Planning Commission Agenda Packet 04-22-1996 SpecialAGENDA
SPECIAL MEETING • MONTICELLO PLANNING COMMISSION
Monday, April 22, 1896.6 p.m.
Members: Dick Frie, Richard Carlson, Dick Martie, Jon Bogart, Rod Dragaten
Call to order.
Public Hearing --Consideration of a conditional use permit request which
would allow development of an auto body collision repair facility in a B-3
(highway business) zone; and consideration of a varianoe to the hard
surfacing requirement. Location is Lots 3 and 4, Block 3, Plaza Partnere.
Applicant, Mike Zieska.
Adjournment.
Special Planning Commission Agenda - 4/22/96
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Attached you will find a complete report submitted by Northwest Associated
Consultants regarding the request above. Please review the report for
background information and alterative actions.
APR -19-1996 11:2B 1" 612 5% 9857 P.02
rN Northwest Associated Consultants, Inc.
Cj COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
T0:
Monticello Mayor and City Council
Monticello Planning Commiaeion
FROM:
Bob Kmus/Stepftert GriMM
DATE:
18 April 1898
RE:
Monticello - Car Star CUP end Vwtance
FILE NO:
191.07 - 96.02
BACKGROUND /
Mr. Mike Zieske on behalf of Car Star Inc. Is mqueattrlg approval of a conditional Use
pemut to allow the eslaNishment of an auto body repair shop Upon a 40,000 square foot
parcel of lend located south of Interstate 94 and west of Sandberg Road. The subject
property is zoned EW, Highway Business which Ito auto body shop repair facilities as
conditional use&
In addition to the requested conditional use permN, the applicant has also reques W a
variance from the Citys surfacing requimmIents for vehicle storage areas associated with
the proposed use.
Attached for reference:
Exhibit A - Site Location
Exhibit 8 - Site Sunray
Exhibit C - SitvLw%dsaVe Plan
Exhibit 0 - Building Elevations
Exhibit E - Floor Plan
5775 Wayzata 81v0. - Suite 555 - St. Louis Park, MN 55416 - (812) 585.9838 -Fax. 59 7
RPR -19-1996 1128 NPC 612 595 9837 P.03
ZONING ORDINANCE REQUIREMENTS
Zoning. The subject property Is zoned B,3, Highway Business. The purpose of the "
District is to provide for and limit the establishment of motor vehicle oriented or dependent
commercial and service activities. As noted previously, auto body shop repair facilities are
listed as conditional uses in such district
Cordhkmd Use Permit. The purpose of the required conditional use permit process is
to enable the City Council to assign dimensions to a proposed use or conditions
surrounding it atter consideration of adjacent uses and their functions and the special
problems which the proposed use presents to provide the City of Monticello with a
reasonable degree of discretion in determining the suitability of certain designated uses
upon the general welfare, public health and safety.
Procedurally, the Planning Commission and City Council shall cartsider the possible
adverse effects of the proposed conditional use. Its judgement shall be based upon but
not limited to the following factors:
1. Relationshtp to municipal Comprehensive Plan.
2. The geographical area involved.
3. Whether such use will tend to or actually depredate the area in which it is
proposed.
4. The character of the surrounding area.
S. The demonstrated need for such use.
Neighborhood Character. As noted previously, the Zoning Ordinance directs the
Planning ComnUssion and City Council to consider the dtararder of the area in which the
use has been proposed. The following is a listing of uses which lie adjacent to the
property in question:
Direction Use
North Commercial Child Care
South Office
East Car Dealership
Wast Agriculture
Provided ample swearing is provided upon the amjeci site WwtioAarty along the northern
boundary), it is believed the proposed use can compatibly exist upon the subject site.
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APR -19-1996 11:29 NRC 612 595 9837 P.04
Lot Area, Mdth and Building Naught R"drementts. As shown below, the proposed
autobody repair facility meets applicable lot area, width and building height requirements
imposed in the B-3 District:
Lot Area Note 40,000 SF
Lot Width 100 Feet 201 Feet
Building Height 2 Stories 1 Story
Setbacks. As shown below, the proposed auto body repair shop has been found to
comply with applicable 8-3 District setback requirements.
Front Yard
Roaulred
30 Feet
Pored
45 Feet
Side Yard
10 Feet
20 Feet
Rear Yard
30 Feet
53 Feet
Off -SUM Parking:
Parking Supply. As calculated below, tine proposed autobody repair faculty is required
to provide 16 off-street parking stalls.
Use (Floor Aroa1 Rolio spgca$RfiliY1L d
Auto Repair 8 spaces plus 1 space 16
(7,140 SF) for each 800 SF over
1,000 SF of floor area
The submittod alto plan illustrates a total of 14 oft-str+eat parking stalls with a potential for
nine additional stalls. As a condition of oortditionak use permit approval, the site plan
should be revised to provide a total of 16 clf4rbW parting spaces.
