Planning Commission Agenda 02-06-2007
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AGENDA
MONTICELLO PLANNING COMMISSION
(FEBRUARY 6TH, 2007)
6:00 PM
Commissioners:
Rod Dragsten, Lloyd Hilgart, William Spartz, Barry Voight,
Charlotte Gabler
Council Liaison:
Brian Stumpf
Staff:
Jeff O'Neill, Angela Schumann, Gary Anderson, Ollie Koropchak,
Kimberly Holien and Steve Grittman - NAC
1. Call to order.
2. Approval of the minutes of the Planning Commission meetings of December 5th, 2006.
3. Consideration of adding items to the agenda.
4. Citizen comments.
5.
Public Hearing - Consideration of a Request for a Simple Subdivision in an 1-2 (Heavy
Industrial) District.
Applicant: Steve Birkeland
6. Public Hearing - Consideration of a Request for Conditional Use Permit for a Comprehensive
Sign Plan for a retail strip center in a B-3 (Highway Business) District.
Applicant: Miller Architects and Builders
7. Public Hearing - Consideration of a request for Final Plat approval, Development Stage
Planned Unit Development approval for a multi-tenant shopping center, and Conditional Use
Permit approval for a drive through lane in a B-4 (Regional Business) District.
Applicant: Ryan Companies U.S., Inc.
8. Adjourn.
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Minutes of the regular meeting
Monticello Planning Commission
December 5, 2007
1.
Chairman Dragsten opened the meeting at 6:00 pm. Dragsten welcomed new
Commissioners Charlotte Gabler and Barry Voight, and thanked recently resigned
member Sandy Suchy for her service on the Planning Commission. All members
were in attendance: Dragsten, Hilgart, Spartz, Gabler, and Voight. All in attendance:
Community Development Director Jeff O'Neill, Consulting City Planner Steve
Grittman, Consulting City Planner Kimberly Holien, Building Official Gary
Anderson.
2. Minutes of November 6. 2006 Planning Commission meeting. Spartz moved to
approve minutes of November Planning commission meeting. Hilgart seconded.
Motion approved unanimously.
3. Agenda. No members added any items to the agenda. Chair Dragsten indicated that
the Commission would take Item Number 8 - River Street Zoning Amendment prior
to item Number 5.
4. Citizens' Comments. There were no Citizens' Comments.
5.
Public Hearing. Zoning Ordinance Amendment to amend setback averaging in the R-
I Zoning District and creation of a River Street overlav district. Applicant: City of
Monticello. City Planner Grittman introduced the item to the Planning Commission,
and explained the impact of the existing ordinance. Grittman explained the
alternative options available to the Planning Commission, and indicated that staff
recommended elimination of the setback averaging regulations. Stafffurther
recommended that if the City wanted to maintain a greater building setback along
River Street, where deep setbacks were common, the City should adopt such a
setback by an overlay zoning district, rather than utilizing the averaging technique.
Commissioner Voight clarified the application of the existing ordinance.
Commissioner Hilgart clarified that the River Street area was the primary area where
deeper setbacks were common, and newer subdivisions did not generally have this
issue. Commissioner Spartz asked about an existing home that violates the averaging
setback. Grittman indicated that the amendments proposed tonight, including the
overlay district, would not change the legal-nonconforming status of that home, but if
the setback rule is changed to the standard 30 feet, the house in question would be
conforming. Chair Dragsten clarified that houses may be built according to the
setback, or farther back from the front, but not less. Dragsten further noted that
existing homes could be re-built according to the prevailing setback, even it is
currently nonconforming. Hilgart asked about adding a house behind an existing
home on a large lot. Grittman responded that without a variance for a flag lot, this
situation could not occur unless the property owner had additional frontage.
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Dragsten opened the public hearing. Nqbody was present to speak on this question.
Dragsten closed the public hearing. Th~ commission discussed the options for
amending the ordinance, and how thoseloptions would affect setbacks in various
areas, including the River Street area. Grittman notified the Commission that
tonight's hearing was to consider potential amendments to the ordinance, and that any
rezoning (including the overlay) would be considered at a separate hearing to apply to
a specific location.
Motion by Voight to amend the ordinance to eliminate lot averaging, but not
create an overlay district. Seconded by Gabler. Motion carried unanimously.
6.
Public Hearing. Preliminary and Final Plat. a 3-unit single familv plat. Applicant:
Thomas Parker. Planner Grittman introduced the proposed plat to the Commission.
Grittman indicated that the plat includes two existing single family homes, and a third
lot would be created between the two homes to create a new building parcel.
Grittman further indicated that all three lots would meet the City's R-I zoning
requirements of80 feet of width at the building setback line. Grittman noted that the
existing parking pad would be reconstructed to meet the required parking setback.
Grittman also indicated that the existing building setback on the east property line
would not be affected by the proposed plat.
Staffis recommending approval of the proposed plat based on the finding that the plat
meets the applicable requirements of the subdivision and zoning ordinances.
Grittman noted that the applicant will have some street re-construction requirements
as a result of hooking up utilities to the new home. Commissioner Gabler asked who
would be paying for the street re-construction. Grittman indicated that these would
be costs that are borne by the developer.
Dragsten asked about the jog in the lot line, and whether there was an alternative to
this arrangement. Grittman indicated that the purpose of the jog was to allow the
driveway to remain in place without removal of existing trees. Voight asked about a
rear-yard lot line jog. Grittman indicated that the purpose of the rear lot line jog was
to eliminate remnant parcels that would be inaccessible if the lot lines were kept
straight. Grittman clarified that straight lot lines are the overwhelming preference,
but that unique conditions exist on this plat that persuaded staff to recommend
approval of the altered lot lines.
