Planning Commission Agenda 10-02-2007
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AGENDA
MONTICELLO PLANNING COMMISSION
Tuesday, October 2nd, 2007
6:00 PM
Commissioners:
Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and
Barry Voight
Council Liaison:
Brian Stumpf
Staff:
Angela Schumann, Gary Anderson, Kimberly Holien and Steve Grittman - NAC
1. Call to order.
2. Approval of the minutes of the Planning Commission meeting of September 4th, 2007.
3. Consideration of adding items to the agenda.
4. Citizen comments.
5. Continued Public Hearing - Consideration of a request for Preliminary Plat for the proposed River
City Station, a commercial plat in a B-3 (Highway Business) District, and a request for rezoning from
B-3 (Highway Business) to B-4 (Regional Business).
Applicant: Chelsea Road, LLC
6.
Continued Public Hearing - Consideration of a request for Conditional Use Permit for Open and
Outdoor Storage in a B-3 (Highway Business) District.
Applicant: Olson Property Management
7. Public Hearing - Consideration of a request for Preliminary Plat and Concept and Development Stage
POO for Quad Development, a commercial plat in a B-4 (Regional Business) District.
Applicant: Quad Development
8. Consideration to review an update regarding illumination of downtown signs.
9. Adjourn.
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MINUTES
MONTICELLO PLANNING COMMISSION
Tuesday, September 4th, 2007
6:00 PM
Commissioners:
Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz, and
Barry Voight
Council Liaison:
Brian Stumpf
Staff:
Angela Schumann, Gary Anderson, Kimberly Holien and Steve Grittman - NAC
1. Call to order.
Chairman Dragsten called the meeting to order and noted a full quorum of the Commission. .
2. Approval of the minutes ofthe Planning Commission meeting of August 7th. 2007.
MOTION BY COMMISSIONER HILGART TO APPROVE THE MINUTES OF THE
PLANNING COMMISSION MEETING OF AUGUST 7th, 2007.
MOTION SECONDED BY COMMISSIONER GABLER. MOTION CARRIED, 5-0.
3.
Consideration of adding items to the agenda.
NONE.
4.
Citizen comments.
NONE.
5. Public Hearing Consideration of a request for variance to allow an off-site sign as a principal use.
Applicant: St. Benedict's Senior Communitv
Schumann provided the staff report, explaining that the St. Benedict's Senior Community has
submitted an application for an off-premise sign to be located at the northeast comer of the
intersection of 7th Street and the St. Benedict's Senior Community driveway. As discussed at a
previous meeting, Schumann stated that the original sign identifying St. Benedict's was displaced
with the re-alignment of 7th Street. The proposed sign location is on the Home Depot property,
on the east side ofthe St. Benedict's driveway. It is 661 square feet in area and was chosen due
to placement space and safety issues, which were illustrated by the applicant in a previous
presentation to the Planning Commission.
Schumann noted that the Planning Commission previously approved a simple subdivision,
amendment to CUP for PUD, rezoning, and variance to setback to accommodate the proposed
sign. Due to a change in the application process regarding St. Henry's Catholic Church, the
rezoning, variance to setback and amendment to PUD are no longer applicable. However, with
St. Henry's choosing not to participate in the process, the variance to off-premise signage and
signage as a principal use of a parcel are required to accomplish the sign placement. Schumann
noted that a revised Memorandum of Understanding to resolve the issue of sign placement has
been prepared and has been attached for reference.
Planning Commission Minutes - 09/04/07
Schumann indicated that the approvals required to accommodate the proposed sign are now the
simple subdivision, which has been approved, and a variance to allow the sign as an off-site use e
on the newly subdivided parcel.
Schumann reported that the proposed sign has been revised since the last report to the
Commission. The proposed sign now meets ordinance requirements; variances are not needed for
height and area. In terms of the variance request, a hardship was created for the applicant with
the realignment of 7th Street. As part of this project, the St. Benedict's driveway was extended
and the existing sign was displaced. St. Benedict's does not have frontage on 7th Street, and an
easement is in place to accommodste their driveway. As such, an on-premise sign would not be
visible from 7th Street. Schumann stated that the Monticello Zoning Ordinance section 3-9[D]
prohibits off-premise signs. However, as St. Benedict's does not have frontage on 7'n Street, a
variance to allow an off-site sign as may be appropriate. The City will not set a precedent for
future variance requests for off premise signs due to the very specific and unusual nature of the
hardship. .
Chairman Dragsten opened the public hearing.
Hearing no further comments, Chairman Dragsten closed the public hearing.
Spartz stated the applicant had proved previously that there are clearly safety issues which warrant the
replacement of the sign at the proposed location.
Dragsten concurred that a hardship does exist, which supports the variance.
MOTION BY COMMISSIONER SPARTZ TO APPROVE THE REQUEST FOR A VARIANCE TO ..
ALLOW AN OFF-SITE SIGN ON THE SUBJECT PARCEL AS IDENTIFIED IN THE 09/04/07 -
STAFF REPORT, BASED ON FINDINGS AS FOLLOWS:
a. St. Benedict's only access to a public street consists of a private drive; St. Benedict's bas no
frontage on a public street.
b. The private drive was extended due to the realignment of7" Street.
c. The existing sign, which was at the corner of the private drive and previous alignment of 7"
Street, is no longer visible due to the realignment of 7th Street. The lack of signage has
presented a clear safety issue for the residents and visitors to the facility. Therefore, an undue
hardship was created by the realignment of 7" Street.
d. The proposed sign as shown in the exhibits for the 09/04/07 Planning Commission report will be
located at the corner of the private drive and realigned 7th Street and will allow traffic to route
safely into the approved PUD for St. Benedict's.
MOTION SECONDED BY COMMISSIONER VOIGill.
MOTION CARRIED, 5-0.
6. Public Hearing Consideration ofa request for Conditional Use Permit for Comorehensive Sign Plan
for a commercial/retail comolex in the Central Communitv District Aoolicant: Seluemed, LLC
Planner Holien presented the staff report. Holien stated that the ordinance requires that signage for a ..
use described as a shopping center or mall by code requires the consideration of a conditional use _
permit. The proposed use fits that description and therefore a CUP may be considered for determining
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Planning Commission Minutes - 09/04/07
the sign allowance for the entire building. Holien explained that Seluemed, LLC is requesting a
Conditional Use Permit for a Comprehensive Sign Plan for a multi-tenant retail/office building. The
building is designed with seven tenant spaces and is located at 508 State Highway 25 S. The site is
zoned CCD, Central Community District, and was formerly occupied by Maus Foods.
Holien reported that in determining the amount of allowed signage, a maximum of 5 percent of
the gross area of the front silhouette applies to the principal building where the total allowable
sign area is distributed among the several businesses. The proposed site has frontage on both
Highway 25 and Sixth Street. Therefore, both the northwest and south elevations have been
taken into account when determining the silhouette of the building. Based on the elevations
provided, the silhouette of these elevations has been calculated at 7,264 square feet. Holien stated
that the allowable wall signage for the site is 364 square feet. The applicant is proposing 358
square feet of wall signage, within the parameters of the ordinance.
Holien stated that the building may have one pylon or freestanding sign identifying the building. The
applicant is proposing to retain existing pylon, which is setback 19 from property line. They are
proposing a new face for the sign. For sites having Highway 25 frontage, the code allows a maximum
of 100 square feet and 22' in height. The sign meets the maximum size and height by ordinance.
Holien stated that the proposed pylon will have placards for up to 9 tenants and a message board.
Holien noted that the ordinance for temporary signs, which limits a building to 40 days, applies to the
entire site.
Holien indicated that as the signage plan meets all height and area requirements as defined by the
zoning ordinance, staff recommends approval as presented.
Chairman Dragsten opened the public hearing.
Hearing no comment, Chairman Dragsten closed the public hearing.
Gabler clarified that the conditional use permit is for signage only. Holien responded that was correct.
Bill Demueles, property owner and applicant representative, made himself available for questions.
Dragsten asked the applicant if they would be changing the fa9ade. Demueles confirmed. Dragsten
asked if the sign would be a clip-on or electronic message board. Holien indicated that it would not
make a difference in terms of the code. Demueles stated that they have not decided.
Voight stated that the proposed building improvements look good and that it is nice to see an existing
building be re-used.
MOTION BY COMMISSIONER VOIGHT TO RECOMMEND APPROVAL OF 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.
MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 5-0.
7.
