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City Council Ordinance 708ORDINANCE NO. 708 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE AMENDING REQUIREMENTS AND USES IN THE "CCD", CENTRAL COMMUNITY DISTRICT, AND RELATED REFERENCES THERETO. IT IS HEREBY ORDAINED by the City Council of the City of Monticello, Minnesota: Section 1. Section 3.5(G) is hereby deleted in its entirety, and amended to read as follows: Section 3.5(G) CCD — Central Community District The purpose of the "CCD", Central Community District, is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the 2017 Downtown Monticello "Small Area Plan" Comprehensive Plan Amendment and its design and performance standards. All proposed development or redevelopment in the CCD shall be subject to the requirements of the Comprehensive Plan and other standards identified in the Small Area Plan report. It is not the intent of this chapter to abrogate any general Zoning Ordinance requirements in the CCD, and all such requirements of the Monticello Zoning Ordinance apply fully within the CCD unless addressed separately by a more detailed CCD zoning regulation. Typical CCD Building Types Projects that benefit from public investments and/or subsidies will have a greater burden to provide higher levels of both private and public amenities. Sub -Districts. The CCD is hereby - - divided into five subdistricts, four¢ of which comprise the study area of the Small Area Plan and are "�1« known as: 1 Riverfront, 2 , Broadway, (3) Walnut and Cedar .� r•I r Streets and (4) Pine Street. A fifth "sub -district" shall be any --,s area within the CCD that is not - 4 identified as being within one of the four named sub -districts. The CCD regulations shall apply � uniformly across all sub -districts unless specific sub -district requirements apply. The City ' Council shall, in accordance with the process providing for zoning map amendments in the Typical CCD lot Configuration Monticello Zoning Ordinance, adopt a zoning map for the CCD area identifying the subdistrict boundaries. Base Lot Area • No minimum Base Lot Width • No minimum 1. PROCESS REQUIREMENTS: a. New development or redevelopment projects within the Central Community District shall require a site plan review by the Planning Commission. b. At the proposer's option, or as required by this ordinance, any proposed project may combine the required site plan review as a part of a concept plan review before a joint meeting of the Planning Commission and City Council. c. Existing buildings shall be subject to the permitted and conditional use allowances of this ordinance. d. Projects which do not meet the requirements of this ordinance may utilize the Planned Unit Development (PUD) process. 2. GENERAL REQUIREMENTS: a. Character Areas. The Central Community District shall be further regulated by four character sub -areas: Pine Street, Broadway, Walnut/Cedar and Riverfront and shown in the Official Zoning Map. b. Proiects across Character Area boundaries. By conditional use permit, uses and standards may extend across Character area boundaries (but not into other zoning districts) a maximum distance of up to one-half block for project purposes, provided the majority of the project square footage lies within the permitted character -area, and the intent and character of the downtown plan is maintained. Where projects extend across character area boundaries, projects must show compatibility to both character area standards relating to adjoining districts and uses. c. Private joint -parking use. All non-residential parking areas shall be designed to accommodate cross -access and joint use throughout the CCD zoning district to minimize the need for parking infrastructure. d. Accessory Service/Appurtenance Uses. Building mechanical, waste -handling, and delivery service areas shall not face the public street or public spaces (with the exception of public parking lots), and shall be screened from view of adjoining property with materials equivalent to those of the principal building. e. Buildinjzs adjacent to sinizle familv. Building side walls adjacent to single family residentially zoned properties, or directly across a public street from such properties, shall have side wall heights of no greater than the horizontal distance to the nearest single-family structure. Buildings abutting single family residentially zoned properties shall have roofs sloping toward the abutting single family use, or shall employ at least one of the transitional features in Section 4.7 of this ordinance. f. Building materials. Building materials for all uses shall be predominantly glass, brick, natural or cultured stone, or equivalent masonry material. Materials for lapped siding, board -and -batten, or shake exteriors shall be composite, maintenance free materials, and shall be limited in overall exterior use to: o Residential structures, no more than 30 percent of building exterior. o Commercial and other structures, no more than 15 percent of building exterior may be comprised of architectural metal, which shall be integrated into the building design. o Mixed use buildings shall comply with the commercial building requirements. 