Chair Dragsten opened the public hearing. Tom Parker, 1125 W. River Street,
Monticello spoke as the applicant. Dragsten confirmed with Mr. Parker that he was
aware of the City Engineer's recommendations. Mr. Parker indicated that he plans to
build a house on the new lot that he would live in. Dragsten asked about the location
of the tree that is interfering with the lot line in front. Mr. Parker indicated that the
tree is about 4 feet from the driveway. Dragsten reiterated his interest in ensuring that
the new home would be consistent in size with those in the neighborhood.
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Commissioner Voight asked about the hbuse size, which is required to be 2,000
square feet finishable, with 1,050 finished square footage at the time of occupancy.
Planning consultant Holien indicated that the zoning ordinance only requires the
1,050 square feet, and that a plat condition requiring a larger home would not be
appropriate. Mr. Parker indicated that he is likely to be building a larger home than
the minimum. Commissioner Gabler asked about a requirement for architectural
review. Dragsten indicated that as an R-Ilot, the City could not add additional
building conditions.
Councilmember Posusta indicated that other Councilmembers had heard concerns
about this proposal and the potential building size, and was concerned that the
Council may not approve the request as a result. Dragsten indicated that since the
proposal meets all ofthe zoning requirements, he felt the Plarming Commission
would need to approve the request. Mr. Parker indicated that other single farnily
homes have been approved. The Commission clarified that contrary to some
neighbor concerns, the proposal was for three single family lots, not a triplex.
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Dave Broulliard of 1128 West River Street, Monticello, indicated that the notice
received by the neighbors seemed to indicate a three-unit multiple family building,
but that the single family proposal was not objectionable. He further indicated that a
house that was too large could look out of place in the neighborhood. With no other
public comment, Dragsten closed the public hearing. Dragsten reiterated his interest
in seeing the lot line be straightened.
Hilgart moved to approve the Preliminary and Final Plats, based on the rmding
that the plat meets the zoning requirements, with the lot lines as proposed to
preserve the trees. Motion seconded by Commissioner Spartz. Motion passed
unanimously.
7. Extension of an Interim Use Permit for an existing facilitv for open and outdoor sales
in a B-3 District. Applicant: Jacobs Holdings. Consulting Plarmer Holien presented
the request to the Commission. Holien indicated that the plan was originally
approved in June, 2004 for a term of 30 months. The permit was approved with the
option for a possible extension of an additional 30 months. Holien indicated that the
current automobile dealership was allowed under the Interim Use Permit to occupy
the site without making the required improvements to either the site or the buildings.
Holien indicated that several requirements are identified in the Plarmer's report and
Engineer's report for additions to the site plans for this permit. Staff is
recommending approval of the extension of the Interim Use Permit, subject to a
condition that by the end of the 30 month extension period, the applicant will apply to
make the required improvements, or vacate the site. The Commission reviewed both
site plans and photographs of the site. The applicant was not present during this
discussion.
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The Chair tabled action on this motior to a later point in the meeting to allow
the applicant to arrive at the meeting.
8.
Development Stage Planned Unit Development for expansion ofSt. Benedicts Senior
Communitv. Applicant: St. Benedicts Senior Communities. Planning consultant
Holien introduced the proposed plan to the Commission, identifying the location of
expansions to the assisted living space, chapel, as well as parking, pathway, grading
and other site improvements to support the expansion. Holien explained that the
expansion will increase the number of units from 122 to a total of 156 units. The
expansion is consistent with the existing PUD setback standards, and meets the
parking requirement, with the understanding that some of the parking supply is shown
as "proof of parking" to be developed in the future if necessary.
Holien further explained that the applicant's plans show a net increase in landscaping
quantities with this project, and that the project would retain the existing private
easement access drive to 7th Street across the St. Henry's property. Holien noted that
despite the higher lighting intensity readings, the plan was acceptable due to the low-
profile bollard fixtures being used. Staff recommended approval of the expansion,
based on a finding that the plan is consistent with the requirements made of the
original Planned Unit Development.
Commissioner Gabler asked about County or State approvals. Mina Adsit, the project
architect, answered that the assisted living project did not fall under the Department
of Health rules. Chair Dragsten asked about impervious surface regulations. Holien
indicated that the PZM District does not have specific impervious surface standards.
Holien clarified that the City Engineer and the City's Engineering Consultant had
reviewed the plans with the applicant.
Dragsten opened the public hearing. Sandy Haggerty, director of St. Benedicts
Senior Community indicated that they were expanding due to a great need for
memory care. Haggerty further stated that they have not have a specific master plan
for other expansions, and that this project is likely to have maximized the use of the
property. Commissioner Spartz pointed out the City Engineer's recommendations in
the staff report. Ms. Haggerty indicated that she was aware of those requirements.
Dragsten closed the public hearing.
Spartz made a motion to approve the PUD for an expansion of the St. Benedicts
Senior Community based on a rmding that the proposed uses are consistent with
the original pun, and with a condition that the applicant meet the requirements
of Exhibit Z of the staff report. Motion was seconded by Gabler. Motion passed
unanimously.
9.
Chair Dragsten reopened the hearing for the extension of the Interim Use Permit for
Jacobs Holdings. Holien reminded the Commission ofthe proposed action for this
permit and reviewed the original 2003 site plan.
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Bill Rambo, of Denny Hecker Automotive (Jacobs Holdings) addressed the
Commission. Dragsten noted that the existing conditions on the site do not match the
original site plan, and that the applicant needs to update the plan and resubmit it to the
City.
