Planning Commission Agenda 09-27-1999 (Special Meeting)
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AGENDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
MONDA V, SEPTEMBER 27, 1999
5:30 p.m.
Members:
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson, Rod Dragsten
Council Liaison:
Clint Herbst
Staff:
Jeff O'Neill, Fred Patch, Steve Grittman and Lori Kraemer
1. Call to order.
2. Consideration of adding items.
3. Citizens comments.
5.
Public Hearing - Consideration of a request for a Conditional Use Permit within the B-3
Zoning District to allow Outdoor Sales and Display of automobiles and a Conditional
Use Permit Planned Unit Development to allow the automobile sales operation to be
located on two separate parcels. Applicant: Automaxx Car Stores.
6. Adjourn.
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Special Planning Commission Agenda -09/27/99
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Consideration of a request for a Conditional Use Permit within the B-3 Zoning District
to allow Outdoor Sales and Displav of automobiles and a Conditional Use Permit
Planned Unit Development to allow the automobile sales operation to be located on two
separate parcels. Applicant: Automaxx Car Stores. (NAC)
A. REFERENCE AND BACKGROUND:
Automaxx Car Stores has applied to develop an automobile sales facility on portions of two
parcels currently owned by Jay Morrell. The properties are at 1205 and 1219 Highway 25
South - the former Royal Tire building and the Glass Hut property. The operation would
utilize the Royal Tire building for its inside activities, including office and some minor
detailing. 'fhe lot area of the Royal Tire building would be used for customer parking and
automobile display, together with the northerly portion of the Glass Hut property. The
property line between the two parcels runs just 10 feet south of the Royal Tire building,
resulting in the overlap of uses.
The developer has asked to accommodate customer parking for the Automaxx use by
providing 14 parking spaces on the east and south walls of the building. The Zoning
Ordinance does not specify the required number of spaces for this type of use. Bascd upon
other available data, it would appear that the fourteen spaces proposed should be adequate,
assuming that no other uses will be madc of the building, such as service or parts. A
condition of any PUD approval should be that the facility provide additional parking spaces
in the event that the proposed fourteen spaces do not prove to be enough.
There are a few issues related to the parking spaces, and the proximity of the display area.
A regulation parking space requires 20 feet of depth and at least 22 feet of drive aisle to
accommodate backing and turning space. Because of the siting of the display vehicles, only
three of the nine spaces on the west side of building would have adequate area to pull into
and out of. On the south side of the building, four of the five spaces do not have adequate
backing space. The display area should be rearranged to accommodate these needs. It would
also be beneficial to clearly delineate the difference between customer parking and vehicle
display. Given the layout of the site, it would probably be impractical to require curbed
medians separating the two areas. However, pavement markings would be a positive
addition to avoid parking in the display area or vice-versa. The layout should be revised as
suggested on the attached staff sketch to ensure adequate parking and circulation.
The site plan shows a proposed curb line along the front and north side property lines,
complying with the five foot setback. There are two areas where the curb has been
discontinued. The first is at the primary site entrance along Sandberg Road. The zoning
ordinance directs a maximum curb cut opening of 24 feet to control traffic flow. The
proposed curb should be revised as shown in the staff sketch to comply with this standard.
The second area is along Marvin Road, which is currently unimproved. The applicant is
Special Planning Commission Agenda -09/27/99
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requesting flexibility under the PUD to defer curbing in this area, pending a City decision
on the status of this right-of-way. Both full street construction and vacation have been
discussed, and the City Council is expected to consider this issue in the near future. Given
this potential change, it may be reasonable to defer this improvement until the Marvin Road
status is resolved.
The City has a requirement on commercial sites that one tree per 50 lineal feet of site
perimeter be planted on the property. The PUD site contains just over 1,250 lineal feet,
resulting in a requirement for 25 trees. The applicant has complied with this requirement on
the proposed site plan.
The remaining issue involves improvements to the Glass Hut property. The Glass Hut site
includes an area of existing concrete paving, and a proposed customer parking area along the
Highway 25 frontage. At just 30 feet in width (minus the 5 foot curb setback) the parking
area which is proposed is too narrow to allow for effective parking and circulation. An
accessible parking area for this building should be added to the site plan. Due to the setback
of the building, the area along the Highway 25 frontage may provide room for a driveway,
but parking will need to be located elsewhere on the site. Under the PUD, the applicant may
wish to consider ajoint parking arrangement, if appropriate. It would appear the Glass Hut
site would be a potential redevelopment site at some time in the future.
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Finally, the applicant has indicated an expectation for 96 cars on display. With the pavement
markings suggested above to protect parking and circulation, staffbclieves that organization
of the display area would not require a maximum number of cars. The primary issue would
be keeping them in the appropriate locations on the site, allowing for tight circulation or
double stacking of vehicles, not normally permitted in standard parking lots.
B. ALTERNATIVE ACTIONS
Decision 1: Conditional Use Permit for Auto Sales/Display
1. Motion to recommend approval of the CUP for Auto Sales/Display, subject to the
conditions in Exhibit Z, based on a finding that the use is appropriate for the zoning
district and the proposed site.
2. Motion to recommend denial of the CUP, based on a finding that the use cannot be
contained on the existing parcel of record.
3. Motion to table action on the CUP, subject to additional information.
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Special Planning Commission Agenda -09/27/99
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Decision 2: CUP for a Planned Unit Development
I. Motion to recommend approval of the PUD, based on a finding that the shared
display area is a reasonable use of the parcels in this location.
2. Motion to recommend denial of the PUD, based on a finding that there is no showing
that the development will further the City's planning objectives or result in a higher
standard of development.
3. Motion to recommend tabling of the PUD, subject to additional information.
C. STAFF RECOMMENDATION
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Staff recommends approval of the CUP and PUD, only on the conditions listed in Exhibit
Z. If the modifications to the plan are made, the plan will comply with the general intent of
the Conditional Use Provisions of the B-3 District. The use ofPUD in this case is somewhat
problematic in that PUD is intended to be applied to projects which offer a higher standard
of development than the basic requirements of the Zoning Ordinance. In this case, the use
ofPUD is primarily a convenience to avoid resubdivision. Nonetheless, it may be that it is
appropriate in this situation since PUD allows the City to flex its standards to allow
reasonable use of the property, pending a future redevelopment of the area. Growth in the
Monticello area, along with the reconstruction of Highway 25, may result in an future
economic incentive to replace the existing buildings with higher quality commercial
structures.
D. SUPPORTING DATA
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit C - Staff Sketch
Exhibit Z - Conditions of Approval
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PUD/CUP Conditions of Approval - Automaxx Car Sales
1 . Paving and curbing constructed in all areas as delineated on site plan, with the following
alterations:
a. Addition of a conforming 24 foot wide curb cut at Sandberg Road.
b. Addition of eonfonning parking stalls for the Glass Hut Parcel.
c. Pavement markings which preserve 149' x 20' parking stalls with 24' drive aisles on
the Automaxx parcel.
2. Ability to expand parking area on the Automaxx parcel if the Planning Commission finds
that additional parking supply is necessary.
3. Paving and curbing along the Marvin Road frontage within twelve months ofa resolution
of the status of Marvin Road by the City Council.
4. Landscaping of the parcel per site plan.
5. Recommendations of other City Staff, including the City Engineer.
EXHIBIT Z
5-b