3. PERFORMANCE STANDARDS a. Character Area Standards i. Broadwav • All buildings should have a storefront or entrance on Broadway. • Buildings shall be oriented toward the front of the lot, with a maximum 10' setback. Setbacks may be increased to accommodate outdoor seating or activity spaces approved by Planning Commission during site plan review. Such spaces shall be improved with enhanced paving and landscaping materials and other elements. • Storefronts facing any public street shall consist of a minimum of 50% window/door transparency on ground floor. • Buildings shall be between 2-4 stories, additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. • Buildings shall have a maximum width of 60 feet, or shall be articulated by setback, materials or window treatments roofline variation, or other design methods to reflect the appearance of separate buildings, in approximately 30-60' increments. • Ground floor commercial buildings which front on public streets or open space shall not be entirely comprised of office uses, but shall include other retail, hospitality or entertainment uses. Sidewalks and/or pathway connections shall be provided for all development projects. ii. Walnut/Cedar • Features such as upper balconies, dormers, courtyards, porches and dooryards shall be incorporated for residential uses. • Buildings shall be between 2- 4 stories; additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and the City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. • Buildings shall be oriented toward Walnut and Cedar Street and toward front corners where applicable. iii. Pine Street • Buildings shall be between 2-4 stories; additional stories may be authorized by conditional use permit. Single -story buildings may be approved through site plan review by the Planning Commission and the City Council where multiple stories are impractical for the specific use. In such cases, the building architecture should incorporate a fagade that mimics multiple stories through additional window openings or similar features. • Buildings shall be oriented to Pine Street with secondary entrances located on side or interior facades. Corner properties shall have dual orientation. b. Use Tvpe Standards i. Residential • Single/Two Family: Where permitted, the requirements of the R-2 District will apply. • Townhouse o Permitted where the subject property has no direct frontage on Broadway or Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 25 feet or 2 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Classic row -house; living space to front; no garage -front design. o All parking in attached garages. o Parking ratio of 2.0 spaces per du, off-street. • Multi 4-12 du o Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 35 feet or 3 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Garage entrances may not face a public street. o Garages which face a single family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. o All parking in attached garages within building footprint (no surface parking). o Parking ratio of 1.-57 spaces per du, off-street, or a minimum of no less than one space per bedroom, off-street, whichever is greater. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the use supports such standard. • Multi 13+ du o Only allowed where the subject property has no frontage on Broadway, Walnut/Cedar. o Must preserve open space to coordinate with public spaces. o Building heights up to 50 feet or 4 stories above grade. o Setbacks — 15 feet from abutting single family, minimum of 8 feet from public street. Interior side setbacks may be zero. o Variable roofline and front building walls. o Garage entrances may not face a public street. o Garages which face a single family residential zoning district must screen the garage entrance from the eye -level view of the abutting property. o All parking in attached garages within building footprint (no surface parking). o Parking ratio of 1.-57 spaces per dwelling unit including adjacent on -street parking, or a minimum of no less than one space per bedroom, off-street, whichever is greater. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the use supports such standard. o Multiple family housing limited to seniors may reduce parking supply to .5 spaces per dwelling unit, off-street. As part of site plan review, the Planning Commission may impose a different (higher or lower) standard where the nature of the type of senior living use supports such standard. • Ground Floor Residential Units o When allowed, subject to: o Common areas, lobbies, etc. (if any) should be oriented toward street. o Street levels should include additional window and doorway glass exposure toward streets. o Residential units on upper, non -ground floors of buildings in the Riverfront Character Area are permitted as a part of mixed- use buildings. ii. Commercial and Mixed -Use, generally • Uses adjacent to single-family residential zoned properties which include dining/drinking service spaces shall have 1 outdoor areas facing public open space use areas. • Building heights of up to 50 feet or four stories shall be permitted. • Buildings heights exceeding 50 feet or four stories may be allowed by Conditional Use Permit. • Residential units in mixed-use commercial buildings shall include balcony spaces. • Building setbacks shall