Public Hearing - Consideration of a request for Conditional Use Permit for cross parking for a
proposed restaurantlbanquet facilitv in the Central Community District. Applicant: Masters 5th
Avenue
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Planning Commission Minutes - 09/04/07
Holien presented the staff report, stating that the applicant is seeking a conditional use permit for joint .
parking in order to accommodate a banquet or restaurant use. The applicant is not proposing any
exterior remodeling, but rather shifting the banquet space into the existing space.
Holien stated that the original site plan included 60 off-street parking stalls. By ordinance for the
CCD, the applicant only needs to provide 60% ofthe total required parking stalls. The total required
is 47 stalls for this application. As with the previous arrangement, 60% of the required is 29 parking
stalls. Including the previous spaces used by the office space, there are 12 stalls located on site for this
use. As part of the joint parking arrangement, the applicant is proposing to use 17 stalls at the David's
Photography site, located across Broadway, and 6 parking stalls at the NAP A site at 224 3,d Street
West. Holien reported that the applicant had indicated that the David's Photography spaces would be
used for employee parking.
Holien outlined the conditions of approval, referring to the cross-parking requirements of the
ordinance. She noted that at this time, the applicant hasn't provided hours of operation for the
proposed cross parking partners. Staff has asked the applicant to provide the hours. Due to the nature
of the uses, staff does not expect a conflict. Holien stated that the second ordinance requirement is a
for legal cross document, approved and executed by City Attorney. Holien reported that letters have
been provided, but if approved, the applicant will need to provide a legal agreement.
Holien stated that the banquet space use is supported by the comprehensive plan and that staff are
recommending approval, subj ect to conditions in Exhibit Z.
Voight asked about how parking would work for NAP A, as it shares space with the hardware store.
Voight asked about the influence on parking at those locations, particularly with seasonal displays.
Holien indicated that seasonal uses would be reviewed with temporary permits. This cross-easement A
would supercede that and be accounted for in calculating remaining space available for the seasonal .
permit.
Gabler asked about safety for the parking across Broadway. She questioned whether there is a clearly
marked crosswalk. Holien stated that she was unsure. However, the David's Photography parking
was to be employee parking only. Holien noted that there is no crosswalk to the NAPA.
Dragsten asked if David's Photography has the stated number of parking spaces available and
questioned the hours of operation. Stumpf clarified that the parking stalls indicated are present.
Chairman Dragten opened the public hearing.
David Hytstten, David's Photography, spoke to the Commission. He stated that there are four
businesses located in his building. All are professional offices. He indicated that use of all the stalls is
very rare. He stated that peak use is almost always during the day. Hytsten stated that he sees no
conflict with the hours. He also noted that there are two crosswalks for Broadway at this location and
that they are clearly marked.
Chairman Dragsten closed the public hearing.
Dragsten stated that the main requirement to be satisfied is for the applicant to provide the hours of
operation for cross-parking businesses.
Barry Fluth, property owner, presented hours of operation for the stated businesses. Fluth also
presented a letter from nine other downtown business owners supporting the change.
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Planning Commission Minutes -:- 09/04/07
Dragsten asked Fluth if he is familiar with Exhibit Z. Fluth confIrmed. Dragsten inquired if Fluth
would be expanding into the vacated office area. Fluth replied that they would be.
Hilgart asked if a current business within the building is expanding. Fluth answered that was correct.
Dragsten asked for the hours of operation to be reviewed by the time the item got to the City Council.
MOTION BY COMMISSIONER HILGART TO RECOMMEND APPROVAL OF THE REQUEST
FOR A CONDITIONAL USE PERMIT FOR OFF-SITE PARKING FOR LANDMARK SQUARE,
BASED ON A FINDING THAT THE PROPOSED ARRANGEMENT IS CONSISTENT WITH
THE CONDITIONS OF APPROVAL AND WILL NOT HAVE AN ADVERSE AFFECT ON THE
SURROUNDING AREA, SUBJECT TO THE CONDITIONS OUTLINED IN EXHffiIT Z AS
FOLLOWS:
I. The applicant shaIl provide information on the hours of operation for all interested parties.
2. A properly drawn legal instrument executed by the parties concerned for joint use of off-street parking
facilities shall be provided. Said legal instrument shall be approved by the City Attorney, filed with
the City Administrator and recorded with the County Recorder, Wright County.
3. The applicant shall comply with all conditions of previously approved permits as they relate to the site.
MOTION SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED, 5-0.
8.
Public Hearing - Consideration of a request for Reolat and Final Plat for First Minnesota Bank
Commercial. a commercial plat in the CCD (Central Communitv District). Applicant: I" Minnesota
Bank
Holien reviewed the staff report, stating that the applicants are requesting approval for a two-lot
subdivision and variance for additional curb cut. The subject site is located in the southeast comer
of the intersection of Highway 25 and 4th Street East. The site is 43,771 square feet in size and is
zoned CCD, Central Community District.
Holien stated that the_Comprehensive Plan designates this area for a mix of land uses. She
indicated that the purpose of the CCD District is to implement the plans and policies of the
Monticello Downtown Revitalization Plan and to establish and continue development of a
traditional downtown area in Monticello's primary commercial core.
The applicant is proposing to consolidate three existing lots for the purpose of subdividing them
into two lots. Holien explained that the site is currently platted as lots 7, 8, 9, and 10 of Block 16
of the original Monticello Plat. Lot I, Block 1 is approximately 35,684 square feet in area. Lot 1,
Block 2 is approximately 8,087 square feet in area.
Holien noted that the narrative submitted by the applicant states that the subdivision is being
proposed to provide a new entrance into First Minnesota Bank. Currently, traffic into the site
utilizes an existing access of Highway 25. A second access is located off 4th Street East, intended
for use as an exit from the drive through. This access is prefaced with a "DO NOT ENTER" sign
facing 4th Street. The applicant has cited safety concerns with this confIguration, as cars often
attempt to enter the site from the 4th Street access, interfering with traffIc exiting the drive
through lanes.
Holien indicated that the proposed Lot 1, Block I contains the First Minnesota Bank, accessory
parking and drive through facilities, a garage, and three sheds. The existing conditions on the
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Planning Commission Minutes - 09/04/07
bank site are not changing as a result of the subdivision. The proposed Lot 2, Block I contains a
single family home. As part of the project, the applicant is proposing to move the garage onto ..
Lot 2. All three sheds will be demolished and removed. ..
In terms of parking, Holien stated that the existing bank building is approximately 5,024 square
feet in area. The parking lot accessory to the use contains 19 stalls. A minimum of 25 spaces is
required for the use. Holien reported that a reduction to the required number of parking stalls
was approved as part of the initial CUP for the site to allow a larger public open space. The
applicant is now proposing to construct 8 additional parking stalls to the east, for a total of 27
stalls. The applicant is therefore satisfying the minimum requirement.
Holien stated that no additional landscaping is proposed as part ofthe project. However, staff
recommends that the applicant provide plantings along the east side of the proposed drive, in
addition to the six foot fence. Evergreen trees or similar dense plantings in this area will further
assist in buffering the proposed driveway from the single family home to the east. Staff
recommends that the applicant also provide plantings on the west side of the proposed driveway,
adjacent to the existing single family home on Lot 2, Block I. No photometric plan was
submitted with the application. Therefore, it appears as though no additional lighting is proposed
for the site. Any lighting proposed for the site shall be required to comply with Chapter 3 Section
2-H of the Zoning Ordinance. Holien also noted that no additional signage has been proposed.
Holien reviewed access and circulation for the proposed configuration, stating that the bank site
currently has access off Highway 25 to the west side of the site, and off 4th Street on the north
side of the site. The 4th Street access is intended for egress, for cars exiting the drive through
lane. As stated above, the applicant has cited safety concerns with this configuration, as cars
often attempt to enter the site from the 4th Street access, interfering with traffic exiting the drive
through lanes. The applicant has also cited safety concerns with the access off Highway 25,
particularly with left-turn movements.
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The applicant is proposing an additional access off 4th Street, in the northeast corner of the site.
This access will be located east of the single family home, approximately 135 feet east of the
existing 4th Street driveway. The access is proposed to be approximately 38 feet east of the
driveway for the single family home. This driveway will be used for ingress and egress and is
proposed at a width of 24 feet, wide enough for two lanes of traffic. The curb cut is 10 feet from
the side lot line. The driveway curves to the west, connecting with the existing bank parking lot.
A privacy fence six feet in height is proposed on the east side of the driveway, buffering the drive
from the existing house to the east.
Holien stated that the bank property is entitled to one curb cut for each 125 feet of street frontage.
Lot I, Block I has approximately 198 feet of frontage along 4th Street. A total of250 feet of
street frontage is required for a second curb cut on 4th Street. A variance is required to
accommodate the proposed curb cut. The site has a total of 365 feet of street frontage, including
frontage along 4th Street and Highway 25.
