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Planning Commission Agenda 06-02-2015 AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, June 2nd, 2015 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC) 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes – May 5th, 2015 b. Special Meeting Minutes – May 5th, 2015 C. Consideration of recommending appointments D. Consideration of adding items to the agenda 2. Public Hearings – None A. Continued Public Hearing - Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 5, Sections 1 – Use Table, Section 2 – Use- Specific Standards and Section 3 – Accessory Use Standards and Chapter 8, Section 4 – Definitions as related to regulations for Solar Energy Systems. Applicant: City of Monticello B. Public Hearing - Consideration of a request for an Amendment to Development Stage Planned Unit Development (PUD) for a single lot commercial development in a B-4 (Regional Business) District. Applicant: MF Monticello, LLC C. Public Hearing - Consideration of a request for Amendment to the Monticello Zoning Ordinance, Chapter 5, Section 3 – Accessory Use Standards and Chapter 8, Section 4 – Definitions, as related to regulations for Accessory Building - Major and Accessory Building – Minor. Applicant: City of Monticello 3. Regular Agenda A. Consideration of a report regarding Temporary Signs, Chapter 4, Section 5 of the Monticello Zoning Ordinance 4. Added Items 5. Adjournment Planning Commission Agenda: 6/02/15 I B. Consideration of approving minutes (AS) A. REFERENCE AND BACKGROUND: The minutes of the regular May 5th, 2015 Planning Commission meeting are included for review and consideration. The minutes of the special meeting of May 5th, 2015 Planning Commission are also included for review and consideration. B. ALTERNATIVE ACTIONS: Regular Meeting Minutes 1. Motion to approve the minutes of the regular May 5th, 2015 Planning Commission meeting. 2. Motion to approve the minutes of the regular May 5th, 2015 Planning Commission meeting with changes as directed by the Planning Commission. Special Meeting Minutes 3. Motion to approve the minutes of the special May 5th, 2015 Planning Commission meeting. 4. Motion to approve the minutes of the special May 5th, 2015 Planning Commission meeting with changes as directed by the Planning Commission. C. STAFF RECOMMENDATION: Staff defers to the Planning Commission's recommendation on this procedural item. D. SUPPORTING DATA: A. Planning Commission Minutes — May 50, 2015 B. Planning Commission Special Meeting Minutes — May 5th, 2015 MINUTES MONTICELLO PLANNING COMMISSION Tuesday, May 5t', 2015 - 6:00 PM - Mississippi Room, Monticello Community Center Present: Brad Fyle, Linda Buchmann, Sam Murdoff Absent: None Others: Angela Schumann, Steve Grittman (NAC), Charlotte Gabler (Council Liaison) 1. General Business 1A. Call to order Brad Fyle called the meeting to order at 6:00 p.m. Illi. Consideration of approving minutes SAM MURDOFF MOVED TO APPROVE THE APRIL 7TH, 2015 REGULAR MEETING MINUTES. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 3-0. 1C. Consideration of electing officer LINDA BUCHMANN MOVED TO NOMINATE SAM MURDOFF TO SERVE AS VICE CHAIR OF THE PLANNING COMMISSION FOR 2015. BRAD FYLE SECONDED THE MOTION. MOTION CARRIED 3-0. 1D. Consideration of recommending appointments Angela Schumann stated that staff had received three applications for the vacant Planning Commission positions. Two of the three applicants were available to interview prior to the regular May meeting. The Planning Commission interviewed Steve Reishus and John Falenschek. After some consideration, the commissioners decided to seek further information prior to raking a decision. LINDA BUCHMANN MOVED TO TABLE THE DECISION TO RECOMMEND APPOINTMENTS TO THE PLANNING COMMISSION UNTIL THE JUNE MEETING; TO INTERVIEW THE OTHER APPLICANT; AND REPOST THE VACANT POSITIONS. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED 3-0. 1E. Consideration of adding items to the agenda • O'Ryans/Kwik Trip (Buchmann) • Conditional Use Permit (CUP) Expirations (Gabler) 2. P ubHc Hearings None Planning Conunission Minutes: 5/05/15 3. Regular Agenda 3A. Consideration of a report regarding Temporary Signs, Chapter 4, Section 5 of the Monticello Zoning Ordinance The Planning Commission provided preliminary input related to regulating temporary signage based on their prior review of past regulations, regulations in place within surrounding communities and consideration of the current interim ordinance. Angela Schumann provided information and responded to commissioner questions related to provisions involving banners, off -premise signage (billboards), prohibited signs and abandoned signs. Schumann said that the commissioners seemed to agree that it would be appropriate, at this time, to consider a 90 day limit to the number of days allowed for temporary signage per business. Schumann noted that there seemed to be general support for community event signage provisions. She agreed to find out how omen the City's electronic message board is utilized to advertise community events. Schumann also pointed to the need consider sign allowances in cases of adjacent parcels held in common ownership. Schumann will meet with Chamber representatives in an effort to identify the current business community perspective as it rebates to temporary signage provisions. Staff will incorporate this input, along with initial guidance from the Planning Commission, to assist in preparing a draft ordinance amendment for consideration at the June meeting. 4. Added Items O'Ryans/KA ik Trip (Buchmann) — The interior remodel plan approved for building pen -nit does not affect .exterior site conditions. Therefore, it is not subject to CUP amendment at this point. • Condffluaal Use Permit (CUP) Expirations (Gabler) o Vine Street Place — Variance requires building permit by July 1. o IRET Multi -family Housing — CUP and variance require building permit by August. • Fleet Farm - Plat expired. CUP and PUD may require reapproval. • Lot inventory Sutpply - The inventory of ready to build lots will be significantly reduced if the current trend of 50-80 residential building permits continues. The Planning Commission will review the Comprehensive Plan in January. 5. Adiournment SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 6:43 PM. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 3-0. Recorder: Kerry Burri Approved: Attest: Angela Schumann, Community Development Director PA MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Tuesday, May 5th, 2015 - 4:30 PM - Mississippi Room, Monticello Community Center Present: Brad Fyle, Linda Buchmann, Sam Murdoff Absent: None Others: Angela Schumann, Charlotte Gabler (Council Liaison), Tom Perrault 1. Call to Order Brad Fyle called the special meeting to order at 4:30 p.m. 2. Purpose The purpose of the special meeting is to interview applicants for Planning Commission vacancies. 3. Consideration of Planning Commission vacancy interviews The Planning Commission interviewed applicants Steve Reishus and John Falenschek for the two vacant commission positions. Staff was unable to contact the third applicant to schedule an interview prior to the May meeting. After some discussion, the commissioners determined that additional information was necessary prior to making a recommendation. Schumann indicated that she would verify that no conflict of interest issues exist in regard to applicant eligibility. The commissioners also expressed an interest in interviewing the third applicant and in extending the deadline for accepting applications. 