Oirrrenstonal Requirements. While ample area audits to satisfy perking stall dimemicnal
requirements, proposed edall lengths (striping) should be increased in depth tlrom 17 to 20
feet (such moci tication will reduce the proposed drtvo Wells width from 35 to 33 feet).
Handicap tilads. In accordance with State Mwftiln Disability Aet requlrercrents. ane off-
street handicap parking stall has been provided upon the site.
Curbing. In . , with Zoning Ordinance requirements, all offer parking areas
are to be provided a sbc Inds non-ekunto irbWo corucrete curb.
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APR -19-1996 1129 NRC 612 595 9837 P.05
Surfacing. The ordinance states that off -West perking areas for commercial uses such
as that proposed must be surfaced in bituminous material. While the site's off-street
parking areas we noted as being surfaced with bituminous material, the site's vehicle
storage area is shown to be surfaced in gravel. To allow such surfacing material. the
processing of a variance will be necessary. This issue will be addressed in a latter section
of this report.
Curb CuL According to the submitted site plan, a 30 foot wide cab cut to Sandberg Road
has been proposed. Per Ordinance requirements, such curb cut width shall require
approval of the City Engineer and Zoning Administrator.
I oadha The Zoning Ordinance does port provide a specific off-street loading requirement
for uses such as that being proposed. As a condition of CUP approval, however, a specific
oil -street loading space should be designated upon the submitted site plan.
Nolsa To ensure compabbirdy with surroun6M uses, meamm should be taken to avoid
noise from body shop actvkles. Specifically, construction measures (i.e., building
insulation) should be demonstrated by the applicant and utilized to absorb noise
emanating from the property.
9ereoning and L „ „ .�,,''. ,, Screeching is required to buffer all outdoor vehicle storage
areas to ensue aesaetic compatibility with the area per the Ordinance. Such screening
must consist of a six foot high, 100 percent opaque fence designed to blend with the auto
body shop structure and consisting of materiels treated to resist discoloration.
In consideration of the less intense uses which surround the subject property, It Is
recommended that high quality fence materials (i.e., wood) be used to screen the outdoor
storage area.
In accordance with CUP submission requirements, a landscape plan has been submitted
for review (see Exhibit C) According to the plan, a mixture of Redmond Undens, Noway
Maples and Black Hills Spruce have been proposed along the subject propertys northern
and southern boundaries. While such landscaping efforts aro =uldered well conceived,
it is recommended that an Intonslttcatlon of landscaping be provided along property
boundaries. Particularly, the addition of some coniferous plantings along the site's
northern boundary is recommended to provide a year round screen from the adjacent day
care facility.
LJphtlnp. It has not been indicated whether any exterior lighting Is to be provided on site.
Any Ilgh6ng used to Illuminate artfstreat parking or outdoor storage areas must be hooFix
0
and directed to deflect light away from adjacent properties and public rightaof-wey.
APR -19-1996 1129 NRC 612 595 9637 P.06
Developnnent QLu ttfflWldtng Maierfats. While City ordinances make an allowence for
pole type commercial buildings, such allowance may be considered contrW to various
policies provided In the City's pending Comprehensive Plan. This relates to a specific
policy of broadening the Citys tax base through the promotion of high quality development.
Following adoption of the Comprehensive Plan, reconsideration of the City's building
material requirements may be appropriate.
According to the Zoning Ordinance, buildings in all districts must be finished on all sides
with consistent architectural quality, materials, and design. B-3 District provisions
speoficalty state that secondary or non -advertising walls which face a public rigM-cf-sway
must use a oornbinabon of colors or materials which serve to break up the monotony of a
single color flat surface and that the advertising well facing the right -0f -way must consist
of no more than 50 percent metal material. As shown on the submitted building elevations,
the proposed body shop Is to be finished in 29 gauge steel with the front facade being
accented with acrylic panels and a brick base. Resultantly, the maximum 50 percerd
metal material requirement has been satisfactorily met
One final concern over the building as proposed relates to the color scheme. The
developer has proposed very bright colors for both front building panels and the roof. it
a suggested that the developer consider an alternative color scheme which would be more
compatible with the surraatding nelghborhood commercial uses.
Signage. Wehin B3 Zoning Districts, a maximum of one wall sign and one Ueeatending
sign we permitted with a maximum of 100 square feet allowed for all signs. While a *_ 50
soluare foot wall sign has been illustrated on the submitted east building elevation, It has
not been indicated whether a freestanding sign Is proposed. As a condition of CUP
approval, all applicable City sign requirements must be satisfied.
Grading and Drainage. As a condition of CUP approval, a grading and drainage plan
must be submitted. Such plan will be subject to review and eppwM by the City Engineer.
Of particular Issue is the need to vacate existing drainage and utility easemorts which
wirrently bisect the subject property (see Exhibit B).
VuAance. B3 Distrid provisions state that the floor of vehicle storage areas for auto body
repair shops must consist of asphalt or concrete paving. As noted on the submitted elte
plan, the applicant has proposed a'lean gravel' surfacing of such vehicle storage area.