Commissioner Gabler asked the applicant about the applicant's intention to complete
the 5 items addressed with the original permit. Mr. Rambo indicated that he believed
the drainage was consistent with the plan, as were the other items in the original
approval. Mr. Rambo indicated that nothing has changed on the property. Chair
Dragsten indicated that the items in the original approval were to have been
completed as a condition of approval of the original Interim Use Permit.
Community Development Director Jeff O'Neill indicated that staff would follow up
on the items yet to be completed, and suggested that there had been no specific
complaints related to the items in the approval. Mr. O'Neill indicated that the
Commission could consider whether to proceed with the permit, subject to staff
working with the applicant to meet the requirements for those five items. Mr. Rambo
indicated that their plan was to build a new dealership on that site, but it was
uncertain as which franchises might be available prior to the expiration of this permit.
Mr. Rambo indicated that he would meet the five stated requirements of the original
approval.
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Dragsten opened the public hearing. Nobody was present to address the public
hearing. Dragsten closed the public hearing. Dragsten asked about the $15,000 letter
of credit identified in the staff report. Mr. O'Neill indicated that the letter of credit is
to secure compliance with the requirements of the approval.
Commissioner Hilgart made a motion to approve the extension of the Interim
Use Permit based on a finding that the proposed use will not interfere with the
City's long range objectives for high quality development in the area, subject to
the requirements of Exhibit Z, and including the original five conditions. Motion
seconded by Commissioner Voight. Motion passed unanimously.
10. Adjournment. Commissioner Spartz moved to adjourn the meeting. Seconded by
Hilgart. Motion passed unanimously.
Respectfully submitted,
. Stephen Grittman, Recording Secretary
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Planning Commission Agenda - 02/06/07
5.
Consideration of a request for approval of a Simple Subdivision resultin1! in two
lots at 219 Dundas Road. Applicant: Steve Birkeland. (NAC)
BACKGROUND
Steve Birkeland is requesting approval of a Simple Subdivision to allow a lot split of
his property at 219 Dundas Road, the Custom Canopy site. The proposed subdivision
would create two lots within the Oakwood Industrial Park. The subject site is 5.3
acres in size and is zoned 1-2, Heavy Industrial.
Comprehensive Plan. The subject site is guided for heavy industrial land uses,
consistent with the proposed plat and existing use.
Zoning. The subject site is zoned 1-2, Heavy Industrial. The purpose of the heavy
industrial district is to provide for the establishment of heavy industrial and
manufacturing development and use which because of the nature of the product or
character of activity requires isolation from residential or commercial use.
ANALYSIS
The applicant is proposing a lot split to create a second buildable parcel on the unused
portion of the Custom Canopy site. The site is bordered by Fallon Avenue to the east,
Industrial uses to the west, and Dundas Road to the south. The subdivision would
create an "L-shaped" parcel, encompassing the west and north sides of the site.
Minor adjustments would be made to the existing Custom Canopy site, including
relocating a fence, to accommodate the split.
Lot Requirements and Setbacks. Applicable lot and setback requirements for the 1-
2 District, as well as what is proposed for the site, are illustrated in the chart below.
The subdivision proposes an L-shaped configuration for Parcel A, creating a double
frontage lot. The parcel will have frontage on both Dundas Road and Fallon Avenue.
Therefore, a 50 foot setback must be maintained from both roads. All other lot lines
will essentially be side lot lines, requiring a 15 foot setback. No buildings have been
sited for Parcel A and as such, no setback information is available. Any future
construction on the site shall be required to meet all setback requirements for the 1-2
District.
Lot Area
Lot Width
Front Yard Setback
Rear Yard Setback
Side Yard Setback
Requirement
30,000 sf
100 feet
50 feet
50 feet
15 feet
Proposed Parcel A
134,870 sf
140.80 feet
N/A
N/A
N/A
Proposed Parcel B
96,238 sf
219.20 feet
88.37 feet
15.5 feet
170 feet
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Both parcels are generally consistent with the performance standards foe the I-2
District. The north portion of Parcel B currently contains a gravel storage and
parking area, surrounded by a fence. In its current state, the storage area encroaches
approximately 32 feet to the west onto Parcel A, and 27 feet to the north. The survey
indicates that the existing fence will be relocated. Staff recommends that the
applicant also be required to remove the portion of the gravel storage area that
encroaches onto the newly created parcel.
Access. The Custom Canopy site currently has three access points, two on Fallon
Avenue and one on Dundas Road. The Ordinance requires a minimum 40-foot
separation between driveways. The existing driveway on Dundas Road is located
approximately 63 feet from the side lot line to the west. The location of the existing
driveway reduces the limitations on driveway location for Parcel B. Any future
driveway for this parcel must be a minimum of 40 feet from the driveway to the west,
and a minimum of five feet from side lot lines.
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Staff is concerned with the location ofthe northernmost driveway with access from
Fallon A venue on Parcel B. This driveway is currently designed to enter the fenced
gravel storage area. The L-shaped design of Parcel A allows for a potential driveway
to this site from Fallon Avenue. As such, staffrecommends removal of the
northernmost driveway for Parcel B to limit the number of curb cuts onto Fallon
Avenue.
Grading, Drainage, and Utilities. The City Engineer has requested that additional
utility information be provided for the site, including sizes and elevations. All other
issues regarding grading and drainage shall be subject to the review of the City
Engineer.