The single family home has a single access off 4th Street, approximately 190 feet east of the
intersection of 4th Street and Highway 25. The existing curb cut is approximately 10 feet in
width. As proposed, the subdivision will result in a side yard setback of 4 feet for the driveway.
The required setback for curb cuts in residential districts is 3 feet. The subject site is a residential
use in the CCD. Therefore, the proposed setback may be appropriate.
Holien stated that City staff agree with traffic safety for Highway 25, which supports the additional ..
driveway on 4th. However, staff is concerned that the plan presented does not eliminate hardship the ..
cited for Highway 25. She stated that staff are therefore recommending removing the access on
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Planning Commission Minutes - 09/04/07
Highway 25. MnlDOT would be supportive of elimination of the access. With that notation, Holien
stated that staff are recommending approval, with the conditions as noted.
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Voight inquired if the new driveway is an entrance and exit. Holien replied that it is. Voight asked if
it had been discussed to have an entrance only on 4th Street. Holien noted that conversation had been
held, but the bank preferred the current configuration due to circulation patterns. Holien noted that the
ATM is located on the drive through.
Chairman Dragsten opened the public hearing.
Bob Viering, president of I" MN Bank, 104 E. 4th Street, and Jon Bogart, Bogart Pederson, civil
engineers for the site, addressed the Commission.
Bogart commented that he appreciates staff's comments. However, he stated that he would like to
propose an alternative on Highway 25, which is to keep the access open but change it to a right-in
only. Bogart stated that this is really the way traffic circulates through the site now. He indicated that
the primary issue is that people are using the drive-through exit as an entrance, There is also a danger
in letting traffic back up onto 25. However, if the Highway 25 access is closed completely, the bank
loses usage of the last couple of parking spaces. Additionally, Viering noted that a great deal of traffic
comes in and flows through the site from that direction. Viering stated that the right-in condition off
Highway 25 would alleviate many of the issues, but still accommodate this movement.
Voight asked how the new configuration would be advertised to customers. Viering stated that the
bank had planned on mailings and stuffers to let them know.
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Dragsten stated that they would need to modify their Highway 25 driveway. Voight stated that he can
see existing customers turning in, realizing their mistake and getting stuck and then backing up traffic.
Stumpf stated that customers will try that movement more than once, unless the applicant comes up
with a way to only make a right turn, which this configuration doesn't seem to show. Voight clarified
that Stumpf is talking about entering off southbound Highway 25 only. Stumpf stated that he is
talking about both. Bogart stated that there will be a sign on the pavement. Bogart stated that with the
realignment of the entrance, drivers will think twice about doing that more than once. Viering stated
that only a small percentage of persons make that turn now. Stumpf and Bogart stated that they now
go in through the out because the left hand turn is so dangerous. Bogart stated that what they are trying
to do is eliminate a lot of the concern about the left-hand tum from Highway 25. Stumpf asked if
MnlDOT is even agreeable to this plan. Holien noted that the plan is subject to MnlDOT approval.
Stump asked how wide the curb cut is. Bogart responded that it is 24'. Sturnpf stated that he would
like to see it remain open, although an island is needed.
Dragsten asked why the bank is keeping the existing house. Viering stated that at this time, they are
not sure what they will do with the house long-term. He indicated that they have a residential tenant
for the next nine months. He stated that at this time, the bank has no desire to make it commercial, as
there is not enough space for parking, and it would require too many changes to make it commercial.
However, Viering stated that the house is structurally sound. Dragsten commented that it is a nice
older home. Dragsten noted that this becomes a legal non-conforming lot. Holien noted that there is
no minimum lot area requirement in CCD.
Viering noted that he has talked with the neighboring property owner regarding fencing, buffering and
lighting.
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Dragsten confirmed that the applicant had seen Exhibit Z. Viering confirmed and stated that the
conditions present no issues, except as related tot eh Highway 25 access.
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Planning Commission Minutes - 09/04/07
Stumpf stated that conditions 2 and 4 are contingent on condition I. Dragsten confirmed that if the a
Commission chose to elinrinate number I, 2 and 4 would also be eliminated. ..
Holien noted that City Engineer Westby had an opportunity to review the plan as proposed. All
conditions from his memo are still applicable. Westby did indicate that a right tum in only would
alleviate a majority of concerns.
David Hytslten, owner of David's Photography, spoke to the Commission and indicated that he is a
customer of I" MN. He stated that he does come from north and if he had an alternative entrance, he
would use it.
Hearing no further comment, Chainnan Dragsten closed the public hearing.
Voight asked what the amended conditions would read. Holien responded that they would allow a
right-in only off of Highway 25. Voight stated that it would also be dependent on Mn/DOT approval.
Holien confirmed. Holien noted that as previously stated, if condition I changes, condition numbers 2
and 4 can be removed. Dragsten stated Mn/DOT approval would be added as a separate condition.
Hilgart stated that he doesn't know if it is a good idea to leave the entrance as right-in only, as it would
create more traffic volume for the adjacent house.
Voight asked if Commission should add a condition regarding driveway width. Holien suggested that
the City Engineer should review that item. Hilgart stated that the narrower the drive, the more it will
discourage the left-in.
MOTION BY COMMISSIONER SPARTZ TO RECOMMEND APPROVAL OF THE e
PRELIMINARY PLAT, BASED ON A FINDING THAT THE PROPOSED USE IS
CONSISTENT WITH THE INTENT OF THE CCD DISTRICT AND THE SUBDIVISION
ORDINANCE, SUBJECT TO THE CONDITIONS OUTLINED IN THE AMENDED
EXHIBIT Z AS FOLLOWS.
1. The existing access off Highway 25 shall be revised to alleviate safety concerns with a right-in only
configuration.
2. Cal1flect p..elie si"cwalk an" pra,.-i". fer Eifai1lllge threagh aoeess sle....." laealieR.
3. Provide typical section of driveway, including pavement and curb and gutter designs.
4. Modify plaRs \a show feme,,,I" req..iFe" at TII 25 ooee,. leealia...
5. Buffer landscaping shall be required on either side of the proposed driveway to provide a buffer from
the existing single family homes.
6. Any lighting proposed for the site shall comply with Chapter 3 Section 2-H of the Zoning Ordinance.
7. The Highway 25 access configuration is contingent on MN/DoT approval.
MOTION SECONDED BY COMMISSIONER GABLER. MOTION CARRIED, 5-0.
MOTION BY COMMISSIONER VOIGHT TO APPROVE THE VARIANCE FOR A SECOND
CURB CUT FOR A SITE WITH LESS THAN 250 FEET OF STREET FRONTAGE, BASED ON A a
FINDING THAT AN UNDUE HARDSHIP EXISTS AND THAT APPLICANT DOES NOT HAVE ..
REASONABLE USE OF THE PROPERTY, SUBJECT TO CONDITIONS OUTLINED IN THE
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Planning Commission Minutes - 09/04/07
AMENDED EXHIBIT Z AS FOLLOWS.
The existing access off Highway 25 shall be revised to alleviate safety concerns with a right-in only
configuration.
CSfiIleet palllie Dide',:alk an<! previde f<lr ar-amage Ih<e..gh aeeeSG ele....o leealiaR.
Provide typical section of driveway, including pavement and curb and gutter designs.
Meai!';' plans te shew fome':als reEjuired at TR 25 aeeeGS leealieR.
Buffer landscaping shall be required on either side of the proposed driveway to provide a buffer from
the existing single family homes.
Any lighting proposed for the site shall comply with Chapter 3 Section 2-H of the Zoning Ordinance.
The Highway 25 access configuration is contingent on MNlDoT approval.
MOTION SECONDED BY COMMISSIONER HILGART. MOTION CARRIED, 5-0.
9. Public Hearing - Consideration of a reauest for Preliminary Plat for the orooosed River City Station. a
commercial olat in a B-3 !Highway Business) District. and a reauest for rezoning from B-3 (Highway
Business) to B-4 (Regional Business). Aoolicant: Chelsea Road. LLC
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Holien reported that the applicant had requested continuing this item to the October meeting for the
purpose of providing a revised plan addressing staffs comments.
MOTION BY COMMISSIONER VOIGHT TO CONTINUE THE REQUEST FOR PRELIMINARY
PLAT FOR THE PROPOSED RIVER CITY STATION, A COMMERCIAL PLAT IN A B-3
(HIGHWAY BUSINESS) DISTRICT, AND A REQUEST FOR REZONING FROM B-3
(HIGHWAY BUSINESS) TO B-4 (REGIONAL BUSINESS).