be 15 feet from abutting single family homes, minimum 8 feet from public streets. Interior side setbacks may be zero. c. Landscaping Site improvements in the CCD shall include landscaping consistent with the requirements of the zoning ordinance, Section 4.1 — Landscaping and Screening. Pedestrian, plaza/patio, and bicycle spaces on the property shall integrate alternative pavement materials, designs, or features consistent with the surrounding streetscape. d. Parking Off-street parking areas shall be developed and constructed according to the requirements of the zoning ordinance, Section 4.8. Parking supply shall be as identified in this chapter, or where not specified herein, as in the ordinance Section 4.8 — Off -Street Parking. A commercial use which propose to vary from the requirements of this section by deferring its required off-street supply and contributing to the public parking fund shall be accompanied by a Parking Study, subject to review and approval by Community Development staff, which illustrates an adequate amount of available unused public parking within 400 feet of the establishment's primary entrance. "Adequate amount" shall be established by the City on a case-by-case basis in review of the applicant's individualized parking study, but shall include the following elements, as a minimum: (1) an examination of the public parking supply commonly available for use by the proposed business during its peak usage hours; (2) the likely demand placed on said supply by the proposed business based on contemporary resources for parking utilization; and (3) an estimate of competing demand on said supply. An existing business, as of the date of this ordinance, which has a parking supply which is substandard according to zoning ordinance Section 4.8- Off -Street Parking, shall be considered a legal non -conformity. The business may expand or change to another business that increases the parking supply deficiency only by participating in the parking fund, according to the requirements of this Section and Section 4.8 (E)(4)(c) for such deficiency. e. Other Performance Standards • All other performance standards as identified in Chapter 4 of the zoning ordinance shall apply, unless otherwise addressed in this section. • Maximum Residential Density = 25.0 dwelling units per gross acre. • Building Height • Minimum Height = 18 feet • Maximum Height = 60 feet o Buildings may exceed 50 feet in height by conditional use permit, with enhanced site improvements, architecture, and building materials. • Lot Coverage, Buildings o Minimum Building Lot Coverage = 20 percent o Maximum Building Lot Coverage = 90 percent • Floor Area Ratio = Maximum Floor Area Ratio — None • Accessory Structures o Trash handling equipment shall be located within buildings wherever practical. If located in a structure attached to, or detached from, the principal building, such structure shall screen the trash handling equipment from the view of all neighboring property and public rights- of-way, and shall be constructed of materials which comprise the principal building. Gates and/or doors shall be constructed of permanent opaque materials, matching the principal building in color, and shall be kept closed at all times other than when being used for access. Roofs for such structures are encouraged, but not required when the screening wall of the enclosure is at least eight (8) feet in height. o Any other accessory structures allowed in the CCD (see Table 5-4 — Accessory Uses by District) shall meet all requirements of the CCD district applicable to principal buildings. Section 2. Ordinance Section 2. Table 54A Table 5-1A is hereby deleted in its entirety, and is amended to read as follows: Uses: Residential Uses Single Family Multi 3 du or under Townhouse Multi 4-12du Multi 13+ du Ground -Floor Commercial Brew Pub <10,000 sq. ft. Brew Pub >10,000 sq. ft. Commercial Day Care Commercial Lodging Entertainment/Recreation, Indoor Commercial (including theaters) Entertainment/Recreation Outdoor Commercial Funeral Services Personal Services Places of Public Assembly P* P* CUP CUP* CUP CUP CUP CUP CUP* P P CUP P P CUP CUP* CUP* P CUP CUP CUP CUP* P P P CUP CUP CUP P P CUP P CUP P CUP CUP *Upper floors only P * Upper floors only P *Townhouses on Broadway east of Pine only CUP CUP P 0 CUP CUP CUP *Allowed on ground floor for townhouses on Broadway east of Pine <10,000 sq. ft. only Production P P P P Brewery/Taproom Micro Distillery/Cocktail P P P P Room Professional Office -Services CUP* P P P and Retail Commercial Office CUP* - not P/CUP* on P/CUP* on allowed on ground floor ground ground floor floor Financial P P P Restaurants, Bars <10,000 sq. P P P P ft. Restaurants, Bars >10,000 sq. CUP P CUP P ft. Retail Sales <10,000 sq. ft. P P P P Retail Sales >10,000 sq. ft. CUP CUP I CUP P Retail with Service CUP P P P Specialty Eating P P P P Establishments <10,000 sq. ft. Vehicle Fuel Sales CUP Veterinary Facilities <10,000 CUP CUP CUP sq ft Industrial Uses Industrial PUD j PUD Only Civic & Institutional Uses Clinics/Medical Services CUP CUP Public Buildings or Uses (incl. P CUP P public parks) Schools Pre -K-12 CUP CUP P Upper floors preferred P Upper floors preferred P Drive thru by CUP CUP CUP P CUP P CUP CUP No