Easements. The City shall require utility easements around the perimeter of the
newly created parcel. The survey shows an existing lO-foot easement along the north
property line. The survey shall be revised to include a 6-foot easement along the west
property line, and the eastern interior property line. The survey shall also be revised
to demonstrate the existing lO-foot utility easement along Fallon Avenue.
Recording. If the proposed subdivision is approved by the City Council, the
subdivider shall record it with the Wright County Recorder. The applicant shall
provide documentation of said recording to the City for their records.
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ALTERNATIVE ACTIONS
Regarding the request for approval of the Simple Subdivision resulting in two parcels,
the City has the following options:
1. Motion to approve the Simple Subdivision, subject to a finding that the
resulting parcels are consistent with the performance standards ofthe 1-2,
Heavy Industrial District, and the intent of the Comprehensive Plan.
2. Motion to deny the proposed subdivision, based on a finding that the
resulting parcels do not meet the performance standards of the 1-2 District.
RECOMMENDATION
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Upon review of the proposed subdivision, staff finds that it is consistent with the
performance requirements for the 1-2, Heavy Industrial district. Both parcels meet lot
area and lot width requirements, and no non-conforming setback issues will be
created for Parcel B as a result of the subdivision. Any future construction on Parcel
A will be required to meet all setback requirements for the district.
Staffis concerned about the encroachment of the outdoor storage area onto Parcel A
and the location of the northermnost driveway on Parcel B. The portion of the
outdoor storage area which encroaches onto the newly created parcel shall be
removed, as well as the driveway access into the outdoor storage area. Staff
recommends approval of the proposed subdivision, subject to the conditions outlined
in Exhibit Z.
SUPPORTING DATA:
Exhibit A:
Exhibit B:
Exhibit Z:
Site Plan
Certificate of Survey dated 1/17/2007
Conditions of Approval
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Exhibit Z
Conditions of Approval
1. That portion of the outdoor storage area which encroaches onto Parcel A shall
be removed, and the fence shall be relocated.
2. The survey shall be revised to include all required easements.
3. The northernmost access onto Fallon Avenue shall be removed from Parcel B.
4. The survey shall be revised to include additional utility information.
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Planning Commission Agenda - 02/06/07
6.
Consideration of a request for a Conditional Use Permit for a
Comprehensive Sign Plan for a retail r. enter. Applicant: Miller Architects
and Builders. (NAC)
Background
Miller Architects and Builders is requesting a Conditional Use Permit for
Comprehensive Sign Plan for Building "B" of the Warnert Retail Site. Said
building is a retail strip center with six tenants. The subject site is located at 1220
State Highway 25 and is zoned B-3, Highway Business.
Analysis
In the case of a building where there are two or more uses and which, by
generally understood and accepted definitions, is considered to be a shopping
center or shopping mall, a conditional use permit may be granted to the entire
building in accordance to an overall site plan indicating their size, location, and
height of all signs presented to the Planning Commission.
In determining the amount of allowed signage, a maximum of 5 percent of the
gross area of the front silhouette shall apply to the principal building where the
aggregate allowable sign area is equitably distributed among the several
businesses. In the case of applying this conditional use permit to a building, the
building may have one pylon or freestanding sign identifying the building which
is in conformance with this ordinance. The gross area of the silhouette of the
principal building is defined as that area within the outline drawing of the
principal building as viewed from the front lot line or from the related public
streets.
Wall Signage. The proposed site has frontage on both Highway 25 and Cedar
Street. Therefore, both the east and west elevations have been taken into account
when determining the silhouette of the building. Based on the elevations
provided, the silhouette of the east and west elevations has been calculated at
9,340 square feet. Thus, the allowable wall signage for the site is 467.5 square
feet. As proposed, 467 square feet of wall signage is illustrated.
The applicant is proposing a 28 square foot wall sign for each tenant on the west
elevation of the building, as well as a 72 square foot sign for the south end tenant,
Checker Auto Parts. On the east elevation, a second 72 square foot sign is
proposed for Checker Auto Parts, as well as 17 square foot signs for the three
center tenants and a 30 square foot sign for the tenant on the north end. A second
30 square foot sign is proposed on the north elevation and a third 72 square foot
sign for Checker Auto Parts is proposed on the south elevation. The total
proposed wall signage is within the parameters of the ordinance.
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Pylon Sign. A pylon sign is also proposed for the site, along the west property
line, adjacent to Highway 25. The sign is setback approximately 12 feet from the
property line. The City has a unique calculation for pylon signs along Highway
25. The Ordinance allows 3.03 square feet of area for each 10 feet oflineal
footage, not to exceed 100 square feet. The height limit for pylon signs along
Highway 25 is 22 feet. The proposed sign is 22 feet in height and 100 square feet
in area. As such, the proposed pylon sign is also within the parameters of the
Ordinance.
Alternative Actions.
Regarding the request for a Conditional Use Permit for a Comprehensive Sign
Plan, the City has the following options:
I. Approve the request for a Conditional Use Permit for a Comprehensive
Sign Plan as presented, based on a finding that the proposed signage is
within the allowed parameters of the Ordinance and consistent with the
conditions for approval.
2. Deny the request for a Conditional Use Permit for the Comprehensive
Sign Plan as presented, based on a finding that the proposed signage is not
consistent with the Ordinance.
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Recommendation.
Regarding the proposed Comprehensive Sign Plan, staff recommends approval of
the Conditional Use Permit. The plan presented is within the parameters of the
ordinance, meeting all height and area requirements. The Zoning Ordinance
contains a provision to allow such uses, and the proposed plan is consistent with
the terms for approval.
