 17. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. 16. The provisions of Chapter 22 of this ordinance are considered and satisfactorily met. (D) New and used automobile/light truck sales and display provided that: 1. The enclosed principal use (sales and display office) is a minimum of 4,500 square feet, excluding the area used for mechanical repair and reconditioning. 2. Outside sales and display areas are fenced or screened from view of neighboring residential uses KONTICELLO ZONING ORDINANCE 13/y_ s Planning Commission Agenda - 4/2/96 In conjunction with the conversion of the old Pitt Funeral Home to an office building, Steve Conroy requests a conditional use permit which would allow development of a sign with more than three business names. This sign is necessary because the new office use will likely result in multiple tenants at the site. The location of the sign is at the location of the pre-existing sign. The sign as proposed has been reviewed by City staff and meets code requirements. A copy of the sign plan is attached for your review. In a related matter, City staff has been working with Steve Conroy on development of a longer-term parking plan for the site. The current level of parking and parking lot design is adequate to support a fair amount of activity in the structure; however, as the intensity of the use of the facility grows, it is likely that additional parking will be needed. Steve Conroy understands that when 3/4 of the building is occupied, he will likely need to expand his parking. At such time, he will probably be coming to the Planning Commission to ask for variances to construct the additional parking without curb and gutter. The variances will assist him in construction of a facility that matches the present conditions. This is for information only. No action by the Planning Commission is requested on this topic at this time. R. ALTERNATIVE ACTIONS: Motion to approve the conditional use permit which would allow three or more business signs on a commercial building. This motion could be based on the finding that the pylon sign proposed is consistent with city code. The sign system meets all city requirements; therefore, the request should be approved. Motion to deny the conditional use permit which would allow three or more business signs on a commercial building. Planning Commission Agenda - 4W6 STAFF RPV.OMMFNDATTON: Staff recommends alternative N. Due to the fact that the sign system meets city code requirements, the conditional use permit should be epproved. D. SUPPORTING DATA: Copy of sign plan. m 0 N a n m m • 1 ++ 4e l ' a S. tlogls* Planning Commission Agenda - 412196 Lenny Haberman, operator of Lenny and Jim's Bait Shop, and Dean Rasmussen, owner of the Glass Hut property, request permission to allow Haberman to sell up to 6 boats which would be displayed outside of the structure. The existing structure currently houses Glass Hut operations and is being subdivided internally to house both the Glass Hut and Lenny's Bait Shop. The request also includes permission to have outside storage. The site as it is currently operated is a lawful, nonconforming use. The parking lot, landscaping, and outside storage arrangement currently are in violation of the city code. However, due to the fact that nonconforming aspects of the site were established before the development of the code, they are "grandfathered -in.' As with every other nonconforming site, when there is a request to intensify the use, such as in this case where the request is to allow outside sales of boats, the various nonconforming aspects of the site need to brought up to code. It was noted earlier nonconforming aspects include absence of bituminous paving, no curb and gutter, no landscaping, and the outside storage to the rear of the structure is currently unscreened. In the past, the City has always required that the property owners obtain conditional use permits prior to establishing outside sales areas. For example, Hoglund Transportation was required to obtain a conditional use permit which would allow the We of approximately 8 vehicles at a small lot on the Oakwood side of the property. Under the conditional use permit they were required to pave the sales area, install curb, and plant trees. Similarly, General Rental was required to pave the area that they use for display of goods for rent. The precedent that may haunt us somewhat is the fact that the RV Center expanded their outside sales area far beyond the limits originally intended under the original conditional use permit. This was done without City permission, and the City may need to take some action to require that RV Center update their conditional use permit accordingly. Under the plan as prepared, the owners request that they be allowed to establish their outside sales area with the goal of completing the site plan improvements, as identified, over time. Planning Commission is asked to review the request for the conditional use permits and determine to what extent it would allow to phase in the improvements to the site. Obviously, improvements as proposed will be relatively expensive which, from a Planning Commission Agenda - 4/2M business standpoint, may be difficult to justify based on the revenue that can come in on the site from the development of a small outside sales facility. However, if the improvements are allowed to be phased in over time, it may make sense, from a business standpoint, to begin the operation of the sales lot and then put away funds over time to complete the site improvements. This plan in theory makes sense; however, from a practical standpoint, it may be difficult for the City to enforce the completion of improvements. The site plan as presented is very rough and does not provide sufficient information on which to develop a phase plan. Information deficiencies are as follows. The site plan shows no detail relating to the Glass Hut access to State Highway 25. Parking spaces are not identified and curb and gutter is not delineated. Even though the Glass Hut side of the building is not expanding, it still is subject to the requirement that nonconforming aspects of the site be updated when use of the property intensifies. The drive area leading to the parking on the north side of the building is not identified. The plan needs to be updated to show where the access point is and identify the drive aisle leading to the parking. There is also no curbing identified on this side of the property. Finally, the plan does not show the location of the outside sales area. It is anticipated that it will be somewhere in the vicinity of the parking lot stalls noted as 9, 10, 11, and 12. 