MOTION SECONDED BY COMMISSIONER GABLER. MOTION CARRIED, 5-0.
10. Public Hearing - Consideration of a reauest for Conditional Use Permit for Ooen and Outdoor Storage
in a B-3 !Highway Business) District. Aoolicant: Olson Prooerty Management
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Schwnann reported that the application is complete, but that the applicant had requested continuing to
allow for additional review.
MOTION BY COMMISSIONER HILGART TO CONTINUE THE REQUEST FOR
CONDITIONAL USE PERMIT FOR OPEN AND OUTDOOR STORAGE IN A B-3 (HIGHWAY
BUSINESS) DISTRICT.
MOTION SECONDED BY COMMISSIONER VOIGHT. MOTION CARRIED, 5-0.
Public Hearing - Consideration of a request for amendment to the Monticello Zoning Ordinance
Section 3-9rEl as related to the regulation oforoiecting signage in the Central Community District.
Apolicant: Monticello Planning Commission
Schumann reviewed the staff report, stating that the Design Advisory Team had met on July 10"
in relationship to a sign pennit application for the former Sterns & Vines location in Monticello.
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Planning Commission Minutes - 09/04/07
The sign proposed is a projecting sign, which is prohibited in most of the City, with the exception
of a small portion of the Central Community District, the "Broadway Downtown District".
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Schumann reported that in reviewing the sign application, the Design Advisory Team requested
that the Planning Commission call for a public hearing to strike the "Broadway Downtown
District" clause from the ordinance regulating projecting signs. Striking that clause would allow
projecting signs in all of the CCD, in addition to other signs allowed by ordinance.
Schumann referenced the Zoning Ordinance, stating that Proj ecting signs are defmed by the as a
sign, other than a wall sign, which is affixed to a building and which extends perpendicular from
the building wall, including, but not limited to overhanging signs.
The amendment would not change overall ordinance requirements for projecting signs. Under the
amendment, signage must also meet total square footage requirements for all signs, including
free-standing, projecting and wall signage, no matter what their combination of signage.
Voight inquired how any potential proliferation of signs may have a negative impact on the
downtown. Schumann stated that these signs may impact one's view of the streetscape. Voight
questioned the need to limit the number of signs to one per business or two per building. Schumann
clarified that this limitation was again to avoid clutter.
Hilgart stated that the signs should be hung so as to not interfere with street traffic.
MOTION BY COMMISIONER HILGART RECOMMEND APPROVAL OF THE
AMENDMENT OF SECTION 3-9[E] AS RELATED TO THE REGULATION OF
SIGNAGE IN THE CENTRAL COMMUNITY DISTRICT.
.
MOTION SECONDED BY COMMISIONER GABLER. MOTION CARRIED, 5-0
12. Consideration to review for discussion an inventory of development entrance monuments.
Schumann presented the staff report, referring to an inventory prepared for the Commission which
included the name of the development, location of sign, and property owner for all residential
development monuments.
Voight asked if the City was taking the position to deter applicants from installing these signs.
Schumann stated that, pending future residential development, the City would not be inclined to allow
further monument signs on private property.
13. Consideration to review for discussion an inventory ofCitv tasks and activities.
Schumann reported that City Administrator O'Neill had prepared a comprehensive listing of items and
activities that the City was considering for the future, or items that were already in progress. O'Neill
has asked that the Commission members provide any input on other items they would like to be listed.
14. Downtown sign illumination.
Anderson requested that the Planning Commission provide assistance to DAT group in terms of
interpretation on the illumination of signage in the downtown area. The code is unclear in the
determining method and means of sign illumination. Holien stated that she could prepare a memo and
present a brief description. Dragsten stated that it is his understanding that signs on Broadway must be .
lit with exterior lighting. Beyond that, it was more case-by-case. Stumpf stated that anything that
came off the wall toward the street, those had to be externally illuminated. Neon was prohibited.
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Planning Commission Minutes - 09/04/07
Pylons can be internally lit because it is not an overhanging sign. Dragsten stated that the downtown
was intended to be a walking district, and signs should be consistent with that.
Dragsten stated that the interpretation should be provided for October.
Adioum
MOTION BY COMMISSIONER SPARTZ TO ADJOURN.
MOTION SECONDED BY COMMISSIONER DRAGSTEN. MOTION CARRlED.
Recorder
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Planning Commission Agenda- 10/02/07
5.
Public Hearin2 - Consideration of a request for Preliminary Plat for the
proposed River City Station. a commercial plat in a B-3 (Hi2hwav Business)
District. and a request for rezonin2 from B-3 (Hi2hwav Business) to B-4
(Re2ional Business). Applicant: Chelsea Road. LLC. (NAC)
BACKGROUND
Chelsea Road, LLC has applied for Preliminary Plat approval for River City Station,
commercial subdivision consisting of twelve lots. The applicant has also applicant
for rezoning from B-3, Highway Business to B-4, Regional Business. The site is
located in the southeast comer of the intersection of Cedar Street and Chelsea Road.
The gross area of the site i .
s 18.29 acres.
Comprehensive Plan. The subject site is guided for commercial land uses in the
Comprehensive Plan.
Zoning. The applicant is requesting rezoning to B-4, Regional Business. The
purpose of the B-4 regional business district is to provide for and limit the
establishment of motor vehicle oriented or dependent commercial and service
activities.
The site is currently zoned B-3, Highway Business. The purpose ofthe B-3 District
is also to provide for and limit the establishment of motor vehicle oriented or
dependent commercial and service activities.
ANALYSIS
The applicant is proposing a commercial plat consisting of 12 lots on an 18.29 acre
site. The site is proposed to be platted as Lot 1-5 of Block 1 and Lots 1-7 of Block 2.
Block 1 is located on the west side of the site, and Block 2 is located on the east side
of the site. Proposed lot sizes range from a minimum of. 75 acres to a maximum of
2.48 acres. One of the largest lots, Lot 6, Block 2 is proposed at 2.38 acres and will
contain a detention pond on the north half ofthe site to accommodate stormwater.
As part of the preliminary plat, the applicant is requesting vacation of a 6,093 square
foot piece of right-of-way in the northeast comer of the site, at the intersection of
Chelsea Road and Edmondson A venue. The requested vacation is proposed to
square-off the site in this location. The applicant is also proposing a slight adjustment
to the existing lot line along the west boundary of the site. This adjustment results in
vacation a 2,933 square foot section of Cedar Street right-of-way.
Rezoning. The applicant is requesting rezoning from B-3, Highway Business to B-4,
Regional Business. The Comprehensive Plan designates the site for commercial land
uses, and the requested B-4 designation is generally consistent with the intent of the
Comprehensive Plan. While the purpose of the B-3 and B-4 Districts are identical,
"'~+~!i)~''''
Planning Commission Agenda - 10/02/07
the B-4 Zoning District allows for a wider variety of commercial uses. All uses
allowed in the B-4 District would again be consistent with the Comprehensive Plan e
designation for the site. The site is bordered by land designated for commercial land
uses to the north, south, and west.
Lot Requirements and Setbacks. No minimum lot area, lot width, or setback
requirements apply to the B-4 District. Additionally, no structures have been sited on
the proposed lots. The applicant is proposing a minimum lot width of 122 feet, and a
minimum lot size of. 75 acres, or 32,670 square feet. While the applicant is
requesting rezoning from B-3 to B-4, the B-3 District requires a minimum lot width
of 100 feet. The applicant has exceeded the minimum requirement for the current
zoning designation with all lots.
Any future buildings proposed for the site shall be evaluated on their own merit at the
time of development to ensure that each lot will function properly with adequate
space for required parking and landscaping.
Access. Primary access to the site is provided via a north-south street, 60 feet in
width, ending in a cul-de-sac. This access drive is proposed to be paved to
approximately 32 feet in width. A right-turn lane onto Chelsea Road has been
provided for. Additional accesses are provided off Cedar Street. The applicant is
proposing two shared drives off Cedar Street, extending east into the site. The width
of these drives has not been specified. The applicant has also noted shared access at
two locations off Edmondson Avenue, extending west into the site. Internal access e
drives off the north-south street are anticipated, but have not been indicated on the
plat. Conditional Use Permits for all shared access arrangements will be required at
the time of development.
As part ofthe plat, the applicant is proposing to dedicate the Chelsea Road easement
currently running along the north side of the property to right-of-way. The affected
area is 92,510 square feet in area.
Signage. The applicant has not proposed any signage as part ofthe Preliminary Plat.
However, a monument sign easement has been noted in the northwest comer of the
site. Said easement is partially located within the City's drainage and utility
easement. Signs are not allowed within the easement area.