Supportinl! Data
A. Site Plan dated 1/10/07
B. Landscape Plan dated 1/10/07
C. Building Elevations dated 1/10/07
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7. Consideration of a request for a Conditional Use Permit for Development
Stal!:e Planned Unit Development approval for a multi-tenant shoppinl!:
center. Final Plat approval and Conditional Use Permit approval for a drive
throul!:h lane at Union Crossinl!:s. Applicant: Rvan Companies US. Inc.
(NAC)
BACKGROUND
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Ryan Companies is seeking a Condition~1 Use Permit for development stage
Planned Unit Development for the constiruction of a shopping center, Final Plat
approval and a Conditional Use Permit for a drive through lane, located at Lot I
Block I of Union Crossings Second Addition.
The applicant is proposing a 15,600 square foot commercial shopping center with
multiple tenants to be located in the northeast portion of the site. The underlying
zoning is B-4, Regional Business.
ANALYSIS
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The subject site is located at the intersection of CSAH 18 and East 7th Street. The
existing Planned Unit Development contains Home Depot and Target, with two
additional pad sites in the southwest corner. The subject site is located southeast
ofthe Target building. A concept review was performed for the site in 2004. The
site relied on PUD for shared parking, shared access, and setback flexibility.
Comorehensive Plan: Monticello's Comprehensive Plan designates this area for
commercial use.
Zonin!!: The subject site is zoned B-4, Regional Business. The purpose of the B-4
regional business district is to provide for the establishment of commercial and
service activities which draw from and serve customers from the entire
community or region.
CUP/PUD: A Planned Unit Development allows for flexibility in performance
standards with the understanding that the development will be held to higher
standards of site and building design than would ordinarily be required. It is the
applicant's responsibility to design the development with significant benefits and
communicate those benefits to the City for allowing a CUPIPUD.
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Parking. The proposed building is 15,600 square feet in area. The proposed uses
for the structure have not been provided. A drive through window is proposed for
the south unit ofthe building. The drive through indicates that this unit will be
reserved for a restaurant or coffee shop use. This unit is shown at 1,800 square
feet. The total kitchen and dining areas for this tenant have not been provided.
Staff has therefore estimated the area of the kitchen at 1/3 of the unit, or 600
square feet. Tenants for the remainder of the site are assumed to be various retail
services. In determining the parking requirement, 10% of the building is
presumed to be reserved for utilities, hallways, bathrooms, and other facilities. As
such, the estimated parking requirement is as follows:
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Tenant
Restaurant/Coffee
Shop
Retail
Total Required
96
Area
1,200 sf
600 sf
13,800 sf
(90%)
1,080 sf
540 sf
12,420 sf
Requirement
1 space/40 sf of dining area
1 space/80 sf of kitchen area
1 space/200 sf of floor area
Stalls
27
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The site plan illustrates 87 parking stalls, 9 short of the minimum requirement. In
addition, two of the easternmost parking stalls are partially located within the
drainage and utility easement. This is not typically allowed, and staff
recommends that these parking stalls be removed. As a result, the site will be 11
stalls short of the minimum requirement.
However, the entire Planned Unit Development contains over 2,100 parking
stalls, 300 of which are located near the retail building and the two buildings to
the south. Any overflow parking from the retail site may be accommodated by
the parking provided by surrounding uses. As such, the proposed parking
arrangement is sufficient.
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circulating around the site. The order board is located in the northwest corner of
the building. Traffic will then circulate around to the west side of the building
and head south. The pick-up window is! located on the opposite end of the
building, in the southwest comer. .
Drive through establishments are allowed in the B-4 District by Conditional Use
Permit. The Zoning Ordinance contains the following provisions for such uses:
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. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values o~ constitute a blighting influence within a
reasonable distance of lot. .
. 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 2
G of this ordinance.
. Each light standard island and all islands in the parking lot landscaped or
covered.
. Parking areas shall be screened from view of abutting residential districts
in compliance with Chapter 3 Section 2 G ofthis ordinance.
. Parking areas and driveways shall be curbed with continuous curb not less
than six 6 inches high above the parking lot or driveway grade.
. Vehicular access points shall be limited shall create a minimum of conflict
with through traffic movements shall comply with Chapter 3 Section 5 of
this ordinance and shall be subject to the approval of the City Engineer.
. All lighting shall be hooded and so directed that the light source is not
visible from the public right of way or from an abutting residence and
shall be in compliance with Chapter 3 Section 2 H of this ordinance.
. The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
. The entire area other than that occupied by buildings or structure or
plantings shall be surfaced with a material which will control dust and
drainage and which is subject to the approval ofthe City Engineer.
. All signing and informational or visual communication devices shall be in
compliance with Chapter 3 Section 9 of this ordinance.
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The layout ofthe drive through lane is similar to that recently approved for
Broadway Market. As proposed, the design provides a 12 foot wide drive lane
with an adjacent passing lane, with approximately 175 feet of stacking space
behind the window. The passing lane is proposed at a width of 15 feet. The
stacking lane has a break for through access, to traffic to flow smoothly through
the site. This pass through is marked with "no stopping" on the pavement. The
width of the drive lane extends to 20.25 feet on the west side of the building.
With the driveway length provided, the drive through would provide stacking
space for up to seven vehicles behind the order board.
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A low volume drive through would typically accommodate a business such as a
coffee shop. The existing Caribou Coffee drive through has an average of five to
six cars in the drive lane at one time, with more during peak periods. Therefore,
the proposed stacking space is appropriate.