4. Adjournment LINDA BUCHMANN MOVED TO ADJOURN THE SPECIAL MEETING AT 5:45 PM. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED 3-0. Recorder: Kerry Burri ___ Approved: Attest: ____________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda: 06/02/15 1C. Consideration of recommending appointments to the Planning Commission (AS) A. REFERENCE AND BACKGROUND: The Planning Commission is asked to recommend that the City Council appoint two new commissioners; one for the vacancy created by Commissioner Heidemann’s resignation and a second for the vacancy created by Commissioner Kramer’s resignation. Commission terms are staggered in three year increments. Commissioner Heidemann’s term expires at the end of 2015. Commissioner Kramer’s term expires at the end of 2016. A listing of the current terms is provided below for reference. Linda Buchmann 3 yr 12/2017 Sam Murdoff 3 yr 12/2017 Open 3 yr 12/2015 Brad Fyle, Chair 3 yr 12/2016 Open 3 yr 12/2016 Charlotte Gabler Council liaison The City Council will consider ratifying appointments to the Commission on June 8th, 2015. B. ALTERNATIVE ACTIONS: 1. Motion to recommend the appointment of _______________ to a Planning Commission term ending December 31st, 2015 and the appointment of _________________ to a Planning Commission term ending December 31st, 2016. 2. Motion of other. C. SUPPORTING DATA: City Code Title 2, Chapter 1 - Planning Commission MONTICELLO CITY ORDINANCE TITLE II/Chpt 2/Page 1 CHAPTER 1 PLANNING COMMISSION SECTION: 2-1-1:Composition 2-1-2:Organi zati on; M eetin gs 2-1-1:COMPOSITION: The Planning Commission shall consist of five (5) members appointed by the Council. No member of the Planning Commission shall hold any ot he r p ub li c o ff ic e i n t he Ci ty. All members shall be appointed for three year terms; however, said term may be terminated earlier by the Council. One member shall hold office until December 31, 2000; two members shall hold office until December 31, 2001 and two members shall hold office until December 31, 2002. Annually thereafter, appointments shall be made for the term of three years. Said terms are to commence on the day of appointment. Vacancies during the terms shall be filled by the Council for the unexpired portion of the term. Every appointed member shall, before entering upon the discharge of his duties, take an oath that he will faithfully discharge the duties of his office. All members who attend at least one monthly meeting shall receive compensation of $50.00 for that month. (1/10/00, #337) All members who attend a special meeting requested by an applicant who pays a special meeting fee set by the City shall received additional compensation of$50 for each special meeting attended. (11/22/99, #336) 2-1-2:ORGANIZATION; MEETINGS: The Commission shall elect a chairman from among its appointed members for a term of one year, and the Commission may create and fill such other offices as it may determine. The Planning Commission shall hold at least one (1) regular meeting each month. This meeting shall be held on the first Tuesday. Regular meetings shall commence at seven o'clock (7:00) p.m. Hearings shall be heard as soon thereafter as possible. The Planning Commission shall adopt rules for the transaction of business and shall keep a record of its resolutions, transactions, and findings, which record shall be a public record. PlanningCommissionAgenda–6/02/2015 1 2A.PublicHearing–ConsiderationofarequestforAmendmenttotheMonticello ZoningOrdinance,Chapter5,Sections1–UseTable,Section2–Use-Specific StandardsandSection3–AccessoryUseStandardsandChapter8,Section4– DefinitionsasrelatedtoregulationsforSolarEnergySystems.Applicant:City ofMonticello(NAC) PlanningCaseNumber:2014-054 A.REFERENCE&BACKGROUND Request(s):AmendmentstotheZoningOrdinanceaddressingSolarEnergy productionasprincipaloraccessoryuses,anddefinitionsofEssentialServicesand Utilitiesasusesinvariouszoningdistricts. DeadlineforDecision:November,2015 LandUseDesignation:Varies ANALYSIS InNovemberof2014,theCityenactedaninterimordinance,ormoratorium,onthe considerationofnewsolarenergyinstallationsthatwouldcomprisetheprincipaluse ofpropertyintheCity.ThemoratoriumwasadoptedtoallowtheCitytoconsider adequateregulationsforsolarenergyproductionasproposalsforsuchfacilitieswere increasingintheareaandaroundthestate. Afterreviewingtheoptions,Citystaffforwardedaproposedordinancetothe PlanningCommissionrecommendingthatprincipalusesolarinstallationsnotbe includedinthezoningordinance,butthataccessoryusesolarinstallations(roof- mountedand/orground-mounted)beallowed,mostaspermitteduses,withsome installationsrequiringaConditionalUsePermit.Theproposedordinancecreateda seriesofregulationsthatdefinehowaccessorysolarinstallationscouldbedeveloped. Atthesametime,theMinnesotaLegislaturewasconsideringanumberoflegislative proposalsdealingwithlocalgovernmentversusstate-levelcontroloflargesolar arrays. Theoriginalframeworkestablishedbypreviouslegislaturescreatedasetof incentivesandprogramswherebysmallerprincipalusesolarinstallationswouldbe regulatedbythestatePublicUtilitiesCommission(PUC)throughvariouscommunity gardenprograms.Thesesolarfacilitieswouldstillbesubjecttoreviewand permittingprocessesasguidedbylocalzoningauthorities. PlanningCommissionAgenda–6/02/2015 2 Becauseseveralofthefacilitiesbeingproposedwereaggregationsofthe1MW facilitiescovering,insomecases,hundredsofacres,thelegislaturetookuptheissue ofwhethersuchprojectsshouldbereviewedbysomeleveloflocalgovernment. Undercurrentlegislation,solarfacilitiesfrom50-79MWrequireonlyPUCreview, andthenat80+MW,thesolardeveloperhastheoptiontoelectPUCrevieworlocal review.Thenewlegislationdiscussedthissessionwouldhavepotentiallyamended theseregulations. However,attheendofthelegislativesession,theseproposalsdonotappeartohave passed.Atthistime,thereisnoresolutionatthestatelevelastothescopeof authoritythattheCitymayhaveoverprincipalusesolarinstallations,pendingthe upcoming(butasyetunscheduled)speciallegislativesession. AstheCommissionisaware,paralleltothisprocess,theCitywasnegotiatingwitha largesolardeveloperregardinguseoftheformerSilverSpringsGolfCourseproperty forannexationandCityzoningapplication.Atthispoint,thosenegotiationsareon holdastheCityhasinsistedthatthesolardevelopmentwouldbetreatedjustlikeany otherwithregardtolanduse,infrastructure,anddevelopmentfees. Giventheunderstandingthatlittlehasoccurredatastatelevelrelativetotheimpact ontheCity’slocalordinance,staffisnowseekingdirectionfromthePlanning Commissionrelatedtopreviousordinancedevelopmentforsolarenergysystems.It wouldbepossibletoconsidertheamendmentsasproposed,ontheassumptionthat thelegislaturewillpermitcitiestoregulate–orevenprohibit–principalusesolar,as theproposedordinancewoulddo. ItshouldbenotedthatasolargardendevelopercouldapproachtheCityandseeka rezoningtoPlannedUnitDevelopment(PUD),inwhicha“custom”zoningdistrictis writtenfortheproposedPUDuser.Inthisway,theCitywouldhavetheabilityto considerprincipalusesolarifitweretofindthatauniquedevelopmentandlocation justifiedthisapproach.ThePUDzoningwouldallowtheCitytodevelopstandards specifictotheprojectproposed,includingtheprojectsize,sitecharacteristics,and compatibilityoftheprojectwithsurroundinguses. B.ALTERNATIVEACTIONS 1.MotiontoadoptResolutionNo.PC-2015-003recommendingamendmentstothe ZoningOrdinanceasproposedinOrdinanceNo.613,basedonthefindingsidentified intheResolution. 2.MotiontodenyadoptionofResolutionNo.PC-2015–003recommending amendmentstotheZoningOrdinanceasproposedinOrdinanceNo.613. 