Any future signage proposed for the site shall be required to comply with Section 3-9
of the Zoning Ordinance relating to signs, and must be processed as a separate
application.
Landscaping. The applicant has not submitted a landscape plan as part of the
application package. Minimum landscaping requirements for commercial sites are
based on total site perimeter or total building area. In that regard, a landscape plan
may be premature at this point. Staff recommends that an individual landscape plan
be provided for each lot at the time that lot develops. e
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Planning Commission Agenda - 10102107
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Grading and Drainage. The City Engineer has reviewed the plans for all grading,
drainage, and utility issues and offers the following comments:
1. Verify all drainage and utility easement widths shown in plan. Several appear
to be incorrect.
2. Revise drainage and utility easement in SW corner of plat, Lot 5, Block 1.
Does not meet required minimum width.
3. Revise right-of-way width of access road. Plans show 60-feet of right-of-way
but we require 80-feet for commercial roadways per City Standard Plat No.
5002. The City may allow a width less than 80-feet if the roadway does not
connect to the undeveloped parcel to the south. Or, we could add something
to the Development Agreement stating that if the road connects to the south in
the future the developer will be required to provide additional roadway right-
of-way at that time.
4. If, updated drainage computations were not submitted to WSB for review after
the pond was redesigned, please submit updated drainage computations to the
City.
5. Provide utility profile plan sheets for sanitary sewer, storm sewer and
watermain, including crossing conflict locations.
Utilities. The City Engineer has reviewed the Utility Plan and offers the following
comments:
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1. Revise stormwater pond clay lining depth from 2-inches to 2-feet.
2. Revise right-of-way width per note 3 for plan sheet 4 of 12 above.
3. Concrete sidewalk must be located within roadway right-of-way.
4. Provide design information for the median island curb and gutter.
5. Each lot will require utility services.
6. Provide calculations verifying that watermain is adequately sized for its
service area. Consider required fire flows by contacting our Fire Chief at 763-
295-4111 for required flow rates.
Recording. If the final plat is approved by the City Council, the subdivider shall
record it with the Wright County Recorder within 100 days after said approval. If the
subdivider fails to so record the final plat, the approval shall be considered void,
unless a request for time extension is submitted in writing and approved by the City
Council prior to the expiration of the 100 day period.
ALTERNATIVE ACTIONS
Regarding the request for rezoning from B-3, Highway Business, to B-4, Regional
Business, the City has the following options:
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Planning Commission Agenda - 1 0/02/07
1. Motion to recommend approval ofthe rezoning from B-3 to B-4, based on a e
finding that the requested zoning designation is in compliance with the
Comprehensive Plan and will not have an adverse affect on surrounding
properties.
2. Motion to recommend denial of the rezoning from B-3 to B-4, based on a
finding that the existing zoning is appropriate for the site and requested
rezoning is consistent with the surrounding area.
Regarding the request for preliminary plat approval for River City Station, a
commercial plat resulting in 12 lots, the City has the following options:
I. Motion to approve the Preliminary of River City Station, subject to a finding
that the proposed use is consistent with the intent of the B-4, Regional
Business District, and the Comprehensive Plan, subject to the conditions
outlined in Exhibit Z.
2. Motion to deny the Preliminary and Final plat, based on a finding that the
proposed use is not consistent with the intent ofthe B-4 District.
RECOMMENDATION
The applicant is requesting rezoning of the site from B-3, Highway Business to B-4, e
Regional Business. The subject request is consistent with the intent of the
Comprehensive Plan, and it not expected to have a detrimental effect on surrounding
properties. Upon review of the proposed plat, staff finds that it is consistent with the
performance requirements of the existing B-3 District, which are more restrictive than
the requested B-4 zoning designation. Therefore, staff recommends approval of the
preliminary plat, subject to the condition identified in Exhibit Z.
SUPPORTING DATA:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Existing Conditions
Neighborhood Context
Preliminary Plat
Grading and Drainage Plan
Utility Plan
Erosion Control and Restoration Plan
S.W.P.P.P
Details
Memo from Bruce Westby, City Engineer, dated September 25,2007
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Planning Commission Agenda - 10/02/07
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EXHffiIT Z
Conditions of Approval
I. The applicant shall comply with all recommendations of the City Engineer, as
outlined in the September 25,2007 memo from Bruce Westby.
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September 25, 2007
Y'6'"'" .
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MONTICELLO
Ms Kimberly Holien
Northwest Associated Consultants, Inc.
4800 Olson Memorial Highway, Suite 202
Golden Valley, MN 55422
Re: River City Station Plan Review
City of Monticello Project No. 2007-019
Dear Ms Holien:
On September 17, 2007 the City of Monticello received a set of updated civil plans for the above
referenced project. Upon reviewing the plans the Engineering Department offers the following
comments:
e
General Notes
1. Were updated drainage computations submitted to WSB for review after the pond was
redesigned? Ifnot, please submit updated computations to the City and copy Phil Elkin
with WSB and Associates.
2. Provide utility profile plan sheets for sanitary sewer, storm sewer and watermain,
including crossing conflict locations.
Plan Sheet 4 of 12
1. Verify all drainage and utility easement widths shown in plan. Several appear to be
incorrect.
2. Revise drainage and utility easement in SW corner of plat, lot 5, block 1. Does not meet
minimum required width.
3. Revise right-of-way width of access road. Plans show 60-feet of right-of-way but we
require 80-feet for commercial roadways per City Standard Plate No. 5002. The City may
allow a width less than 80-feet if the roadway does not connect to the undeveloped parcel
to the south. Or, we could add something to the Development Agreement stating that if
the road connects to the south in the future the developer will be required to provide
additional roadway right-or-way at that time.
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Plan Sheet 5 of 12
1. Revise stormwater pond clay lining depth from 2-inches to 2-feet.
2. Revise right-of-way width per note 3 for plan sheet 4 of 12 above.
3. Concrete sidewalk must be located within roadway right-of-way.
4. Provide design information for the median island curb and gutter.
Monticello City Hall, 505 Walnut Street, Suite I, Monticello, MN 55362-8831 . (763) 295,2711 . Fax (763) 295-4404
Office of Public Works, 909 Golf Course Rd" Monticello, MN 55362' (763) 295-3170 . Fax (763) 271-3272
-f' ,,-'j
..1--. .....
Kimberly Holien
September 25, 2007
Page 2
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Plan Sheet 6 of 12
I. Each lot will require utility services.
2. Provide calculations verifYing that watennain is adequately sized for its service area.
Consider required fire flows by contacting our Fire Chief at (763) 295-4111 for required
flow rates.
Plan Sheets 9 to 12
1. Update Standard Plate No. 5015. Updated plates available from City upon request.
The City's Engineering Consultant, WSB and Associates, has reviewed the updated plans and
previously submitted drainage computations and may provide additional comments. Please can
me at 763-271-3236 should you have any questions regarding any ofthe comments above.
Sincerely,
CITY OF MONTICELLO
/~~
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Bruce Westby, P.E.
City Engineer
cc: Jeff O'Neill, City Administrator
Angela Schumann, Community Development Coordinator
John Simola, Public Works Director
, Steve Joerg, Fire Chief
Shibani Bisson, WSB and Associates
Phillip Elkin, WSB and Associates
Nick Nowacki, Meyer-RoWin
Project File
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tit
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Planning Commission Agenda. 10/02/2007
6.
Continued Public Rearin!!: - Consideration of a reQuest for a Conditional Use Permit
for Open and Outdoor Stora!!:e in the B-3 District. Applicant: Olson Property
Manal!ement (NAC).
BACKGROUND
Olson Property Management is applying for a Conditional Use Permit for Open and
Outdoor Storage to allow for the storage of vehicles in the rear yard of the property.
The subject site is located at 19 Sanberg Road and is 4.58 acres in size. The property
is zoned B-3, Highway Business.
ANALYSIS
The applicant is requesting a CUP for Open and Outdoor Storage to allow exterior
storage of vehicles related to Jerry's Towing and Repair. Jerry's Towing and Repair
will also be leasing a small space within the principal building for an office. A
similar Conditional Use Permit was previously approved for the site, but has since
expired due to non-use. The site currently contains a 6,400 square foot storage area
in the rear yard of the site, south of the existing building. Jerry's Towing will be
utilizing the south half of this storage space, approximately 3,200 square feet in area.
The site is currently in violation of the Ordinance by operating the proposed use
without a Conditional Use Permit.
In addition to the outdoor storage area, the site contains a large bituminous parking
area, a building approximately 7,176 square feet in area, and part ofa wetland.