The City Engineer has noted that the curbing on the west side of the one-way
drive through lane appears to be located within the 6-foot drainage and utility
easement. The applicant has verified that this back of the curb does encroach
approximately eight inches into the easement. Upon further review, the City
Engineer has noted that the proposed curb location may be allowed. However,
any disruption of private structures due to work within the drainage and utility
easement would be at the expense of the property owner.
.
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 site has approximately 1,234
lineal feet of site perimeter, requiring 25 overstory trees, as opposed to the 17 that
would be required under the floor area calculation.
The landscape plan exceeds the minimum requirement for the site, providing 37
overstory trees to be planted, including nine Patmore Ash, seven Autumn Blaze
Maple, eleven Black Hills Spruce, and ten Austrian Pine. An additional 12
Prairiefire Crabapple ornamental trees and a variety of shrubs and perennials are
also proposed for the site. The majority of the plantings are around the perimeter
of the site to screen from CSAH 18 and the railroad. Sod is proposed on the south
side of the building with a variety of perennials proposed near the foundation.
All parking lot islands will also be landscaped.
Lighting. A lighting plan has been submitted for the site, indicating full cutoff
lighting throughout the parking lot with shoebox style fixtures on 38 foot steel
poles. Readings around the perimeter of the site are all under 1 footcandle, with
no light spilling over onto adjacent rights-of-way.
.
4
Planning Commission Agenda - 02/06/07
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Sign age. A 400 square foot pylon sign for the entire Union Crossings
development is currently located on Outlot D. The City's sign ordinance permits
the large pylon sign, with the requirement that other signs in the project are
limited to wall or monument signs. As such, only wall signage has been proposed
for the site.
In the case of a building where there are two or more uses and which, by
generally understood and accepted definitions, is considered to be a shopping
center or shopping mall, a conditional use permit may be granted to the entire
building in accordance to an overall site plan indicating their size, location, and
height of all signs presented to the Planning Commission. A maximum of 5% of
the gross area of the front silhouette shall apply to the principal building where
the aggregate allowable sign area is equitably distributed among the several
businesses. For purposes of determining the gross area of the silhouette of the
principal building, the silhouette shall be defined as that area within the outline
drawing of the principal building as viewed from the front lot line or from the
related public street(s).
.
The front fa~ade is ap~roximately 5,200 square feet in area. The building will
also be visible from 7' Street, with a silhouette area of 1,220 square feet. The
total silhouette area for the site is 6,420 square feet. Therefore, the total allowable
area for wall signage is 321 feet. Under the provisions of the Ordinance, the site
would also be allowed a monument sign up to 100 square feet. However, no such
sign is proposed.
Each unit contains a wall sign 33 feet in area on the front fa~ade, for a total of396
square feet of signage. The total area of proposed signage exceeds that maximum
allowed by ordinance. However, another 100 square feet of signage would be
allowed on a monument sign. The 75 square feet of excess signage may therefore
be accommodated by the PUD.
All plans have also been reviewed regarding directional signage. Staff is
concerned with directional signage for the drive through entrance. As presented,
vehicles may enter the drive through lane from the center pass-through.
Additional directional signage may be necessary to direct patrons to the
appropriate drive through entrance in the northeast comer of the site. One such
sign is located on the east side of the site, just north of the row of parking stalls
and one on the south edge ofthe site. Staff recommends an additional directional
sign on the east side of the island in the northeast comer of the site.
.
5
Planning Commission Agenda - 02/06/07
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n, C;'Y En~n_l= ,100 nwi~ol .J pJ.n, md moo, <Ire following
recommendations:
I. Add "Do Not Enter" sign (#5) at north end of driveway between lots 2 and
3.
2. Add "Stop" sign (#1) at south end of double-row of parking stalls east of
building.
3. Add two "One Way" pavement markings with arrows adjacent to drive-
thru bypass lane. Place one in northeast comer where one-way begins and
other next to "drive-thru" marking on north side of lot 1.
Access and Circulation. Access to the site is provided at two points. One point
includes the construction of an access road from 7th Street. This road will pass
through the two future development sites to the south, and end at the retail center
site. This road is proposed to be 20 feet in width. This will be a one-way road,
with all traffic circulating from south to north.
.
A second access point is proposed off the existing driveway between the retail
center site and the Target and Home Depot properties. The access extends to the
east from this driveway and is proposed to be 30 feet wide, wide enough for two-
way traffic and an additional turn lane at the intersection.
All internal drive lanes are proposed at 27 feet in width, wide enough to
accommodate two-way traffic. A one-way passing lane is located on the north
side ofthe drive through stacking lane. This lane is 12 feet wide in the narrowest
location. The drive through stacking lane is separated into two segments to allow
vehicles to pass through. The access will be striped and painted with a "no
stopping" message.
Pedestrian access will be accommodated by a concrete sidewalk running along the
front of the building, and extending north to the Target site. The width of the
sidewalk in front of the building is proposed at 11 feet. Staff recommends that the
applicant provide a crosswalk at the sidewalk separation. The width of the
sidewalk on the south side of the site is proposed at five feet. An existing City
pathway also runs along the east edge of the property, adjacent to CSAH 18. A
trail easement 21 feet in width has been provided in this location, in accordance
with the development agreement dated July 5, 2005.
.
6
Planning Commission Agenda - 02/06/07
.
Building Design. The building is proposed to be constructed mainly of rockface
CMU block with stucco accents on the front elevation. The front of each unit will
contain a great deal of glass, each with a black canvas awning. Some variation to
the roofline is also proposed, to break up the long fac;;ade. The rear elevation,
facing the Target parking lot, will be broken up with stucco piers and multiple
color tones.
