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Planning Commission Agenda Packet 06-12-1995 SpecialWE AGENDA SPECIAL MBETII G - MONTICELL0 PLANNING COMMISSION Monday, Jane 18,1998.8 p.m. Members: Dick Frie, Jon Bogart, Richard Carlson, Dido Martie, Rod Dragsten Call to order. Consideration of an amendment to a conditional use permit which would allow outdoor sales in a B-3 zone. Applicant, Dave Peterson. Adjournment. Special Planning Commission Agenda - 6/12/95 Corns K=11 (J.O.) Dave Peterson requests that the City consider approval of a request to expand the outside sales area of the car dealership. The amendment to the CUP is needed because the existing CUP allowed an outside sales area that is 7.5 tames the area of the principal structure(s) on site. According to the measurements provided by Peterson, the sales area after the expansion will be approximately 159,000 sq ft (3.6 acres), which is 9.6 times the area of the principal building. The expansion of the site as proposed appears to be consistent with the land uses in the area and does not appear to present land use related problems. Storm water management is not a problem due to the fact that Peterson recently funded a City -installed storm water project ($43,000) that enabled full development of his land as proposed under the CUP request. LANDSCAPING The most significant issue relating to this request pertains to the landscaping requirement. The original project approved in 1977 was approved prior to the city landscaping ordinance. Now that an amendment to the CUP is requested, it is appropriate to require additional landscaping in keeping with the ordinance now on the books. According to the ordinance, the site area results in the need for 38 overstory trees. This requirement can be reduced by up to 5096 in exchange for planting of shrubs and other low-level landscaping. According to Peterson, he is supportive of meeting city landscaping requirements; however, he is concerned about the potential of trees blocking the view of his vehicles. He has also noted that in the near fixture, he plans on completing a major improvement to his showroom and existing outside sales area. Detailed plane for the upgrade show improvements to the outside sales area that include landscaped islands and tree plantings along the exterior of the remodeled structure. Peterson is concerned about city requirements to complete the landscaping requirements today when it is likely that within a year he will be making additional landscaping improvements in conjunction with his planned expansion. Perhaps it makes sense to require partial compliance with the landscaping requirement at this time and require full compliance at such time that the Special Planning Commission Agenda - 6(12/95 dealership is upgraded. Under this concept, Peterson would plant trees in areas that do not cause an obstruction of the view of vehicles for sale and in areas that will not be impacted by the proposed expansion. Such areas would include the southern and western boundary of the property. R, ALTERNATNE ACTIONR: 1. Motion to approve an amendment to a CUP which would allow an expansion of an outside sales area subject to the following conditions: a. Sales area must meet conditions as identified in the city ordinance. b. At least _% of the tree requirement must be met with the expansion of the sales area at this time. Full completion of the landscaping ordinance must be achieved within the next 24 months or prior to granting of occupancy of proposed remodeled facility, whichever is sooner. 2. Motion to deny an amendment to the CUP allowing expansion of an outside sales area. C. STAFF F ,O FNDATION: Staff recommends approval of the CUP as requested with the provision that at least 30% of the landscaping be installed at this time (13 trees). Planning Commission may wish to add a provision that requires Peterson to establish a cash escrow with the City to guarantee installation of the remaining landscaping in the event the facility is not expanded as proposed. With regard to Peterson's concern about trees blocking the view of his vehicles from Highway 26 and Oakwood Drive, this should not be a major problem because the city ordinance does not dictate where trees are planted. Peterson is at liberty to situate trees in areas that will not obsu ud the view of his vehicles. Such space can be found along the property line with the parcel to the south and along the Sandberg Road property line. In addition, 50% of the tree requirement can be achieved via landscaped plantings which can be strategically located to complement and not block the view of vehicles for sale. Various correspondence; Copy of site plan - sales area expansion; Copy of site plan - proposed remodeled facility; Excerpts from the ordinance governing outside sales. 