Access is provided via a driveway extending west into the site from Marvin Road.
Existing Conditions. The applicant is currently storing a variety of items on the site,
outside of the existing fenced storage area. As a condition of any approval for the
proposed CUP, the applicant shall be required to clean up the site, transferring any
items that are not used on a regular basis into the storage area. The applicant has
indicated that items used regularly include vehicles and trailers. All other items shall
be moved into the fenced storage area.
Conditional Use Permit. Open and outdoor storage is permitted as a conditional use
in the B-3 District, provided that:
I. The area is fenced and screened from view of neighboring residential uses or
if abutting an R district in compliance with Chapter 3 Section 20 of this
ordinance.
Comment: The site does not abut any residential uses or residentially zoned
property.
2. Storage is screened from view from the public right of way.
1
.~...,-' -,
Planning Commission Agenda- 10/02/2007
Comment: The storage area is surrounded by an existing chainlink fence with slats. .-
The applicant is not proposing any changes to the existing fence as part of the _
application.
3. Storage area is grassed or surfaced to control dust.
Comment: The storage area is currently surfaced with crushed concrete. In a
narrative submitted by the applicant, it is indicated that 3.4 loads of crushed concrete
were recently added to the site.
4. All lighting shall be hooded and so directed that the light source shall not be
visible from the public right of way or from neighboring residences and shall
be in compliance with Chapter '3 Section 2 H of the Zoning Ordinance.
Comment: No additional lighting is proposed for the site as part of the project. If at
any time additional lighting is proposed, said lighting shall be required to comply
with Chapter 3 Section 2 H of the Zoning Ordinance.
Parking. The parking requirement for office uses is three spaces plus one space for
each 200 square feet of gross floor area (minus 10 percent). The parking requirement
for retail stores and service establishments with 50 percent or more of gross floor area
devoted to storage, warehouses, and/or industry is at least eight spaces or one space
for each 200 square feet devoted to public sales or service plus one space for each 500 .-
square feet of storage area. Based on information in the floor plan provided by the _
applicant, the parking requirement for the site is as follows:
Use
Floor Area
253 s uare feet
1,620 s uare feet
3,312 s uare feet
5s
9s
7s
21 s
Office S ace
Retail
Warehouse/Sho
Total Re uired
As stated above, the site contains a large bituminous parking area on the east side of
the principal building. However, the parking lot is not striped to delineate available
parking stalls. Section 3-5 [D] (9) (1) of the Zoning Ordinance states that, except for
single, two. family, and townhouses, all parking stalls shall be marked with white
painted lines not less than four inches wide. Each of these striped parking stalls shall
be a minimum of 9 feet wide and 20 feet in length exclusive of access aisles. To
accommodate the existing parking needs and the additional parking expected for the
Jerry's Towing use, the applicant shall be required to stripe the parking lot,
delineating a minimum of 21 spaces as a condition of approval.
Wetland. The City Engineer, Bruce Westby, performed a site visit in reference to the
existing wetland on the site. Based on a field review, the City Engineer has
determined that stormwater runoff from this site drains almost exclusively into the
wetland immediately south of the site. This wetland is listed on the National Wetland e
2
Planning Commission Agenda- 10/02/2007
e
Inventory and as such, the applicant should not be allowed to intensifY the site
without providing a plan for managing stormwater runoff. Based on the proposed use
of the site, greater levels of pollutants could potentially enter the wetland.
Based on these findings, the City Engineer has recommended that the applicant's
request be denied at this time. As part of any future application, the applicant should
provide a plan to the City addressing how the additional stormwater runoff from their
site will be directed away from the wetland, or provides the City with topographical
information supporting their assertion that runoff from their site does not and will not
drain into the wetland.
AL TERNA TIVE ACTIONS
Regarding the request for a Conditional Use Permit for Open and Outdoor Storage,
the City has the following options:
1. Motion to approve the request for a Conditional Use Permit for Open and
Outdoor Storage, based on a finding that the proposed use is consistent with
the conditions of approval and the performance requirements for the B-3
District, subject to the conditions outlined in Exhibit Z.
e
2. Motion to deny the request for a Conditional Use Permit for Open and
Outdoor Storage, based on a finding that the proposed use is not consistent
with the performance requirement of the B-3 District and it will have a
detrimental affect on neighboring properties and wetlands.
RECOMMENDATION
Regarding the requested Conditional Use Permit for Open and Outdoor Storage, staff
does not recommend approval at this time. It appears as though runoff from the site
drains into the nationally protected wetland to the south. Due to the nature of the
proposed use, an increase in the volume of runoff entering the wetland could result in
greater levels of pollutants entering the wetland. In that regard, staff does not
recommend approval of the CUP as proposed, based on a finding that stormwater
runoff from the use will be detrimental to the protected wetland and surrounding area.
Staff recommends that any future applications for the site include a plan to the City
addressing how the additional stormwater runoff from their site will be directed away
from the wetland, or provide the City with topographical information supporting the
applicant's assertion that runoff from the site does not and will not drain into the
wetland.
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3
Planning Commission Agenda- 10/02/2007
SUPPORTING DATA:
Exhibit A: Applicant narrative
Exhibit B: Site plan
Exhibit C: Site photos
Exhibit D: Aerial photos
Exhibit E: Floor plan
Exhibit F: Drainage images
Exhibit G: Memo from City Engineer dated September 27,2007.
4
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Property Location: 19 Sandberg Road
Monticello, MN 55362
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September 27, 2007
MONTICELLO
Ms Kimberly Holien
Northwest Associated Consultants, Inc.
4800 Olson Memorial Highway, Suite 202
Golden Valley, MN 55422
Re: Olson Property Management
Open & Outdoor Storage CUP Application
City of Monticello Project No. 2007-021
Dear Ms Holien:
I recently visited the site where the proposed open & outdoor storage for the project referenced
above would occur. Based on my field review I believe that the stormwater runoff from this site
drains almost exclusively into the wetland immediately south of the site. This wetland is listed
on the National Wetland Inventory and as such the applicant should not be allowed to intensifY
use of the site without providing a plan for managing stormwater runoff from their site to prevent
any negative impacts to the wetland. And based on the proposed use ofthe site greater levels of
pollutants could potentially enter the wetland.
Based on the findings above I am recommending that the applicant's request for an Open &
Outdoor Storage CUP be denied until such time that the applicant either provides the City with a
plan for managing stormwater runoff from their site to prevent any negative impacts to the
wetland, or with topographical information showing that the runoff from their site does not drain
directly into the wetland.
Please feel free to call me at 763-271-3236 should you have any questions regarding any of my
comments above.
Sincerely,
CITY OF MONTICELLO
/\ I \. ~
/~~~
Bruce Westby, P.E.
City Engineer
Jeff O'Neill, City Administrator
John Simola, Public Works Director
Angela Schumann, Community Development Coordinator
Shibani Bisson, WSB and Associates
Monticello City Hall, 505 Walnut Street. Suite I, Monticello, MN 55362.8831 . (763) 295-2711 . Fax (763) 295-4404
Office of Public Works, 909 Golf Course Rd" Monticello. MN 55362 . (763) 295-3170 . Fax (763) 271-3272
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Planning Commission Agenda - 10/02/07
7.
Consideration of a request for Preliminary Plat and a Conditional Use Permit
for Development Stal!e Planned Unit Development approval for a multi-tenant
office complex. Applicant: Quad Development (NAC)
BACKGROUND
Quad Development is seeking Preliminary Plat approval and a Conditional Use
Permit for development stage Planned Unit Development for Phase II of a multi-
tenant office complex. Phase 1 was approved by the City in August, 2007. The
subject site is located on Outlot A of the Monticello Business Center 3rd Addition.
The subject site is 4.5 acres in size. The four remaining building sites will be
included as part of this phase of the project. The underlying zoning is B-4, Regional
Business.
ANALYSIS
The subject site is located west ofWal-Mart of east of the Autumn Ridge Townhome
development, on the south side of School Boulevard. The applicant is proposing five
office buildings. Development Stage PUD for Building Five was approved in August
as part of Phase 1 of the project. The four remaining buildings are to be included in
Phase II. These buildings are as follows:
Building 1- 8,500 square feet, one story plus mezzanine
Building 2- 8,500 square feet, one story plus mezzanine
Building 3- 12,800 square feet, two-story building
Building 4- 8,500 square feet, one story plus mezzanine
The remaining four buildings proposed as part of Phase II are identical to what was
reviewed at Concept Stage. The footprint of each building is proposed at 6,400
square feet (40' x 160') in area.