The color elevations provided illustrate warm earth tones with gray tinted glass
and black awnings. The proposed colors appear to blend well with the existing
buildings on the Union Crossings site.
Grading and Drainage. Regarding grading and drainage for the site, the City
Engineer has provided the following comments:
1. Show all existing private and public utilities
2. The City prefers 2% slopes for cross drainage in the parking areas.
3. Show the existing topo on the north part of the site up through the railroad
tracks.
4. Show drainage and utility easements.
5. A SWPPP should be provided with the final construction submittal.
.
Utilities. Regarding the utility plan submitted, the City Engineer has provided the
following comments:
1. The existing watermain stub is an 8-inch, not 6-inch as noted.
2. Hydrants will need to be adjusted per City detail plate # 2001.
3. The 6-inch sanitary sewer service should have a minimum 1 % slope.
4. Sanitary sewer sampling manholes are required for each building therefore
add another MH downstream of sanitary MH-2 within the easement or
move sanitary MH-2 into the easement.
5. Revise the note where connecting to the existing sanitary sewer to use the
existing slope to the next manhole instead of adjusting the slope in the
field. Minimal deflection is allowed in the pipe.
6. It may be beneficial to align the storm sewer to the south within the
driveway to avoid conflicts with a future building location.
7. Show drainage and utility easements.
8. All catch basins should have a minimum 4' build to prevent invert
freezing/blockage.
9. Construct outside drops with sanitary MH-1.
10. Additional hydrant(s) may be required. City Fire Chief to review.
.
7
Planning Commission Agenda - 02/06/07
.
Additional engineering comments include the following:
Civil Details:
1. Include City detail plate #3002 for the outside drop.
Plat:
2. The final plat should be revised (see attached easement sketch) to include
an additional 1 0 foot drainage and utility easement along the sanitary
sewer mainline.
3. Drainage and Utility Easement is missing between lots 2 and 3.
.
Site Plan:
4. Replace the note for existing sidewalk to state "pathway".
5. The mapping in the location map needs updating.
6. Call out the offset for the curb within the drive-thru bypass lane on the
west side oflot 1.
7. Update City Standard Plates.
8. Add City Standard Plate No. 2001, Typical Hydrant Installation.
9. Add City Standard Plate No. 5015, Gravel Construction Entrance.
10. Revise "?" to degree symbol in 45? in "ADA Parking Stall Layout".
11. Handicap parking signs must be mounted at a lower height to be compliant
with ADA rules. Revise both sign details accordingly.
ALTERNATIVE ACTIONS.
Decision 1. Regarding the request for a Conditional Use Permit for Development
Stage Planned Unit Development approval and Final Plat approval for a strip
center with retail and commercial, and restaurant uses, the City has the following
options:
I. Motion to approve the Development Stage Planned Unit Development and
Final Plat approval, based on a finding that the proposed use is
consistent with the intent of the existing PUD and the B-4 District,
subject to the conditions outlined in Exhibit Z.
2. Motion to deny the Conditional Use Permit for Development Stage
Planned Unit Development approval and the Final Plat, based on a
finding that the proposed use is not consistent with the intent of the
existing PUD and the B-4 District, and the use may not be supported
by the site.
.
8
Planning Commission Agenda - 02/06/07
.
Decision 2. Regarding the request for a Conditional Use Permit for a drive
through facility, the City has the following options:
I. Motion to approve the Conditional Use Permit for a drive through facility,
based on a finding that the proposed use is consistent with the intent of
the PUD and the use satisfies the conditions of approval.
2. Motion to deny the Conditional Use Permit for a drive through facility,
based on a finding that the conditions for approval have not been met.
RECOMMENDATION
.
Ryan Companies is requesting a Conditional Use Permit for Development Stage
Planned Unit Development to allow for commercial strip center containing a
variety of retail and commercial uses, as well as a restaurant use with a drive
through. The site is part of the existing Union Crossings Planned Unit
Development, which contains a mix of retail uses. The request is generally
consistent with the recommendations made by staff during Concept Stage
Review.
The proposed use appears to be consistent with the intent of the B-4 District and
the existing PUD. The engineer has highlighted some concerns relating to
grading and utilities, as well as the Final Plat. Regarding Decision I, staff
recommends approval of the CUP for Planned Unit Development and the Final
Plat, subject to the conditions outlined in Exhibit Z.
Regarding Decision 2, staff recommends approval of the CUP for a drive through
facility. The site has adequate room for stacking space, a wide drive aisle and
passing lane, and meets all conditions for approval.
.
9
Planning Commission Agenda - 02/06/07
.
SUPPORTING DATA
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Exhibit K:
Exhibit L:
Exhibit M:
Exhibit Z:
Site Plan
Grading/Erosion Control Plan
SWPP Plan
Utility Plan
Civil Details
Landscape Plan
Landscape Details
Photometric Plan
Final Plat
Architectural Details
Easement Sketch, OutlotlB, Union Crossings .. e
Plan Review Comments from WSB dated 1/23/07 (",;1', b, """Ik!;!'
,
Plan Review Comments from Bruce Westby, dated 1/24/07
Conditions of Approval
EXHIBIT Z
Conditions of Approval
I. Additional directional signage shall be added on the east side of the island in
the northwest comer of the parking lot for drive through traffic.
.
2. A crosswalk shall be added to accommodate pedestrian traffic near the drive
through pick-up window.
3. The applicant shall revise the plans to comply with all recommendations of
the City Engineer, as outlined in this report and detailed in the memo from
WSB dated 1/23/07 and the memo from Bruce Westby, dated 1/24/07.