To accommodate the applicants proposal, approval of a variance is necessary. In
consideration of variance requests, rhe Planning Co nmissw must make a finding That the
proposed action will not:
Impair an adequate supply of light and air to adjacont property.
Unreasonably Increase the congestion In the public street.
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PPR -16-1996 1130 NRC 612 5% 9837 P.07
3. Increase the danger of fire or endanger the public safety.
4. Unreasonably diminish or Impair established property values within the
neighborhood or In any other way be contrary to the intent of this ordinance.
Additionally, the Planning Commission must determine that a non-econanic hardship
exists to warrant approval of the varlance.
In consideration of this matter. It is the opinion of our office that no hardship has been
demonstrated related to the physical conditions of the site which would warrant approval
of the requested variance.
CITY ACTION
The applicant has requested a conditional use permit to allow the establishment of an auto
body repair shop within a B3, Highway business Inning District Additionally. a variance
has been requested from the su faebtg requirements for vehicle storage some associated
with auto body repair shops.
Decision One - CondN*nW the PWemnB fbr an Auto Body Repair Shop
Altemadve A • Conditional Use Permit Approval (Mth Condltlons� This alternative
would allow the establistunent of the proposed use, provided several conditions are
imposed to ensure use cornpatibllity and proper llatetioning. The fad that auto body repair
shops are listed as conditional uses In the B-3 Dlstrld establishes that the imposition of
various conditions is ne essmy to ensure use compatibility. it is the recommendation of
staff that the requested conditional use permit be approved based upon the following
findings and subject to the following conditlon:
Findings:
1. The proposed project is consistent with the spirit and Intend of the Monticello
Comprehensive Plant goals amd poklas and in beeping with the Intent of the Zoning
Ordinance.
2. The proposed pmod ie cotslsternt with the purpose of the perbrmar= sbuxh rds
of the zoning Ordinance.
3. The proposed project will not have any adverse impacts, as outlined In the
conditional use permit section of the Zoning Ordlnanco.
6
Is
WR -19-1996 11:30 NAC 612 595 9837 P.08
4. The proposed project shall meet minimum scresniN and landscaping requirements
as outlined herein.
5. The proposed project shall provide adequate parking and loading as outlined
herein.
6. The proposed project shall not unpose any undue burden upon public facilities and
services.
7. The proposed project is designed in such a manner to faun a desirable and unified
envftvrert within ifs boundaries which will not be detrimental to future land uses
in surrounding areas. Arehitedm and site treatments ahall be compatible with
adjacent structures end site plans and shall respect Phe privacy of neighboring
businesses.
Conditions:
1. Two additional off-street perking stalls are provided to comply with applicable off-
street parking supply requirernents (16 total spaces required).
2. Parking lot stalls are increased in depth from 17 to 20 teat
1
3. All City sign requirements are detarmIned to be saMod.
4. A grading and drainage plan Is sAmftted and sub)eet to review and approval of the
City Engineer.
5. All exterior lighting is hooded and directed to deflect IigM away from adjacent
Properties and public rightaof-ray.
6. The proposed 30 foot wide curb cut is eubject to approval by the City Engineer.
7. The applicant demonstrate that no adverse noise Impacts will be Imposed upon
surrounding properties (i.e., through building insula w% etc.).
B. Additional landscaping is provided along property boundaries. Specifically,
coniferous plantings be provided along the noMenn property linea to provide an
effective year round screen.
9. No quality fencing (i.e., wood) Is used to screen the site's outdoor storage area.
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PPR -19-1996 11:30 NAC 612 593 9837 P.09
Alternative B - Candttlonal Use Pern* Denial. A seoortdalternwive available to the City
would be to deny the requested conditional use permit If the City chooses to decry the
conditional use permit request, It should be based upon the following findings:
The proposed use Is not consistent with the spirit and intent of the Monticello
Comprehensive Plan and Zoning Ordinance.
2. The proposed use shall have an adverse impact upon surrounding properties.
Dechoon Two - Valiance from Suffae/ng Requkwmts
AlternaCve A - Approve Variance RegvesL Should the City wish to approve such
variance requaA such approval should be based upon a finding that genuine hardship has
infact been ., L Coru�fng that the applicant has not demonstrated genuine.
non�onomic hardship unique to to subjM property, it Is the opinion of our office that
the proper justliication does not exist to warrant approval of the requested variance from
City surfectng requirements.
Alternative B - Deny Variance. A second option available to the City would be to deny
the requested variance. Should the City choose to deny the variance mqumK It should
be based on a finding theta to hardship has not been demonstrated by the
applicant. It is the opinion of our office that the appiicm has not sausfied the Cites
variance asteria. In Uds regard, we recommend that such request be denied.
Should the City deny the request, compliance with surWng requirements should be
imposed as a condition of CUP.
pc: Jeff O'Neill
9
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