Preliminary Plat. The subject site is currently platted as Outlot A of the Monticello
Business Center 3rd Addition. The applicant is proposing to plat the site as
Monticello Business Center 6th Addition as part of the project. Phase 1 of the project
was platted as Lot 1, Block 1 of the Monticello Businesses Center 5th Addition.
Phase II is to be platted at Lots 2, 3, 4, and 5 of Block 1. All four lots are proposed to
be 50 feet by 170 feet, or 8,500 square feet in area.
Parking. As stated above, the proposed buildings are consistent with what was
reviewed at Concept Stage. Therefore, the parking requirement for the site has not
changed. The parking requirement for office uses is three spaces plus one space for
each 200 square feet of building area. In determining the building area, 10% of the
building is presumed to be reserved for utilities, hallways, bathrooms, and other
facilities. Based on stated uses, the estimated parking requirement (including
Building 5) is as follows:
-, '_H"'" , -1"" '
,11.0.
Planning Commission Agenda - 1 0101107
Duildin
Buildin
Buildin
Buildin
Buildin 4:
Buildin" 5: 12,800 square feet
Total Re uired
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The parking configuration has not changed over what was proposed with the Concept
PUD review, The parking proposed for the site is 243 stalls, The applicant is
requesting flexibility for the 5 remaining stalls as part ofthe PUD,
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 1,944 lineal feet of site
perimeter, requiring 39 overstory trees. However, the site has 51,100 square feet of
gross building floor area, requiring 51 trees. As such, the building area requirement
shall prevail.
The applicant has proposed 51 overstory trees, satisfying the minimum requirement.
These trees are provided through a combination of four Emerald Lustre Maples, four
Fallgold Ash, five Sienna Glen Maples, four Skyline Honeylocusts, and five Swamp
White Oaks. The applicant is also proposing 7 Austrian Pines, 14 Black Hills Spruce, _
and 8 Colorado Spruces. The majority of the overstory trees are proposed along the .
east property line, to provide a buffer between the subject site and the townhome
development to the east. Sod is proposed between the buildings and on the back side
of each building. All parking lot islands will also be landscaped with shrubs and
perennials. The foundation of each building will also be landscaped with shrubs and
perennials.
The landscape plan is nearly identical to that approved with Phase I of the project.
Five ornamental crabapple trees have been added to the center island, and additional
landscaping is proposed at the base of the feature on the north side of the center
island. These changes were made per the recommendation of the City at Concept
Stage.
In conjunction with the minimum landscaping requirements, a landscaped buffer yard
is also required between the subject site and the townhomes to the east. The conflict
in uses between high density residential development and commercial development is
classified as Class B, or moderate. Therefore, a minimum landscaped yard 20 feet in
width containing at least 80 plant units for each 100 feet of property line are required.
The applicant is responsible for planting one half of this buffer yard. As stated above,
the majority ofthe trees proposed are in the required buffer yard area. The applicant
has provided 540 plant units over approximately 700 feet of property line, exceeding
the minimum requirement.
2
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Planning Commission Agenda - 1 % 1/07
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Lighting. A photometric plan has been submitted for the site. This plan indicates
that no glare exceeding one footcandle will spill over onto the adjacent right-of-way
or adjacent properties. The maximum footcandle reading at the centerline of School
Boulevard is 0.2. The maximum footcandle reading along the east property line,
adjacent to Autumn Ridge, is 0.2. The maximum footcandle reading along the south
property line is 1.0
As a condition of approval, any wall mounted lighting shall require a full cutoff
fixture.
Signage. 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).
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The front facades of the one story plus mezzanine buildings are 3,620 square feet
each. Therefore, each of these buildings is allowed 181 square feet of signage. The
applicant is proposing approximately 178 square feet of wall signage for the building.
The wall signage proposed is within the parameters of the ordinance, and is identical
to that approved with the Concept Stage PUD application.
The front fa9ade of the two-story office building is approximately 4,370 square feet in
area. Therefore, the two-story building is allowed 219 square feet of wall signage.
The applicant is proposing seven signs each 31 square feet in area for a total of 217
square feet of wall signage per building. The signage proposed is within the
parameters of the ordinance and consistent with that approved at Concept Stage.
In addition to wall signage, the applicant is proposing two monument signs, one in the
northeast comer of the site and one in the northwest comer of the site. These signs
will contain placards for up to six tenants. Said signs are each 96 square feet in area
and 15.33 feet in height, for a total of 192 square feet of sign age. The speed limit on
School Boulevard is 45 miles per hour, allowing a freestanding sign up to150 square
feet in area and 26 feet in height. The applicant exceeds the maximum allowance by
42 feet. Flexibility is being requested on the signage requirement as part of the PUD.
The applicant is not proposing any pylon signs for the site, and the proposed wall
signage is under the allotted area. Therefore, this flexibility may be appropriate. All
signage proposed is identical to that approved at Concept Stage.
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Access and Circulation. The site has one access point extending south from School
Boulevard. The access is 40 feet in width, excluding the island, with adequate space
3
":"';~~--~~':fJt_~-:_:"'_'l'Tf:::~.~:-y~"J"!f"
Planning Commission Agenda - 10101/07
for turn lanes. All internal drive lanes are proposed at 24 feet in width, wide enough a
to accommodate two-way traffic. ..
The applicant has revised drive aisle width between the northernmost parking stalls
and the proposed "feature" from 50 feet to approximately 30 feet, per staff
recommendation. Reducing the drive aisle width in this location provided an
opportunity to increase the amount of green space on the site, add additional plant
units in the center island, and will assist in guiding traffic circulation.
Pedestrian access will be accommodated by a concrete sidewalk running along the
front of each building. Crosswalks are proposed to connect the east side of the site to
the west side of the site. Crosswalks are also proposed to connect the southernmost
building to the remainder of the site and the center plaza. At the direction of the City,
the applicant has extended the sidewalk proposed in front of Building One and
Building Two to connect with the sidewalk along School Boulevard.
Building Design. The applicant has submitted elevations for the four buildings
proposed. Said elevations have been slightly revised from Concept Stage to address
concerns of the City. Each of the one floor plus mezzanine buildings are proposed at
a height of 28 feet. The elevations indicate that the buildings will be constructed
primarily of brick with CMU foundations. Earthtones will be utilized for the primary
fayade materials on all buildings. Each unit in the buildings will contain a separate
entrance highlighted by glass coverage with a dormer on the mezzanine level.
Vertical details have been added to the back side of each building at the direction of a
the City. ..
The two-story buildings are of a similar design, revised per staff direction at Concept
Stage. This building is proposed with only one entrance, provided at the center of the
building. The two-story building is proposed at a height of approximately 33 feet.
Three detached trash enclosures are proposed on site, one each on the south, east, and
west sides of the site. The proposed materials for these structures have not been
provided. Staff recommends that all trash enclosures be required to match the color
and materials of the principal structures.
Grading, Drainage and Stormwater. Regarding the grading and drainage plan
submitted, the City Engineer and consulting engineer from WSB have reviewed the
plans and provided the following comments.
1. Drainage computations (two complete sets) must be submitted to the City for
review.
2. Provide information for all proposed curb and gutter, pavement, pedestrian
curb ramps, pathway, sidewalk, and signing and striping designs on
appropriate plan sheets. Link information to appropriate detail plates for easy
reference in the field.
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4
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Planning Commission Agenda - 10101/07
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3. Provide SWPPP plan with construction plans, including all applicable City
standard detail plat references.
4. Proposed grading occurs outside the platted property on the south end of the
plat. This will require an agreement with the adjoining property owner to
complete the work.
5. Show all proposed storm sewer.
6. Delete the words "the 2005 edition ofMNDOT standard" in note 3. The City
has its own construction specifications that must be followed.
Utilities. Regarding the utility plan submitted the City Engineer and consulting
engineer from WSB have reviewed the plans and provided the following comments:
5
3.
4.
5.
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6.
7.
8.
9.
I. Provide utility profile sheets for sanitary sewer, storm sewer and watermain,
including crossing conflict locations.
2. The City has different design requirements for utilities that are privately
owned and maintained versus publicly owned and maintained. As such, we
have requested that the developer inform us as to whether the utilities will be
private or public before providing final comments on the proposed utilities.
Revise drainage and utility easement limit to allow for construction and
maintenance of proposed storm sewer outlet near southeast comer of site.
Revise all proposed watermain to ductile iron pipe (DIP). The City does not
allow the use ofPVC C900 for watermain construction.
Revise proposed storm sewer outlet pipe to reinforced concrete pipe (RCP).
The City does not allow the use of high-density polyethylene (HDPE) for
storm sewer to be maintained by the City.