outdoor uses P P CUP CUP CUP Section 3. Ordinance Section 3. Table 2-1, Summary of the Roles of Decision-making Bodies. Table 2-1 is hereby amended to add the Planning Commission for site plan review role. Section 4. Ordinance Section 4. Table 2-1, Summary of the Roles of Decision-making Bodies. Table 2-1 is hereby amended to add a Joint Concept Review Meeting, and designating Planning Commission and City Council in this role Section 5. Ordinance Section 5. Section 2.4, Specific Reviews and Procedures. Section 2.4 (F)(2) is hereby amended to add the following: (c) Site Plan Review shall be required for all new development projects in the CCD, Central Community District, which substantively change the area and/or bulk of any building or use. Such Site Plan Review shall be conducted by the Planning Commission, but shall not be formal Public Hearing. The Planning Commission may choose, at its sole option, to provide for and consider public comment. (d) In lieu of Subp. (c) of this Section, an applicant may choose to request a Concept Review joint meeting between the Planning Commission and City Council, in accordance with the process identified in Section 2.4 (0)(9)(a.). Section 6. Ordinance Section 5. Table 3-2, Overly Zoning Districts The "CCD -R", CCD Residential Overlay Zoning District is hereby deleted. Section 7. Ordinance Section 6. Section 3.7(J), CCD Residential Overlay District. The "CCD -R", CCD Residential Overlay Zoning District is hereby deleted in its entirety. Section 8. Ordinance Section 7. Section 5.2, Subd. (F)(9), Convenience Retail Subd. (F)(9)(1)(i) is hereby amended as follows: (i) Building architecture shall be designed to reflect retail street -level architecture as defined in the City's Comprehensive Plan, and detailed in the deetimont "�nbrasing Dewn4ewn Mei4ieelle." Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan". Section 9. Ordinance Section 8. Section 5.2, Subd. (F)(18) Medical/Clinical Services Subd. (F)(18) is hereby amended as follows: (18) Medical / Clinical Services. In the CCDM 1 oub dish, the following conditions shall apply: (a) Building architecture shall be designed to reflect retail street -level architecture as defined in the City's Comprehensive Plan, and detailed in the dee+ff e„* "�nbraeing DowntownMo tickle” Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan". Section 10. Ordinance Section 9. Section 5.2, Subd. (F)(19) Offices (Commercial) Subd. (F)(19) is hereby amended as follows: (19) Offices (Commercial). In the CCD, F-1 oub distrie , the following conditions shall apply: (a) Building architecture shall be designed to reflect retail street -level architecture as defined in the City's Comprehensive Plan, and detailed in the doer me„* "Embra ing Downtown ent ee l ^." Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan". Section 11. Ordinance Section 10. Section 5.2, Subd. (F)(20) Offices (Professional) including Financial Institutions. Subd. (F)(20) is hereby amended as follows: (20)_Offices (Professional) including Financial Institutions. In the CCD, the following conditions shall apply: (a) Building architecture shall be designed to reflect retail street -level architecture as defined in the City's Comprehensive Plan, and detailed in the doeume „* "Embraoing Downtown Montieel." Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan". Section 12. Ordinance Section 11. Section5.2, Subd. (F)(22). Places of Public Assembly. Subd. (F)(22) is hereby amended as follows: (22) Places of Public Assembly In the CCD, F 1 s4 distriet, the following conditions shall apply: (a) Building architecture shall be designed to reflect retail street -level architecture as defined in the City's Comprehensive Plan, and detailed in the deet ne "Embr-aei ,a Downtown M,,ntieell„.�� Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan". Section 13. Ordinance Section 12. Section 5.2, Subd. (F)(28). Specialty Eating Establishments. Subd. (F)(28)(d)(i) is hereby amended as follows: (i) Building architecture shall be designed to reflect retail street -level architecture as defined in the City's Comprehensive Plan, and detailed in the doe mew "Eimbrasing-Downtown Monticelle" Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan". Section 14. Ordinance Section 13. Section 5.2, Subd. (F)(31). Veterinary Services. Subd. (F)(31)(h)(i) is hereby amended as follows: (i) Building architecture shall be designed to reflect retail street -level architecture as defined in the City's Comprehensive Plan, and detailed in the doe- „t "Ftnbr eing Downtowntieelle" Comprehensive Plan Amendment entitled "Downtown Monticello Small Area Plan". Section 15. Official Zoning Map. The Official Zoning Map of the City of Monticello is hereby amended to include the CCD Sub -District Zoning Map as attached in Exhibit A. Section 16. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 17. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety shall be posted on the City website after publication. Copies of the complete Ordinance are available online and at Monticello City Hall for examination upon request. CITY OF MONTICELLO v Brian Stumpf, Mayor ATTEST: 0 /��l Jeff Ol , Administrator AYES: Davidson, Fair, Gabler, and Stumpf NAYS: None Councilmember Hilgart absent January 28, 2019