1 have a hunch, however, that they may want to place the bosts directly in front of the building on the grassy area. B. ALTERNATIVE ACTIONS: Motion to approve conditional use permits allowing outside storage and outside sales subject to completion of a plan for phasing in all improvements required by code which include: a. Bituminous paving and parking improvements including curb and gutter. b. Installation of landscaping. C. Installation of a screening fence around the perimeter of the storage area. d. Development of a plan for completing improvements over time to extend no longer than _ years. Under this altemative, the property owner would be allowed to proceed with outside sales on site and would be operating under a long term plan negotiated by the Planning Comnmisdon for completion of the improvements noted above. Perhaps during discussion, you can identify a timeline for completion of the improvements. This Planning Commission Agenda - 4/2196 alternative could be selected based on the finding that the proposed use is consistent with the character and nature of the B-3 zoning district and the neighborhood in general. Establishing a phase plan for completion of improvements as required over time could ultimately result in a site that is in conformance with city codes. Motion to table approval of conditional use permits allowing outside storage and outside sales. This alternative should be selected if the Planning Commission does not feel that the information provided is sufficient to make a decision. Please note that according to state law, the Planning Commission can only table an item just so long before a decision has to made: otherwise the request that is made is automatically approved. Given the time frames allotted to us under state law, a decision on this item must be made at the next Planning Commission meeting and then sent directly to Council for decision. Motion to deny approval of conditional use permits allowing outside storage and outside sales. There is no requirement that the City allow a phased -in approach for completion of required improvements. If the Planning Commission is concerned that site improvements will not be made over time because enforcement of the requirements will not occur, then Planning Commission can deny the approval based on the finding that the phased approach for completion of the improvements is not acceptable. Motion to approve conditional use permits allowing outside storage and outside sales subject to completion of all site improvements prior to establishment of the outside sales area. Under this alternative, Planning Commission would support the development of the facility as proposed. However, all necessary site improvements as required must be made at the outset and would not be allowed to be phased in. Under this alternative, it is likely that the applicant will withdraw the request because of the financial impact of the requirement to completely update the site prior to establishing a 6 - bay sales lot. Staff recommends that this item be tabled due to inadequacy of the site plan. However, we would support approval if the applicant and Planning Commission are able to detail various aspects of the site plan during the meeting. Perhaps it would be possible to approve the conditional use permits subject to completion of the site plan that meets city code requirements. Planning Commission Agenda - 4/2/96 Staff is somewhat supportive of alternative #I due to the fact that it is relatively expensive to install the site improvements as requested, and perhaps it is worth the risk to allow the site sales lot without first requiring all improvements to be done. On the other hand, allowing the development to proceed without first requiring the installation of improvements eliminates much of the leverage that we have to get the improvments done in the fust place. At a minimum, if Planning Commission is of a mind to approve the conditional use permits under a phased concept, the first phase should include construction of a relatively large portion of the parking area. Also, the first phase should include screening of all outside storage areas. Copy of site plan; copy of excerpts from Monticello Zoning Ordinance. N SITE PLAN FOR t THE GLASS HUT N 89'0539' E 260.13 6 +ir 6� r - 1 wrwn •••••• RM V 04 y ,rSIM N Bd'f0'a,' r 89.36 I 0 11 S. Does not take up parking space as required for conformity to this ordinance. 6. The provisions of Chapter 22 of this ordinance are considered and satisfactorily met. V_ [F) Open or outdoor service, sale, and rental as a principal 2f` or accessory use and including sales in or from motorized vehicles, trailers, or wagons provided that: 1. Outside services, sales and equipment rental connected with the principal uses is limited to thirty (30) percent of the gross floor area of the principal use. This percentage may be increased as a condition of the conditional use permit. 2. Outside sales areas are fenced or screened from view of neighboring residential uses or abutting "R" district in compliance with Chapter 3, Section 2 (G), of this ordinance. 3. All lighting shall be hooded and so directed that the light source •shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with Chapter 3, Section 2 (H), of this ordinance. 4. Sales area is grassed or surfaced to control dust. S. Does not take up parking space as required for conformity to this ordinance. 6. The provisions of Chapter 22 of this ordinance are considered and satisfactorily met. (G) Accessory, enclosed retail, rental, or service activity other than that allowed as a permitted use or conditional use within this section provided that: 1. Such use is allowed as a permitted use in a "B-1" or "B-2" district. 