3.MotiontotableactionontheResolution,pendingresolutionofthelegislativeprocess andotherinformation. PlanningCommissionAgenda–6/02/2015 3 C.STAFFRECOMMENDATION Asnotedabove,staffisseekingdirectionfromthePlanningCommissionatthis point.TheordinanceandresolutionarereadyforconsiderationiftheCommission agreeswiththeapproachrequiringthatsolarfacilitiesbeallowedonlyasaccessory uses,andthattheproposedstandardsforsuchusesareappropriate. Ifotherresearchisdesired,oriftheCommissionpreferstowaitforlegislativeaction, theCity’smoratoriumisvaliduntilNovember. D.SUPPORTINGDATA A.Resolution2015-003 B.DraftOrdinanceNo.613 C.January14,2015PlanningCommissionStaffReport CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2015-003 ADOPTING AMENDMENTS TO THE MONTICELLO ZONING ORDINANCE, CHAPTER 5, SECTIONS 1— USE TABLE, SECTION 2 — USE -SPECIFIC STANDARDS AND SECTION 3 — ACCESSORY USE STANDARDS AND CHAPTER 8, SECTION 4 — DEFINITIONS AS RELATED TO REGULATIONS FOR SOLAR ENERGY SYSTEMS WHEREAS, the City of Monticello has been presented with an interest in the development of Solar Energy Systems as stand-alone uses of property; and WHEREAS, interest in such development has occurred both within City boundaries and within the Monticello Orderly Annexation Area (MOAA); and WHEREAS, the City, and the surrounding MOAA, has been planned for urban development, including the generation of employment, housing, and other urban uses; and WHEREAS, urban development both generates costs for services, as well as taxes and fees that are designed to pay for said services; and WHEREAS, the long-term planning for the City and the MOAA has been undertaken to ensure that the City's growth can be accomplished in a fiscally sound manner; and WHEREAS, the City conducts said planning pursuant to Minnesota Statutes Chapter 462, which identifies economic development and fiscal planning as important goals of managing land use and growth; and WHEREAS, the City finds that large areas of land which may not generate urban development or impacts is inconsistent with the long-term land use and infrastructure planning of the City; and WHEREAS, Solar Energy Systems, as a stand-alone use of property does not constitute an urban use nor generate urban impacts; and WHEREAS, Solar Energy Systems developed as sole uses of property interfere with the City's planning for urban development; and WHEREAS, Solar Energy Systems are beneficial in meeting the State's energy needs; and WHEREAS, Solar Energy Systems can compatibly co -exist with other urban development when constructed as accessory structures; and CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2015-003 WHEREAS, the Planning Commission held a public hearing on January 13, 2015 and February 3, 2015 on the application and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. Solar Energy Systems are best developed in the urban area of Monticello, or in the future urban area of the MOAA, as accessory structures to other principal uses of property. 2. Solar Energy Systems, as stand-alone land uses, are more typical of rural uses in that they generate low rates of property tax, and little or no trunk infrastructure fees, traffic, housing, or employment. 3. Solar Energy Systems are designed to stand as long-term uses of land — typically 25 years or more. 4. Such uses are inconsistent with the City's planning for urban growth, and threaten the financial feasibility of long-term infrastructure investments. 5. Such uses, if located in urban areas, result in the spreading of infrastructure costs over other land uses and property owners. 6. Such uses, if located in urban areas, have the effect of increasing sprawl, spreading development over a larger geographic region. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission recommends that the City Council adopts Ordinance No. 613: ADOPTED this 2nd day of June, 2015, by the Planning Commission of the City of Monticello, Minnesota. 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2015-003 MONTICELLO PLANNING COMMISSION LIM ATTEST: Brad Fyle, Chair Angela Schumann, Community Development Director 1 CITYOFMONTICELLO,MINNESOTA WRIGHTCOUNTY ORDINANCENO.613 ANORDINANCEAMENDINGTITLE10OFTHEMONTICELLOCITYCODE, KNOWNASTHEZONINGORDINANCE,ADDRESSINGTHEFOLLOWING: REVISECHAPTER5,TABLE5-1,USESBYDISTRICTRELATINGTO UTILITIES-MAJOR REVISECHAPTER5,TABLE5-4,ACCESSORYUSESBYDISTRICT REVISECHAPTER5,SECTION2(D)(9)RELATINGTOUTILITIES REVISECHAPTER5,SECTION3(D)(29)RELATINGTOSOLARENERGY SYSTEMSASACCESSORYUSES REVISECHAPTER8,SECTION4,DEFINITIONSRELATINGTO ESSENTIALSERVICES,SOLARENERGYSYSTEMS,ANDUTILITIES TheCityCounciloftheCityofMonticelloherebyordains: Section1.Chapter5,Table5-1,CivicandInstitutionalUsesisherebyamendedasfollows: Utilities(major)shallbeaConditionalUse(C)intheB-2,I-1,andI-2Districts.Inallother Districts,Utilities(major)shallbedeletedasanallowableuse. Section2.Chapter5,Table5-4,SolarEnergySystem,isherebyamendedasfollows: SolarEnergySystemshallbeaPermittedAccessoryUse(P)inallzoningdistricts,with AdditionalRequirementsfoundin5.3(D)(29)(a)and5.3(D)(29)(b) Section3.Chapter5,Section2(D)(9)isherebyamendedtoreadasfollows: (9)Utilities(major) (a)Anelectricalpowerfacility,substation,ortransmissionstationasaprincipaluseof propertyshallbesetbackatleast100feetfromalllotlines.Serviceorstorageyardsshall beprohibited. (b)AllcommercialWECSsystemsshalladheretotherequirementsofSection4.12in thisordinance. (c)AllSolarEnergySystemsshallbeallowedonlyasAccessoryUses,subjecttothe conditionslistedinChapter5.3(D)(29)(a)and5.3(D)(29)(b)asapplicable. 2 Section4.Chapter5,Section3(D)(29)isherebyamendedtoreadasfollows: (29)SolarEnergySystems (a)SolarEnergySystems (i)Allsolarenergysystemsshallbeoperableandmaintainedingoodrepair. (ii)Solarenergysystemsshallmeetallrequiredsetbacksandheightrequirements oftheunderlyingzoningdistrict. (iii)Solarenergysystemsshallbeanintegralpartofthestructuretowhichthey areattached. (iv)Asameansofevidencingexistingsolaraccessconditionspriortoinstallation, theownerofasolarenergysystemmayfilenotarizedphotographsofthe subjectareawiththeCommunityDevelopmentDepartmentpriorto installationofsaidsystem. (v)Solarenergysystemsshallbeallowedonroofsofprincipalandaccessory buildings,providedotherrequirementsofthissectionaremet. (vi)Solarenergysystemsshallbedesignedtominimizeglarewithadequate screeningand/orcoatings,asappropriate. (vii)Solarenergysystemsshallbelocatedinsuchawayastobescreenedfrom visibilityofthepublicrightofway,orshallbeintegratedintothearchitecture ofthestructuresoastobevisuallyinconspicuous. (viii)Ground-mountedsolarenergysystemsshallbelocatedonlyintherearyardof residentialproperty,andshallnotoccupyanareamorethan20%ofthesizeof theperimeterfoundationoftheprincipalbuilding. (b)SolarEnergySystemsinBusiness(B)andIndustrial(I)districtsandtheCCD District. (i)SolarEnergySystemsintheB,I,andCCDDistrictsshallcomplywiththe provisionsofSection5.3(D)(29)(a)(i)through(vi). (ii)Roof-mountedSolarEnergySystemsinthesedistrictsshallbeallowedas permittedaccessoryusesonprincipalandaccessorybuildings,providedsuch systemsdonotextendmorethansix(6)feetabovetheheightoftheroof wheretheyaremounted. (iii)GroundmountedSolarEnergySystemsinthesedistrictsshallbeallowedby ConditionalUsePermit,andtogetherwithaccessorybuildings,shallnot exceedanareaofanyparcelgreaterthanthatallowedforaccessorybuildings intheapplicablezone. (iv)GroundmountedSolarEnergySystemsinthesedistrictsshallbeallowedonly whenthepropertyownercanshowthatroof-mountedsystemsarenotfeasible duetobuildingstructuralissues. Section5.Chapter8,Section4(Definitions)isherebyamendedtoincludethefollowingterms asdefined,orredefined: ESSENTIALSERVICES:Publicorprivateutilitysystemsforgas,electricity,steam, sewerandwater;voice,television,anddigitalcommunicationssystems;andwaste disposalandrecyclingservices.Theseservicesincludeunderground,surface,and overheadsystemsandallaccessoriestheretosuchaspoles,towers,wires,mains,drains, vaults,culverts,laterals,sewers,pipes,catchbasins,waterstoragetanks,conduits,cables, 3 firealarmboxes,policecallboxes,trafficsignals,pumps,liftstations,hydrants,and othersimilarfeaturesnecessaryforthefunctionoftheessentialservice.Wirelessradio frequencyreceptionandtransmissionantennasandsupportstructuresshallnotbe consideredanessentialservice.EssentialServicesdonotincludebuildingsorusesthat includehumanoccupancyoractivitybeyondoccasionalserviceormaintenance. SOLARENERGYSYSTEM:Asetofdeviceswhoseprimarypurposeistocollectsolar energyandconvertandstoreitforusefulpurposesincludingheatingandcooling buildingsorotherenergy-usingprocesses,ortoproducegeneratedpowerbymeansof anycombinationofcollecting,transferring,orconvertingsolar-generatedenergy.Solar EnergySystemsareallowedonlyasaccessorystructuresinanyzoningdistrictotherthan PlannedUnitDevelopmentDistricts,subjecttotherequirementsofChapter5.3ofthis Ordinance. UTILITIES–MAJOR:Majorutilitiesshallincludethefollowing: (A)Publicinfrastructureservicesprovidingregionalorcommunity-wideservicethat haveregularemployeesonsiteduringcommonworkinghours,andentailthe constructionofnewbuildingsorstructuressuchaswastetreatmentplants,potablewater treatmentplants,andsolidwastefacilities,andelectricalsubstations. (B)Commercialwindenergyconversionsystems(publicorprivate). (C)Electricalsubstations. ThisOrdinanceshalltakeeffectandbeinfullforcefromandafteritspassagebytheCity Council. __________________________________ ClintHerbst,Mayor ATTEST: ___________________________________ JeffO’Neill,Administrator AYES: NAYS: PlanningCommissionAgenda:1/14/15 1 6.PublicHearing–ConsiderationofarequestforAmendmenttotheMonticello ZoningOrdinance,Chapter5,Sections1–UseTable,Section2–Use-Specific StandardsandSection3–AccessoryUseStandardsandChapter8,Section4– DefinitionsasrelatedtoregulationsforSolarEnergySystems.(NAC) Property:Legal:NA Address:NA PlanningCaseNumber:2014-054 A.REFERENCE&BACKGROUND: Request(s):AmendmentstotheZoningOrdinanceaddressingSolar Energyproductionasprincipaloraccessoryuses,and definitionsofEssentialServicesandUtilitiesasusesin variouszoningdistricts. DeadlineforDecision:November,2015 LandUseDesignation:Varies ANALYSISANDSTUDY Thematerialbelowispresentedtoprovidebackgroundandrecommendationstothe CityofMonticelloinconsiderationofpotentialamendmentstoitszoningordinance relatedtosolarenergyproduction,andrelatedaspectsoftheordinancetoutilitiesand essentialservicesinthecommunity. I.SolarEnergyProduction a.Backgroundandintroduction Overthepastseveralmonths,theCityhasbeenapproachedwithexploratory questionsabouttheestablishmentoffacilitiesthatwouldgenerateelectrical powerthroughanextensivearrayofsolarpanels.Thesearraysaresometimes referredtoas“solarfarms”,andcanconstituteeitherthesoleuseofproperty, complementanexistinguse,orco-existside-by-sidewithanexistinguse. Althoughthequestionssofarhavebeenpreliminaryandrelatedmoreto generalregulations,ratherthanspecifictocertainproperty,staffbecame concernedthatthecurrentzoningregulationsarenotclearregardingthe classificationofthistypeofuse. Tobetteraddressthesequestions,staffrequestedtheCityCouncilestablisha landusemoratoriumonprincipalsolarenergyuses,givingtheCitytimeto PlanningCommissionAgenda:1/14/15 2 studythevariousaspectsofthisuse,andaddresssomeoftheconcernsrelated tothecurrentzoningordinancelanguage.Thatmoratoriumwasadoptedby theCityCouncilonNovember24th,2014.Undertheplanninglawsin Minnesota,theCityhas12monthstostudytheissueandconsiderchangesto itsdevelopmentregulations. AlternativeenergyproductionhasgrowninMinnesota,inpartduetoaseries ofstatemandatestothelargestpowerproducerstomeetvariousthresholdsin energyfromrenewablesources.Accompanyingthemandateshavebeena varietyofsubsidiesandincentivestobothproducersandconsumersthatabate ordeferdifferenttaxes,dependingontheprogram. Recently,theinterestinestablishing“solarfarms”asaprincipaluseof propertyhasbecomeanurbanissue.Previously,mosturbansolarenergy productionoccurredasaccessorysolarpanelsattachedtoindividualbuildings. Inmostofthosecases,thepropertyownerconsumedtheenergyproducedon- site,andinsomesituations,fedasmallamountofenergybacktothegrid, whichtheutilitycompanywiththedistributionterritoryisobligatedto purchase.Thehighpriceofurbanland–relativetoruralland–meantthat largesolararrayswereunlikelytobeproposedinurbanareas. Withtherealestatemarketcrashandslowrecovery,thosepricedisparities wereminimized,atleasttemporarily.Assuch,urbanlocationshavebegunto surfaceaspotentialsolarfarmproductionsites,particularlygiventheir proximitytopowersubstationsthatresultinreducedtransmissioncostsfor theproducer. Finally,likeanytechnology,continuedadvancementsinefficiencyand productioncosthavemadesolarenergymoreappealingtoallparties, includingboththecommercialproducersandconsumers.Asthecostgaps narrow,theenvironmentalappealofalternativeenergyisincreasingits potentialtocreatenewlanduseissuesforlocalgovernment.Allofthese factors–mandates,taxincentives,realestateprices,technologicaladvances, andenvironmentalappeal-havecombinedtopushthisissuetotheforefront. ThisreportisintendedtoprovideabaselineofinformationfortheCityto considerhowitslanduseregulationscanaddresspotentialissuesraisedbythe growthinsolarenergyproduction. b.Accessorysolarinstallations Mostofthesolarinstallationstothispoint,particularlywithinurbanareas, havebeenaccessoryuses–oneormorepanels(usually)attachedtoan existingbuilding,andproducingelectricalpowerthatisconsumedbythe PlanningCommissionAgenda:1/14/15 3 occupantoftheproperty.Historically,theseinstallationshavebeenlimitedto roof-mountedpanelsoroccasionally,afewground-mountedpanelswithinthe openyardspacesondevelopedproperty.Withtheimprovementsinthis technology,itisconceivablethat“accessory”installationswouldgrow beyondthehistoricallimits,andraiseissuesformunicipallanduseregulation. c.Principal(commercial)solarinstallations Theprospectofsolarfarmsasaprincipalorsoleuseofurbanpropertyisthe issuewhichgeneratedthemoratoriumdiscussion.Intheseinstallations,solar energyproductionwouldconstitutetheprimaryuse.Formanyofthetypical installationsofthissort,aparcelofbetween15and25acresisdevotedto solarpanelarrays.Suchfacilitiesneedfew,ifany,urbanservices,createlittle ornoon-siteemployment,andgeneratenotraffic. Someelectricgeneratingordistributionorganizations(Wright-Hennepin ElectricCooperativeisoneexample)areintheprocessofestablishingsolar farmarraysthatshareholdersmaybuyinto.Wright-Hennepinhastwosuch arraysonitscorporatepropertyinRockford.Inthisexample,alargesolar arraywouldnotnecessarilyneedtobethesoleuseofproperty.Anyparcel withasignificantamountofunusedlandcouldconsidersolarenergy productionforcommercialpurposesasanunrelatedancillaryuse. II.Political/Environmental/RegulatoryAspects/Objectives a.Energyproductionobjectives Asnotedpreviously,thereisbothamarket-basedandregulatory-based movementtowardalternativeorrenewableenergygeneration.Oneofthe incentivesforenergyproducerstonowbeseekingnewlocationsrelatestothe requirementoflargeutilities(suchasXcel)tosellathresholdamountof powerfromrenewablegenerationsources. Environmentalinterestshavedriventherenewablemarkets,andhavebeen primarilyresponsiblefortranslatingthoseinterestsintoregulatorymandates. Thedemandforrenewableenergyproductionisnotlocationspecific.As such,thequestionofwhethersolarfarmsareanappropriateurbanlanduseis