Add several gate valves to trunk watermain to isolate individual buildings if
needed.
Add hydrant with 8" DIP watermain lead near the SE comer of building three
due to construction of buildings without sprinkling systems.
Label all proposed sanitary sewer with proposed pipe material.
Include proposed pathway reconstruction limits as necessary adjacent to the
proposed sanitary manhole where the connection to the existing line occurs.
ALTERNATIVE ACTIONS.
Regarding the request for a Conditional Use Permit for Development Stage Planned
Unit Development approval and Preliminary Plat approval for five multi-tenant office
buildings, the City has the following options:
A. Motion to recommend approval of the Development Stage Planned Unit
Development and Preliminary Plat approval, based on a finding that the
proposed use is consistent with the performance standards of the B-4 District
and in character with the surrounding area, subject to the conditions outlined
in Exhibit Z.
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Planning Commission Agenda - 10/01/07
B. Motion to recommend denial of the Conditional Use Permit for Development
Stage Planned Unit Development approval and the Preliminary Plat, based on e
a finding that the proposed use is not consistent with the intent ofthe B-4
District, and the use may not be supported by the site.
RECOMMENDATION
Quad Development is seeking Development Stage PUD approval and Preliminary
Plat approval for Phase II of a five building, multi-tenant office development. The
applicant is seeking flexibility on parking and signage as part of the PUD. The
overall project is consistent with the performance requirements of the B-4 District.
The applicant is proposing a significant amount of landscaping and quality buildings
with attractive front facades.
The overall project design is generally consistent with the intent of PUD, and the
applicant had addressed concerns with building design, landscaping, and pedestrian
access raised by the City at Concept Stage. Therefore staff recommends approval,
subject to the conditions outlined in Exhibit Z.
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 Z:
Existing Conditions
Preliminary Plat (First Phase)
Grading and Drainage Plan
Utility Plan
Landscape Plan
Site Plan
Photometric Plan
Exterior Elevation
Sign Plan
Plan Review Comments from Bruce Westby dated September 25, 2007
Preliminary Plat (Second Phase)
Conditions of Approval
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EXHmIT Z
Conditions of Approval
1. All wall mounted lighting shall contain a full cutoff fixture.
2. All trash enclosures shall be of similar materials and color to those of the principal
structures.
3. The applicant shall comply with all recommendations of the City Engineer, as
outlined in the memo from Bruce Westby dated September 25, 2007.
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September 25, 2007
MONTICELLO
Ms Kimberly Holien
Northwest Associated Consultants, Inc.
4800 Olson Memorial Highway, Suite 202
Golden Valley, MN 55422
Re: Quad Development Plan Review
City of Monticello Project No. 2007-018
Dear Ms Holien:
On September 4,2007 the City of Monticello received an updated set of civil plans for the above
referenced project. Upon reviewing these plans the Engineering and Public Works Departments
have the following comments:
General Notes
I. Drainage computations (two complete sets) must be submitted to the City for review.
2. Revise "Future Phase" to "Phase 2" throughout plans, and list all work to be completed
during each phase.
3. Provide information for all proposed curb and gutter, pavement, pedestrian curb ramps,
pathway, sidewalk, and signing and striping designs on appropriate plan sheets. Link
information to appropriate detail plates for easy reference in the field.
4. Provide SWPPP plan with construction plans, including all applicable City standard
detail plate references.
5. Provide utility profile plan sheets for sanitary sewer, storm sewer and watermain,
including crossing conflict locations.
Plan Sheet C3
I. Proposed grading occurs outside the platted property on the south end of the plat. This
will require an agreement with the adjoining property owner to complete the work.
2. Show all proposed storm sewer.
3. Delete the words "the 2005 edition ofMNDOT standard" in note 3. The City has its own
construction specifications that must be followed.
Plan Sheet C4
I. The City has different design requirements for utilities that are privately owned and
maintained versus publicly owned and maintained. As such we have requested that the
developer inform us as to whether the utilities will be private or public before providing
final comments on the proposed utilities.
Monticello City Hall. 505 Walnut Street. Suite 1. Monticello. MN 55362-8831' (763) 295-27]]' Fax (763) 295-4404
Office of Public Works, 909 Golf Course Rd.. Monticello. MN 55362' (763) 295-3170' Fax (763) 271-3272
.',..-. ..
.
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Kimberly Holien
September 25, 2007
Page 2
2. Revise drainage and utility easement limit to allow for construction and maintenance of
proposed storm sewer outlet near southeast corner of site.
3. Revise all proposed watermain to ductile iron pipe (DIP). The City does not allow the
use ofPVC C900 for watermain construction.
4. Revise proposed storm sewer outlet pipe to reinforced concrete pipe (RCP). The City
does not allow the use of high-density polyethylene (HDPE) for storm sewer to be
maintained by the City.
5. Add several gate valves to trunk watermain to isolate individual buildings if needed.
6. Add hydrant with 8" DIP watermain lead near the SE corner of building three due to
construction of buildings without sprinkling systems.
7. Label all proposed sanitary sewer with proposed pipe material.
S. Include proposed pathway reconstruction limits as necessary adjacent to the proposed
sanitary manhole where the connection to the existing line occurs.
9. Delete the words "the 2005 edition of MNDOT standard" in note 3. The City has its own
construction specifications that must be followed.
Plan Sheet C5 & C6
1. Update all applicable City of Monticello standard detail plates. Current City plates will
be provided via e-mail by the City.
The City's Engineering Consultant, WSB and Associates, has also reviewed the plans and may
provide additional comments. Please call me at 763-271-3236 should you have any questions
regarding any of the comments above.
Sincerely,
CITY OF MONTICELLO
;6~ I ~~~
Bruce Westby, P.E.
City Engineer
cc: Jeff O'Neill, City Administrator
John Simola, Public Works Director
Angela Schumann, Community Development Coordinator
Steve Joerg, Fire Chief
Shibani Bisson, WSB and Associates
Phillip Elkin, WSB and Associates
Project File
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Planning Commission Agenda - 10/02/07
8. Consideration to review an update rel!ardinl! illumination of downtown silms.
Please see attached memorandum regarding this issue.
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO:
Monticello Planning Commission
FROM:
Kimberly Holien
DATE:
September 6, 2007
RE:
Projecting Signs
NAC FILE:
191.06
At the September 4, 2007 regular meeting, the Planning Commission considered an amendment
to the Zoning Ordinance in regard to projecting signs, to allow such signs throughout the CCD
District. As part ofthis discussion, the Chief Building Official stated that the Design Advisory
Committee and the Building Department would like clarification as to the provision for
illuminating such signs.
The Zcning Ordinance, as amended in September, currently reads as follows:
Projecting Signs: Projecting signs shall be permitted within the CCD District as defined by the
Monticello Downtown and Riverfront Revitalization Plan. Only one (1) projecting sign may be
erected per business, with no more than two (2) such signs erected per building, subject to the
following conditions:
Projecting signs:
(a) Shall be only business identification signs.
(b) Shall be fronting on a public street.
(c) Shall not exceed six (6) square feet in area.
(d) Shall be considered a wall sign for the purposes of maximum allowable sign area.
(e) The edge of the sign closest to the building must be no farther than 12 inches away from
the building.
(/) May extend over the public sidewalk, but shall not extend closer to the public street than
to within 3 feet from the backside of curb.
(g) Shall be at least 8 feet but not more than 12 feet in height above walking surfaces or
sidewalks.
(h) Shall not be internally illuminated, but may be externally illuminated.
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With the recent amendment, projecting signs may be allowed throughout the entire Central
Community District, as opposed to being restricted to the "Broadway Downtown District." In
that regard, any property zoned CCD may be allowed a projecting sign. If located on a comer
lot, a business is limited to one projecting sign and that sign may be located on any public street
on which the business has frontage.
In terms of illumination, the ordinance states that the sign cannot be lit internally. However,
external illumination is allowed. The Zoning Ordinance defines illuminated signs as "any sign
which is lighted by an artificial light source either directed upon it or illuminated from an interior
source." However, the definition does not specifically differentiate between internally
illuminated and externally illuminated signs.
External illumination can be defined as the lighting of an object, or sign, from a light source
located a distance from the object directed towards and concentrated on the sign face. In other
words, an externally illuminated sign is any sign illuminated by light sources from the outside of
the sign cabinet. On the other hand, a sign that is internally illuminated is any sign which has the
source of light entirely enclosed within the sign and not directly visible to the eye.
These illumination provisions apply to projecting signs only. No projecting sign permitted
within the Central Community District may be lit internally, as defined above.
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