2. Such use does not constitute more than thirty (30) percent of the lot area and not more than fifty (90) percent of the gross floor area of the principal use. 3. Adequate off-street parking and off-street loading In compliance with the requirements of Chapter 3, Sections S and 6, of this ordinance is provided. 4. All signing and informational or visual communication devices shall be in compliance with Chapter 3, Section 9, of this ordinance. NONTICEU.O ZONING ORDINANCE 13/7 or an abutting "R" district in compliance with Chapter 3, Section 2 (GJ, of this ordinance. 3. All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residences, and shall be in compliance with Chapter 3, Section 2 [H], of this ordinance. 4. The outside sales and display area shall be hard surfaced. 5. The outside sales and display area does not utilize parking spaces which are required for conformance with this ordinance. 6. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Chapter 3, Section 5, of this ordinance, and shall be subject to the approval of the City Engineer. 7. There is a minimum lot area of twenty-two thousand five hundred (22,500) square feet and minimum lot dimensions of one hundred fifty (150) feet by one hundred thirty (130) feet. S. A drainage system subject to the approval of the City Engineer shall be installed. 9. All signing shall be in compliance with Chapter 3, Section 9, of this ordinance. 10. The provisions of Chapter 22 of this ordinance are considered and satisfactorily met. (EJ Open and outdoor storage as a principal or accessory use provided thatt 1. The area is fenced and screened from view of neighboring residential uses or if abutting an "R" district in compliance with Chapter 3, r Section 2 (G), of this ordinance. \/ 2. Storage is screened from view from the public right-of-way in compliance with Chapter 3, Section 2 (G), of this ordinance. 3. Storage area is grassed or surfaced to control dust. 4. All lighting shall be hooded and so directed that the light source shall not be visible from the sight -of -way or from neighboring residences and shall be in compliance with Chapter 3, Section 2 (H), of this ordinance. HONTICELLO ZONING ORDINANCE 13/6 Planning Commission Agenda - 4/2196 •1 I 1 =7 I I 1 .,1 r. . 1l1 Y.: 11 T 1 111 1 7 Y 1 1 •1 1 :J'J 1 EMO 11 1 1 7 Y 1 1 •1• I N A RFFFRENCF ANII BA .KGRO fNil; This agenda item represents what could be the final step for the Planning Commission in the process of updating the comprehensive plan. As you know, since February of 1995, the Planning Commission, with input from various individuals, city commissions and organizations, has been working toward an update of our comprehensive plan. The input came in the form of individual interviews with community leaders, neighborhood discussions, and through general discussion at Planning Commission, HRA, and City Council levels. Planning Commission should be pleased to know that the City Council spent considerable time reviewing the document which consisted of 2 separate work sessions. At a recent meeting, Council authorized submittal of the comprehensive plan to the public via the public hearing process. Steve Grittman and I reviewed the draft of the comprehensive plan at a recent township meeting and requested the township's comments. Based on the discussion, it appears that the townhip was comfortable with the comprehensive plan as prepared. I have not received any formal comments regarding the comprehensive plan from the township officials. Finally, at the regular meeting of the Monticello Orderly Annexation Board (MOAA), the group will be reviewing the comprehensive plan. This meeting falls on the day after the public hearing; therefore, any comments from the MOAA will go directly to the City Council. B. ALTERNATIVE ACTIONS; Motion to adopt update to the Monticello Comprehensive Plan based on the finding that the comprehensive plan as prepared is consistent with the goals and policies supporting future development of the City of Monticello and authorize submittal of the draft document to the City Council for review and consideration of adoption. Planning Commission may wish to have this item brought back to the group if any members of the MOAA object to any aspect of the plan. The MOAA is made up of Pat Sawatzke, Franklin Dean, and Brad Fylo. Support of the plan by this group is very important to the long term implementation of the comprehensivo plan because this group Planning Commission Agenda - 412/96 makes zoning decisions in the township areas around the perimeter of the community. We want to make sure that the MOAA accepts the plans for land use so that we can be assured that zoning decisions will be consistent with the comprehensive plan. In the event, members of the MOAA object to land use patterns projected for the perimeter of the community, the item should probably brought back to the Planning Commission for further review. At this point in time, I do not suspect that the MOAA will have any objections to the plan as prepared. However, we should probably leave our options open to review the document with the MOAA prior to submittal to City Council in the event there are conflicts. Motion to deny approval of update to the Monticello Comprehensive Plan. 3. Motion to table approval of update to the Monticello Comprehensive Plan. Planning Commission may wish to table approval of the document until the input is received from the Orderly Annexation Board. If Planning Commission selects this alternative, then final adoption of the document would not occur until the May meeting of the Planning Commission. y V;l U 1,4tuh, 1:4017A W Stall recommends alternative N1 with the condition as noted. I think it is important that the MOAA provides full support of the document prior to its submittal to the City Council. If the MOAA has concerns regarding the plan, then its membership should meet with the Planning Commission to discuss said issues. PLEASE BRING YOUR COPY OF THE COMPMBNSWE PLAN TO THE MEETING.