oneoflandusecompatibilityandlandusepolicy,notoneofenvironmentalor politicalpolicyfortheCity. b.LocalGovernmentauthority PlanningCommissionAgenda:1/14/15 4 Municipalitieshavetheauthoritytoregulatelanduses,withcertainlimitations thatareimposedbythestate.Provisionofaccesstosunlightforthepurposes ofutilizingsolarenergyisprotectedbythezoningenablinglegislationin Minnesotalaw.However,localgovernmentmaystillregulatelandusesto ensurethatitsplanningobjectivesaremet,infurtheranceofthemunicipal roleofprotectionofpublichealth,safety,andwelfare. Assuch,theCitycanuseitsdevelopmentregulationstomanagelocation, size,extentandintensityofvariouslanduses,andrelegatecertainlandusesto specificdistricts.Inmostcases,theCitycanprohibitlanduseswhentheyare incompatiblewiththeCity’slanduseobjectives.ProvidedthattheCity’s regulationspromotealegitimatepublicinterest,andareareasonablemeansto furtherthatinterest,thelanduseregulationsaretypicallyvalid. Certainlargeutilityinstallationsaresubjecttostateregulatoryauthoritythat canpreemptlocalzoningcontrol.However,onecurrentproject,knownasthe AuroraprojectbyGeronimoEnergy,isworkingonamulti-sitedistributed solarenergydevelopmentwhichincludesatleastonesiteinWrightCounty, amongseveralothersaroundthestate.GeronimoexpectstoseekCounty and/orTownshipzoningapprovalsforthoseinstallations. III.LandUseRegulation/Objectives a.Potentiallanduseissues i.Neighboringpropertyimpacts.Oneofthemostcommonissues addressedbylanduseregulationsarepotentialimpactsofauseon neighboringlanduses.Ofpotentialconcernwithsolarfarmswouldbe visualglarereflectingfromthesolarpanels,particularlyinalarge array.Formostofthelargerprojects,itappearsthatthetechnology includesananti-reflectivecoatingonthepanelsthatminimize reflectiveglare.Thepanelinstallationsthemselves,whenground- mounted,aretypicallydesignedtorotateforsunangle,andare between6and10feettall.Thesearrayswouldtypicallybevisibleto adjoiningproperty. ii.Publicsafetyandinfrastructureimpacts.Thefacilitiesgeneratealmost noon-sitetrafficafterconstructioniscomplete.Occasional maintenancevisitsoccur,includingwashingactivity.Apartfromthis, thereisnoothersanitarysewerorwaterusefromthetypicalfacility. iii.Trafficandutilityinvestment.Becausetheygeneratenotrafficor municipalutilityuse,thesefacilitieshavethecapacitytoconsume privatelandthathas,formostareasoftheCityorthenearby MonticelloOrderlyAnnexationArea,beenplannedforurban development.BecausetheCity’sinfrastructureinvestments,along PlanningCommissionAgenda:1/14/15 5 withitseconomicdevelopmentobjectives,arebasedontaxbaseand employmentgeneration,largeareasoflanddevotedtousesthatsupply neitheroftheseraisequestionsastotheirsuitabilityforurban locations.TheCitycouldalsoexpectincreasesinutilityinfrastructure costsifitwerenecessarytoextenditsutilitylinesandstreetspastsuch areastocontinueitsdevelopmentpattern. iv.Employmentgeneration.Asnoted,facilitiesofthistypegenerateno permanentemploymentforthesiteitself.Insomecases,theCityis willingtoforgoaportionofitspropertytaxrevenuewhen employmentgeneratedbyanewprojectmeetstheeconomic developmentobjectivesofthecommunity.Thisbenefitwouldnotbe availablefromasolarfarmuse. b.AccessoryUse.AnAccessoryUse,accordingtothezoningordinance,isone thatis“subordinateandincidental”tothemainactivityorstructureonthesite –usuallyreferredtoasthe“principal”useorstructure.Suchausecanbe subordinateorincidentalinsize,scope,orimpactsonadjoiningproperty.In mostcases,anaccessoryuseisconsideredanactivitythatisinsupportofand directlyrelatedtotheoperationoftheprincipalactivityonthesite. i.Size,Location,Design,etc.Monticellocurrentlypermitssolarenergy installationsasaccessorystructureswhenattachedtootherprincipal usesofproperty.Thecoderequiressuchfacilitiestomeetsetbacks andheightstandardsapplicabletotheprimarybuildingsonthesite. ii.Building-mountorGround-mount.Currentzoningrequirements addresssolarfacilitiesthatarean“integralpart”ofthestructureto whichtheyareattached,withtheimplicationthatground-mounted solararraysarenotpermissibleundertheaccessoryuseregulations. iii.Proportionality.Thezoningordinancedoesnotaddressthespecific amountorproportionofastructureorsitethatcanbeoccupiedby solarfacilitiesandstillqualifyasanaccessoryuse,althoughthe ordinancestatesthataccessoryusesshallbesubordinateissizeand scopetotheprincipaluse.Itisconceivablethatgoingforward,adding definitiontothisallowancewouldensurethatnewsolarinstallations intendedtobe“accessory”willindeedbe“incidental”totheprincipal useofproperty. c.PrincipalUse.ThePrincipalUseofpropertyisthemain,orprimary,purpose forwhichlandisintendedanddeveloped.Principalusesareusually distinguishedbysizeorextent,andalmostcertainlybyimpact,from accessoryuses. i.Landuseregulationgoals.Whenlanduseplansarepreparedand regulationsareestablished,principalusesarethosethatarethefocus oftheplans.TheCity’slandusegoalsaredesignedtoprovidefor PlanningCommissionAgenda:1/14/15 6 high-returnlandusesintermsofqualityoflifetotheCity’sresidents. TheCityhasdevelopedaseriesofeconomicdevelopmentgoals, supportedbytheComprehensivePlan,thatincorporateanexpectation forgooddesign,diverselifestyleopportunities,andefficiencyin providinggovernmentalservices.Landusesthatcannotmeetthese objectivesareincompatiblewithurbandevelopmentinMonticello. TheCityacknowledgesthatvariouseconomicactivitiesarenecessary tosupporturbangrowth,butwhichmaynotbecompatiblewithurban development.Theseusesaremorelikelytobelocatedinruralareas, andincludeagricultureandsimilarusesthatdonotuseurbanservices. ii.Tax/serviceimpacts.ImplicitintheCity’surbandevelopment objectivesistheneedtogeneratepropertytaxes,onwhichtheCity reliestodeliverservices,andtheneedtoregulatelandusesinaway thatpermitstheCitytodeliverthoseservicesasefficientlyaspossible tokeeppropertytaxratesaslowaspossible.Variousscenarioscan interferewiththesegoals.Oneexamplewouldbealandusethat consumesservicesatgreaterratesthanothers,butwhichgenerates taxablevalueatdisproportionatelylowrates.Thiswouldresultin spreadingtheburdenofpublicservicestoothertaxpayersintheCity. Whileasolarfarmusedoesnotgenerateademandforservices,italso createsarelativelylowpropertytaxcapacity,comparedtootherland uses.Inaddition,withoutusinganyservices,butinalocationinthe midstofacurrentorfuturegrowingurbanarea,anunproductiveuse suchasasolarfarmrequiresadditionalexpendituresofCitycapitalto extendservicespasttheunproductivelandtofartherdevelopment. Thiscreatesasprawlimpactthatraisescostsforothertaxpayers. IV.RegulationOptions. TheCityhasanumberofpotentialoptionsinregulatingsolarenergyproduction. Asnotedabove,thecurrentregulationsspecificallypermitaccessorysolar facilities,withlimiteddefinitionastohowthosefacilitiescanbeinstalledona property.Thezoningregulationsaresilentonsolarenergyproductionasa principaluse,butvariouscategoriesofusetouchonelectricalgeneration. Inallzoningdistricts,thezoningordinanceallows“Utilities(major)”asa conditionaluse(Utilitiesdonotspecificallyincludeelectricalpowergeneration, butincluderegionalorcommunity-wideservicesthatentailtheconstructionof buildingand“electricalsubstations”).Theprovisionsrelatedtothisclassofuse statethat“Anelectricalpowerfacility...shallbesetbackatleast100feetfrom alllotlines.Serviceorstorageyardsshallbeprohibited.” PlanningCommissionAgenda:1/14/15 7 EssentialServicesareidentifiedintheordinanceasthestructuresand appurtenancesthatarenecessaryto(usually)distributeutilityservicestothe community.Examplesarepipelines,poles,wires,cableboxes,andsimilar structures.Theseareallowedinallzoningdistrictsaspermitteduses.Theyare definedintheMonticellozoningordinanceatChapter8.4. Staffbelievesthatcreatingbetterdefinitionsrelatedto“utilities”,aswellas “essentialservices”willaddclaritytotheordinance,inadditiontolanguagethat addressessolarenergyproductionasaseparateuse. ThePlanningCommissionisaskedtoprovidestaffwithdirectionasrelatedtothe regulationoptionsoutlinedbelow. a.AllowasBothPrincipalandAccessoryUses i.Permitted/ConditionalUsealternatives.TheCity’szoningregulations cantreatsolarenergyproductionasapermittedorconditionaluse, regardlessofwhethertheactivityistheprincipaloraccessoryuseof land.Asnotedabove,thecurrentlanguageallowssolarinstallations aspermittedaccessoryuses–thispatternisappropriate,butwould benefitfromaddedclarificationastothelimitsofwhatconstitutesan “accessory”useinthecaseofsolarpowerfacilities. Asaprincipaluse,theactivityisnotcurrentlyallowed,althoughthe codelanguageisnotclearasitappliestothetypesoffacilities currentlybeingplannedaroundthestate.IftheCitydoespreferto allowsolarenergygenerationasaprincipaluseofland,itwouldlikely requireanumberofspecificstandardstobecompatiblewith neighboringurbandevelopment,includinglocationandscope.Ifthis approachisconsidered,itwouldbebesttospecifytheuseasa ConditionalUseinspecificzoningdistricts,andidentifyaminimum setofconditionsforconsideration. ii.Limitsofauthority.ItisimportanttonotethatasaConditionalUse,a specificuseispresumedtobeacceptableinagivenzoningdistrict, subjecttocompliancewithreasonableandapplicableconditions designedtomitigatespecificimpactscreatedbytheuse.Assuch,a ConditionalUsePermitisnot“deniable”whentheapplicantcanmeet theconditionsthattheCityplacesonthepermit.ConditionalUse Permitsrunwiththeland,andarenottime-limited.Itispossibleto considerthisuseasan“interim”use,buttheCityshouldbecautiousin knowingthatfacilitieswithsuchextensivecapitalcostsarenotlikely toterminateintheforeseeablefuture. PlanningCommissionAgenda:1/14/15 8 b.AllowasAccessoryUseOnly.AsecondoptionfortheCitywouldbeto incorporatetheclarificationchangestothecodenotedaboveregarding essentialservices,solarenergysystemsasaccessoryuses,andutilities,and prohibittheprincipaluseofpropertyforsolarenergyproduction.Staff believesthatthisistheintentofthecurrentzoninglanguage,butthecurrent proposalsinthemarketraiseconcernsthattheCity’szoningregulationsdo notadequatelyaddressthisuseintheintendedmanner. i.Pros/Cons–relativetocompetingobjectives. Theadvantagesofthe“accessoryuseonly”approachareasfollows: 1.Solarenergyproductionisallowed,butinwaysthatminimize theirimpactstoadjoiningproperty. 2.Solarenergyfarmswouldnotbeallowed,thustheissues relatedtopropertytaxandmunicipalserviceextensionswould beeliminated. 3.Intheeventthatauserdevelopsamoreuniquemethodof creatingasolararrayasaprincipaluse,thatpartycould approachtheCitytoproposeanamendment,andshowhow thatmethodwouldoffsettheCity’sconcernsnotedabove. Thedisadvantagesofprohibitingsolararraysasprincipaluseslargely relatetothepoliticaldiscussioninthatsomemaysuggestthattheCity isinterferingintheabilityofconsumerstopurchase,orutilitiestosell, electricalpowerfromalternativegenerationsources.TheCitywould notbeprohibitingsolarenergyproduction,butwouldbeidentifying solar“farms”asaruraluse,ratherthananurbanone. ii.Potentiallimitationsonsize/location/impacts.TheCitycanconsidera widevarietyoflimitationstosolarenergyarraysasaccessoryuses, dependingonuseandzoningdistrict.Thesemayincludethe following: 1.Generallyallowsolararraysasroof-mountedsystems,and createamaximumheightextension. 2.Ensurethatsolararraysaredevelopedtominimizeglare, includingadequateprotectivescreeningorcoatingsas appropriate. 3.Limitsolararraystolocationsthatarenotvisiblefromthe publicrightofwayinresidentialareas,orrequirethattheyare integratedintothedesignandarchitectureofthehome. 4.Allowground-mountedsolararraysintherearyardswhen sucharrayscompriseanaggregateareanomorethan20%of thesizeoftheprincipalstructure. 5.Allowground-mountedsolararraysonbusinessandindustrial propertybyConditionalUsePermit,withsizelimitations relatedtocurrentaccessorybuildingallowances,andinsucha PlanningCommissionAgenda:1/14/15 9 waythatwouldnotimpedeprincipalbuildingorsiteuse expansion. 6.Requirethatbusiness/industrialground-mountedsystemsbe allowedonlywhereapplicantsshowthatroof-mountedsystems arenotpracticalduetobuildingstrength/support. 7.Requirethataccessorybuildingsrelatedtosolararrays constitute,orareincludedin,theallowedaccessorybuilding constructiononthesubjectproperty. 8.IncludetheexistingrequirementsoftheCity’scode,including arequirementthatallinstallationsmeetheightandsetback requirementsapplicabletoaccessoryusesintheunderlying zoningdistrict. V.Conclusion/Recommendation Theprospectof“solarfarm”installationsof5acresormorehasraisedanissue fortheCityinhowitregulatessolarinstallationsgenerally,andparticularly,in thetreatmentofsolarenergyproductionasapotentialprincipaluseofproperty. ThisreportnotesthattheintentoftheCity’szoninghasbeentoallowsolar energyfacilitiesasaccessoryusestructures,butwithanassumptionthatelectrical generationasaprincipalusewouldbemoresimilartotheXcelgenerationplant– ataxbaseandemployment-generatingfacility. Toaddressthisconcern,theCityenactedadevelopmentmoratoriumonsolar energyasapermitteduselastNovember,withtheunderstandingthattheCity wouldfurtherinvestigatetheissuesrelatedtothisuseandconsideramendments toitszoningregulations. Basedontheanalysisandstudy,staffisrecommendingthefollowing amendments: A.RetainthecurrentrequirementsforSolarEnergySystemsintheZoningCode, Chapter5.3(D)(29)foraccessoryuse B.Amendthelanguageinthatsectiontoaddtherequirementssuggestedinthis report,asfollows: 1.Generallyallowsolararraysasroof-mountedsystems,and createamaximumheightextension. 2.Ensurethatsolararraysaredevelopedtominimizeglare, includingadequateprotectivescreeningorcoatingsas appropriate. 3.Limitsolararraystolocationsthatarenotvisiblefromthe publicrightofwayinresidentialareas,orrequirethattheyare integratedintothedesignandarchitectureofthehome. PlanningCommissionAgenda:1/14/15 10 4.Allowground-mountedsolararraysintherearyardswhen sucharrayscompriseanaggregateareanomorethan20%of thesizeoftheprincipalstructure. 5.Allowground-mountedsolararraysonbusinessandindustrial propertybyConditionalUsePermit,withsizelimitations relatedtocurrentaccessorybuildingallowances,andinsucha waythatwouldnotimpedeprincipalbuildingorsiteuse expansion. 6.Requirethatbusiness/industrialground-mountedsystemsbe allowedonlywhereapplicantsshowthatroof-mountedsystems arenotpracticalduetobuildingstrength/support. 7.Requirethataccessorybuildingsrelatedtosolararrays constitute,orareincludedin,theallowedaccessorybuilding constructiononthesubjectproperty. 8.IncludetheexistingrequirementsoftheCity’scode,including arequirementthatallinstallationsmeetheightandsetback requirementsapplicabletoaccessoryusesintheunderlying zoningdistrict. C.ClarifythedefinitionofEssentialServicestospecifythattheidentifieditems aresupportfacilitiesandstructures,butnotbuildingsforhumanuseor occupancy. D.ClarifythedefinitionofUtilities-Majortospecifythattheidentifieduses listedat(A)Publicinfrastructureservicesincludebuildingsorstructuresthat areintendedtohousehumanactivity.Byexample,staffwouldsuggestthat thedefinitionofthisusespecificallyincludeareferencetoemploymentanda needforurbanservices. E.Clarifythatsolarenergygenerationisnotallowedasastand-alone,principal useofproperty,includingwithindefinitions. F.Amendthezoningusetable(Table5.1)tospecifythatUtilities-Majorare allowedbyCUPonlyintheI-1,LightIndustrialDistrict,I-2,HeavyIndustrial DistrictandtheB-2,LimitedBusinessDistrict. B.ALTERNATIVEACTIONS: 1.Motiontocontinuethepublichearinganddirectstafftoprepareamendmentsto theZoningOrdinanceasrecommendedinthestaffreportof1/14/15for considerationatthePlanningCommission’snextregularmeeting. 