1-5 - T�NfICE31A 250 East Broadway P. O. Box 1147 Mondcdlo, MN 55362-9245 DEMO Phone: (612) 295-2711 Metro: (612) 333-5739 Fax. (612) 295.4404 TO: Mr. Dave Paterson PROM Jeff OWeill, Assistant Ik� DATE: May 30, 1996 RE: Conditional use permit (CUP) needs anabysis Terme of existing CUP allows the outside sales area to be no larger than 7W% of the sal ea/okelgarage area. See attached letter of May 19, 1993, and nmting minutes of November 7, 1977. Current configuration: r�rr r 11 1e a/ Main building: Lower level sq R 12,000 Upper level eq a 4-900 Miac. storage sq R �Qq TOTAL 18,600 Multiplier 7.5 TOTAL RALE8 AREA ALLOWED 129,760 Existing sales lot acreage (est.) 4 Existing sales lot Square ihotage 174,260 — I's,o o o a = 151) 4 p Deficiency 6990 3 sr9� Memo Dave Peterson . May 30, 19M Page 2 Summary Based on the estimates of land area in buildings and outside sales, the present site is over the limit in terms of the amount of outside sales area allowed -rider the original CUP issued in 1977. New expansion of the outside sales area will require an updated CUP. Following is a proposed schedde for applying for an updated CUP: June 13 Completed site plan and appiication - Site plan must show location of all buildings, parking, and sales area. Also, site landscaping should be included. June 19 Public hearing notices prepared by City staff July 3 Planning Commission consideration July 10 City Councal consideration I suggest that we get together is the next few days to review the iatiumatioa requirements, landscaping, drainage, and grading, etc, prior to preparation of appiicatlon materials. Please call me to set rip a meeting. I suggest that you delay installation of the blacktop until the review process is completed Please note that Buffalo Bituminous well be working is the city far into the summer an the pathWay l ca Birk Wolfateller. City Admimetiatar Gary Anderson. Building Official John Simola. Public Works Director Wanda Kraemer, DST File 250 East Broadway P. O. Box 1147 Monticello, MN 55362-9245 MEMO Phone (612) 295-2711 Metro: (612) 333-5739 Fax: (612) 2954404 TO: Gary Anderson, Rick Wolfsteller, John Simola, Dave Petersen, and Bret Weiss FROM: • Jeff ONeill, Assistant Administratoj�o •/K� DATE: May 19, 1993 RE: Parking lot expansion at Dave Peterson Ford dealership On Wednesday, May 19, John Simola and Jeff O'Neill met with Dave Peterson to review his plans for expansion of his parkinglot/outside sales area. Following are issues addressed and conclusions drawn. STORM WATER DRAINAGE Peterson explained that a major portion of the remaining unpaved property will be paved The low portion of the remaining unpaved area will become a storage point for storm water run-off. It was concluded that the plan for paving a major portion of the unpaved area is acceptable; however, a method for dealing with the storm water run-off that will pond in the undeveloped section of the property needs to be developed. Initially, it appears that a beehive catch basin can be installed to allow metering of water into the nearby 12 -inch storm water line currently in place along Sandberg Road Simola noted that direct deposit of water into the Sandberg Road storm water system would not be possible bemuse the system is not sized to hwndlo run-off from the Peterson property and was originally intended only to serve Sandberg Road and the property developed by Kent Kjellberg with the Plaza Partners development. Simola indicated that he would discuss the matter with Bret Weiss to determine a short- and long-term solution to the problem. It appeared that a long-term solution could ultimately include the need to develop a larger storm water system extending from the southwest corner of the Peterson property to the west. Detail design and cost of this system need to be worked out. Memo Parking Lot Expansion Dave Petersods Ford Dealership May 19, 1993 Page 2 CURBING Peterson indicated his plans for development of 6 -inch insurmountable sub along the west and east sides of the parking areas. He showed O'Neill and Simola the alignment of the curb on the west side of the property, which was proposed to be 3 R inside of the position of the stake. Simola stated that it appears that the location of the curb as proposed meets the 5 -ft setback requirement CONDITIONAL USE PERWrfVARIANCES O'Neill informed Peterson that the original conditional use permit granted in 1977 allowed outside sales area that is 7.5 times as large as the principal building on the site. ONeill asked Peterson to calculate the total square footage of the principal building, including both lower and upper floors, and calculate the total square footage of the outside storage areas. If outside storage is more than 7.5 times the area of the principal buildings, then he will need to obtain a conditional use permit from the City. I informed him that if a new conditional use permit was necessary, it would be likely that he would need to comply with landscaping ordinances that were passed since the original conditional use permit was issued in 1977. Peterson indicated that if a requirement of the conditional use permit is to install landscaping, he would do so if trees could be planted at locations that would not cause visual obstruction of outside sales area. O'Neill incticated that tree planting locations could be selected to complement and not conflict his use .of the property for outside sales. O'Neill indicated that it did not appear necessary to halt the project pending acquisition of the conditional use permit If you should have any questions regarding this summary, please give me a call.