.
10
.
January 24,2007
Ms Kimberly Holien
Northwest Associated Consultants, Inc.
4800 Olson Memorial Highway
Suite 202
Golden Valley, MN 55422
Re: Union Crossings Retail A Building - Plan Review Comments
Dear Ms Holien:
The City of Monticello received a set of plans dated December 29,2006 for a development stage
PUD submittal for the above referenced project. City staff have since completed a review of the
. plans and respectfully submit the following comments:
Plat
1. Drainage and Utility Easement is missing between lots 2 and 3.
Plan Sheet Cl
1. The mapping in the location map needs updating.
Plan Sheet C2
2. Add "Do Not Enter" sign (#5) at north end of driveway between lots 2 and 3.
3. Add "Stop" sign (#1) at south end of double-row of parking stalls east of building.
4. Add "Drive Thru" sign (#6) on east side of island in northeast comer of lot 1 to identifY
drive-thru lane location for vehicles to prevent blocking ofthru-lane.
5. Add two "One Way" pavement markings with arrows adjacent to drive-thru bypass lane.
Place one in northeast comer where one-way begins and other next to "drive-thru"
marking on north side of lot 1.
6. Curbing to the west of one-way drive-thru lane appears to be within 6' D&U easement.
7. Call out the offset for the curb within the drive-thru bypass lane on the west side oflot 1.
.
Kimberly Holien
January 24, 2007
Page 2 of2
. Plan Sheet C3
No additional comments.
Plan Sheet C4
Include in next submittal.
Plan Sheet C5
I. All catch basins should have a minimum 4' build to prevent invert freezing/blockage.
2. Sanitary sewer sampling manholes are required for each building therefore add another
MH downstream of sanitary MH-2 within the easement or move sanitary MH-2 into the
easement.
3. Construct outside drops with sanitary MH-1.
4. Additional hydrant(s) may be required. City Fire Chief to review.
Plan Sheet C6
1. Update City Standard Plates.
2. Add City Standard Plate No. 2001, Typical Hydrant Installation.
3. Add City Standard Plate No. SOlS, Gravel Construction Entrance.
4. Revise "?" to degree symbol in 45? in "ADA Parking Stall Layout".
5. Handicap parking signs must be mounted at a lower height to be compliant with ADA
rules. Revise both sign details accordingly.
.
Additional comments from the City's Engineering Consultant, WSB and Associates are attached.
Every attempt was made to avoid duplicate comments. Please refer to note 2 above for sheet C5
instead of note 4 ofWSB's comments in regards to sanitary sewer sampling manholes. All
commercial buildings require sampling manholes, regardless of current use.
Please feel free to call me at 763-271-3236 should you have any questions regarding any of the
comments provided above.
-
Sincerely,
CITY OF MONTICELLO
Bruce Westby, P.E.
City Engineer
Enclosure
cc:
Jeff O'Neill, City Administrator
John Simola, Public Works Director
Shibani Bisson, WSB and Associates
.
FEB-02-2007 11:44
.
WSB
P.02/04
Inframuclu,e I Engineering I Planning I Construction
701 Xoni. Avenue South
Suile 300
Minne.polis. MN 55416
T 01: 763-541-4800
F.x:763-541-1700
&: A..uociaIB.J. Inc.
.
January 23, 2007
Mr. Bruce Westby
City of Monticello
505 Walnut Street, Suite 1
Monticello, MN 55362
Re: Union Crossing Retail A Building
Plan Review Comments
WSB Project No. 1627-66
Dear Mr. Westby:
We have reviewed the plans for the above-referenced project dated December 29,2006 and offer
the following comments:
.
C2 - Site Plan
1. Replace the note for existing sidewalk to state "pathway".
2. Note the location of the order boards for the drive-thru.
3. The parking stalls to the east are located within the existing drainage and utility
easement, which is typically not allowed.
C3 - Grading Plan
I. Show all existing private and public utilities
2. The City prefers 2% slopes for cross drainage in the parking areas.
3. Show the existing topo on the north part of the site up through the railroad tracks.
4. Show drainage and utility easements.
C4 - SWPPP
I. This plan should be provided with the final construction submittal
.
CS - Utility Plan
I. The existing watermain stub is an 8.inch, not 6-inch as noted.
2. Hydrants will need to be adjusted per City detail plate # 2001.
3. The 6-inch sanitary sewer service should have a minimum 1 % slope.
4. Sanitary sewer sampling manholes are required for each type of use within the building.
5. Revise the note where connecting to the existing sanitary sewer to use the existing slope
to the next manhole instead of adjusting the slope in the field. Minimal deflection is
allowed in the pipe.
6. It may be beneficially to align the storm sewer to the south within the driveway to avoid
conflicts with a future building location.
7. Show drainage and utility easements.
Minneapolis I St Cloud
Equal Oppor1Uni!y Emplov.r
(.""I11'-'Id\t.r-IoI\DlJoV.I'lt...utOJ,-t,'O:t11."
.
FEB-02-2007 11:44
P.03/04
Mr. Bruce Westby
January 23. 2007
Page 2
C6 - Civil Details
I. Include City detail plate #3002 for the outside drop.
PI - Final Plat
1. The plat should be revised (see attached easement sketch) to include an additional 10 foot
drainage and utility easement along the sanitary sewer mainline.
Please contact me at 763-287-7162 if you have any questions.
Sincerely,
WSB & Associates, 11Ie.
~.~~
Shibani K. Bisson
Project Manager
Enclosure
. tsf
.
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