2.Motiontotableactionontheissue,pendingadditionalinformation. C.STAFFRECOMMENDATION: PlanningCommissionAgenda:1/14/15 11 Asnotedabove,staffisrecommendingaseriesofamendmentstothezoning ordinance,summarizedbelow.WithcommentsanddirectionfromthePlanning Commission,staffwillpreparethoseamendmentsforconsiderationatthenext regularmeeting. A.RetainthecurrentrequirementsforSolarEnergySystemsinthe ZoningCode,Chapter5.3(D)(29)foraccessoryuse. B.Amendthelanguageinthatsectiontoaddtherequirementssuggested inthisreport,asfollows: 1.Generallyallowsolararraysasroof-mountedsystems,and createamaximumheightextension. 2.Ensurethatsolararraysaredevelopedtominimizeglare, includingadequateprotectivescreeningorcoatingsas appropriate. 3.Limitsolararraystolocationsthatarenotvisiblefromthe publicrightofwayinresidentialareas,orrequirethattheyare integratedintothedesignandarchitectureofthehome. 4.Allowground-mountedsolararraysintherearyardswhen sucharrayscompriseanaggregateareanomorethan20%of thesizeoftheprincipalstructure. 5.Allowground-mountedsolararraysonbusinessandindustrial propertybyConditionalUsePermit,withsizelimitations relatedtocurrentaccessorybuildingallowances,andinsucha waythatwouldnotimpedeprincipalbuildingorsiteuse expansion. 6.Requirethatbusiness/industrialground-mountedsystemsbe allowedonlywhereapplicantsshowthatroof-mountedsystems arenotpracticalduetobuildingstrength/support. 7.Requirethataccessorybuildingsrelatedtosolararrays constitute,orareincludedin,theallowedaccessorybuilding constructiononthesubjectproperty. 8.IncludetheexistingrequirementsoftheCity’scode,including arequirementthatallinstallationsmeetheightandsetback requirementsapplicabletoaccessoryusesintheunderlying zoningdistrict. C.ClarifythedefinitionofEssentialServicestospecifythattheidentified itemsaresupportfacilitiesandstructures,butnotbuildingsforhuman useoroccupancy. D.ClarifythedefinitionofUtilities-Majortospecifythattheidentified useslistedat(A)Publicinfrastructureservicesincludebuildingsor structuresthatareintendedtohousehumanactivity. PlanningCommissionAgenda:1/14/15 12 E.Clarifythatsolarenergygenerationisnotallowedasastand-alone, principaluseofproperty. F.Amendthezoningusetable(Table5.1)tospecifythatUtilities-Major areallowedbyCUPonlyintheI-1,LightIndustrialDistrict,I-2, HeavyIndustrialDistrictandtheB-2,LimitedBusinessDistrict. D.SUPPORTINGDATA: A.MonticelloZoningOrdinance,Chapter5,Sections1–UseTable,excerpt B.MonticelloZoningOrdinance,Chapter5,Section2–Use-SpecificStandards, excerpt C.MonticelloZoningOrdinance,Section3–AccessoryUseStandards,excerpt D.MonticelloZoningOrdinance,Chapter8,Section4–Definitions,excerpt E.SelectedDataandBackgroundResources PlanningCommissionAgenda:1/14/15 13 EXHIBITE SelectedDataandBackgroundResources: LeagueofMinnesotaCities MinnesotaStatutesChapter216(PublicUtilitiesCommission) MinnesotaStatuesChapter462.357(PlanningandLandUse/Zoning) XcelEnergy(http://www.xcelenergy.com/Environment/Renewable_Energy) Wright-HennepinElectricCooperative(http://www.whe.org/for-my-home/products- services/wh-solar.html) http://stmedia.startribune.com/documents/Geronimo+solar+proposal.pdf http://www.herald-journal.com/farmhorizons/2014-farm/solar-project.html http://www.icleiusa.org/blog/get-does-updated-solar-guidebook-for-local-governments http://www.energy.ca.gov/2009publications/DOE-1000-2009-032/DOE-1000-2009-032.PDF http://www.lawofrenewableenergy.com/2014/09/articles/solar/mn-community-solar-garden- program-approved/ http://www.mprnews.org/story/2014/12/17/ground-level-solar-garden http://ilsr.org/community-solar-gardens-sprouting-minnesota/ http://mncommunitysolar.com/ http://icma.org/en/icma/knowledge_network/documents/kn/Document/305385/Solar_Poweri ng_Your_Community_Workshop_Minneapolis__St_Paul http://icma.org/Documents/Document/Document/305385 http://greenstep.pca.state.mn.us/modelOrdinances.cfm http://www.revenue.state.mn.us/local_gov/prop_tax_admin/Pages/ptamanual.aspx CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 308 City of Monticello Zoning Ordinance (c) Interim Permitted Uses = I An “I” indicates that a use may be permitted for a brief period of time provided certain conditions are met, and a specific event or date can be established for discontinuance of the use. Inability of the City ]o establish conditions to adequately control anticipated impacts is justification for denial of an interim permitted use. Interim Permitted Uses may also be subject to special regulations as referenced in the “Additional Requirements” column. (d) Prohibited Uses = Shaded Cells A shaded cell indicates that the listed use is prohibited in the respective base zoning district. (e) Unlisted Uses If an application is submitted for a use that is not listed in Table 5-1, the Community Development Department is authorized to classify the new or unlisted use into an existing Use Type that most closely fits the new or unlisted use. If no similar use determination can be made, the use will be considered prohibited in which case an amendment to the ordinance text would need to be initiated to clarify if, where, and how a proposed use could be established. TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Agricultural Uses Agriculture P P P P P P P P P P P P *SE E T A B L E 5 -1A P P P 5.2(B)(1) Agricultural Sales P 5.2(B)(2) Community Gardens P P P P P P P P P 5.2(B)(3) Stables C 5.2(B)(4) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 309 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Residential Uses 5.2(C)(1) Attached Dwelling Types 5.2(C)(2)(a) - Duplex P C *SE E T A B L E 5-1A 5.2(C)(2)(b) - Townhouse C P 5.2(C)(2)(c) - Multiple-Family C P C C 5.2(C)(2)(d) Detached Dwelling P P P P P P None Group Residential Facility, Single Family P P P P P 5.2(C)(3) Group Residential Facility, Multi-Family C C C 5.2(C)(3) Mobile & Manufactured Home / Home Park C C C P C 5.2(C)(4) Civic & Institutional Uses Active Park Facilities (public) P P P P P P P P P P P P *SE E T A B L E 5-1A P P P None Active Park Facilities (private) P P P P P P P 5.2(D)(1) Assisted Living Facilities C P C 5.2(D)(2) Cemeteries C C C C C C C 5.2(D)(3) Clinics/Medical Services C P P C None Essential Services P P P P P P P P P P P P P P P None Hospitals C P P C 5.2(D)(4) Nursing/Convalescent Home C C C C C C C C C P P 5.2(D)(5) Passenger Terminal C C C C None Passive Parks and Open Space P P P P P P P P P P P P P P P None Public Buildings or Uses C C C C C C C P C C P P C P P 5.2(D)(6) Schools, K-12 C C C C C C I I 5.2(D)(7) Schools, Higher Education C None Place of Public Assembly C C C C C P 5.2(D)(8) Utilities (major) C C C C C C C C C C C C C C C 5.2(D)(9) Office Uses Offices P P C P * P P P 5.2(E) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 310 City of Monticello Zoning Ordinance TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Commercial Uses Adult Uses *SE E T A B L E 5-1A P P 3.7(K) Auction House C 5.2(F)(2) Auto Repair – Minor C C P P 5.2(F)(3) Automotive Wash Facilities P C 5.2(F)(4) Bed & Breakfasts C C C C C 5.2(F)(5) Boarding House C 5.2(F)(6) Business Support Services P P P P P None Commercial Lodging C P P 5.2(F)(7) Communications/Broadcasting P P P P 5.2(F)(8) Convenience Retail C P P P 5.2(F)(9) Country Club C 5.2(F)(10) Day Care Centers C C P P C 5.2(F)(11) Entertainment/Recreation, Indoor Commercial P C C C 5.2(F)(12) Entertainment/Recreation, Outdoor Commercial C C C C 5.2(F)(13) Financial Institution P C P 5.2(F)(14) Funeral Services P P 5.2(F)(15) Kennels (commercial) C 5.2(F)(16) Landscaping / Nursery Business P 5.2(F)(17) Personal Services C P P P P P 5.2(F)(21) Recreational Vehicle Camp Site C C 5.2(F)(23) Repair Establishment C P P 5.2(F)(24) Restaurants C P P 5.2(F)(25) Retail Commercial Uses (other) P P P 5.2(F)(26) Specialty Eating Establishments C P P P 5.2(F)(27) Vehicle Fuel Sales C C C 5.2(F)(28) Vehicle Sales and Rental C C 5.2(F)(29) Veterinary Facilities (Rural) C 5.2(F)(30) Veterinary Facilities (Neighborhood) C C C 5.2(F)(30) Wholesale Sales P P P None CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 311 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Industrial Uses Auto Repair – Major C *SE E T A B L E 5-1A P P 5.2(G)(1) Bulk Fuel Sales and Storage P P 5.2(G)(2) Contractor's Yard, Temporary I I I 5.2(G)(3) Extraction of Materials I I I 5.2(G)(4) General Warehousing C C P P 5.2(G)(5) Heavy Manufacturing C 5.2(G)(6) Industrial Services C P None Land Reclamation C C C C C C C C C C C C C C C 5.2(G)(7) Light Manufacturing P P P 5.2(G)(8) Machinery/Truck Repair & Sales P P 5.2(G)(9) Recycling and Salvage Center C C 5.2(G)(10) Self-Storage Facilities P C P 5.2(G)(11) Truck or Freight Terminal C P P 5.2(G)(12) Waste Disposal & Incineration C 5.2(G)(13) Wrecker Services C P 5.2(G)(14) TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Sub-Districts Exceptions Additional Requirements F-1 F-2 F-3 L Commercial Day Care C C C C none 5.2(F)(11) Commercial Lodging P P C none 5.2(F)(7) Commercial Offices – Principal C P P C L-2: NA first floor, CUP upper floors 5.2(F)(19) Commercial Recreation: Indoor P P C C none 5.2(F)(12) Commercial Recreation: Outdoor C C none 5.2(F)(13) Convenience Retail C P* C C *F-2 Drive Through by CUP 5.2(F)(9) Funeral Services C C none 5.2(F)(15) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 312 City of Monticello Zoning Ordinance TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Sub-Districts Exceptions Additional Requirements F-1 F-2 F-3 L Medical / Clinical Services C P P P L-2: NA first floor, CUP upper floors 5.2(F)(18) Personal Services P P P P L-2: NA first floor, CUP upper floors L-3: CUP 5.2(F)(21) Places of Public Assembly C C C C none 5.2(F)(22) Professional Office-Services Including Financial Institutions P P P C L-2: NA first floor, CUP upper floors 5.2(F)(14) 5.2(F)(20) Restaurants, Bars < 10,000 SF P P C C none 5.2(F)(25) Restaurants, Bars > 10,000 SF P C C none 5.2(F)(25) Retail Sales < 10,000 SF P P C C none 5.2(F)(26) Retail Sales > 10,000 SF P C C none 5.2(F)(26) Retail with Service P C C L-2: NA first floor, CUP upper floors 5.2(F)(26) Specialty Eating Establishments < 10,000 SF P* P* C* P* *Drive Through by CUP 5.2(F)(27) Vehicle Fuel Sales C C C 5.2(F)(28) Veterinary Facilities C P C C none 5.2(F)(30) Residential – Upper Floors P P P P L-2: NA Residential – Street Level C C L-2: NA Residential – Multiple Family C C L-2: NA Residential – Townhouse C none Residential – Single Family C none Industrial PUD L-3: PUD Only Public Buildings or Uses C C C P none CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (F) Regulations for Commercial Uses Page 326 City of Monticello Zoning Ordinance (9) Utilities (major) (a) An electrical power facility, substation, or transmission station shall be set back at least 100 feet from all lot lines. Service or storage yards shall be prohibited. (b) All commercial WECS systems shall adhere to the requirements of Section 4.12 in this ordinance. (E) Regulations for Office Uses (1) Outdoor storage shall be prohibited. (2) Buildings or structures with less than 51 percent of office space shall not be classified as an office use and shall be regulated by the other use of the structure. (3) If in the B-1 district, the following shall apply: (a) The traffic generated will not raise traffic volumes beyond the capacity of the surrounding area. (b) The architectural appearance of the building housing the office use shall reflect the building character of the area and shall not be so dissimilar as to cause impairment of property values or constitute a blighting influence within the neighborhood. (c) The provisions of this ordinance are considered and satisfactorily met. (d) The site shall conform to signage requirements provided under Section 4.5 of this Code. (e) The site shall conform to lighting requirements as provided in this ordinance. The lighting shall be restricted to be consistent with the hours of operation, within one half hour of open and close times. (F) Regulations for Commercial Uses (1) Reserved (2) Auction House (a) The architectural appearance and function plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses City of Monticello Zoning Ordinance Page 355 (C) Table of Permitted Accessory Uses (1) Listed Accessory Uses Table 5-4, lists the allowed types of accessory uses and structures within each zoning district. If a specific accessory use is allowed in a district, the column underneath the district is marked with a "P." If a specific accessory use is conditionally permitted in a district, the column underneath the district is marked with a "C." If the accessory use or structure is not allowed in a district, the column is shaded. If there is a reference contained in the column entitled "Additional Requirements", refer to the cited section(s) for additional standards that apply to the specific accessory use. (2) Interpretation of Unidentified Accessory Uses (a) The Community Development Department shall evaluate applications for accessory uses that are not identified in Table 5-4 on a case-by-case basis using the following standards: (i) The definition of “accessory use” (see Section 8.4 – Definitions) and the general accessory use standards and limitations established in Section 5.3(B); (ii) The additional regulations for specific accessory uses established in Section 5.3(D), Specific Standards for Certain Accessory uses; (iii) The purpose and intent of the base and overlay districts in which the accessory use or structure is located; (iv) Any potential adverse impacts the accessory use or structure may have on other lands in the area as compared to other accessory uses permitted in the district; and (v) The compatibility of the accessory use or structure, including the structure in which it is housed (if applicable), with other principal and accessory uses permitted in the district. (b) The decision of the Community Development Department to permit or deny an unlisted use or structure is final, but may be appealed pursuant to Section 2.4(H). Section 8.4: Definition of “accessory” Section 8.4: Definition of “use” Section 5.3(B): General Standards and Limitations for Accessory Uses and Structures Section 5.3(D): Specific Standards for Certain Accessory Uses Section 2.4(H): Appeal of Administrative Decisions CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses Page 356 City of Monticello Zoning Ordinance (3) Table of Permitted Accessory Uses and Structures TABLE 5-4: ACCESSORY USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Accessory Dwelling Unit P P P P P 5.3(D)(1) Accessory Building – minor (≤ 120 square feet) P P P P P P P P P P P P P P P P 5.3(D)(2) Accessory Building – major (> 120 square feet) P P P P P P P C P P P P P P P P 5.3(D)(3) Adult Use – accessory C 5.3(D)(4) Agricultural Buildings P 5.3(D)(5) Automated Teller Machines (ATMs) P P P P P P P P 5.3(D)(6) Automobile Repair – Major C 5.3(D)(7) Automobile Repair – Minor C 5.3(D)(8) Boarder(s) P P P 5.3(D)(9) Co-located Wireless Telecommunications Antennae C C C C C C C C C C C C C C C C 4.13(E) Commercial Canopies P P P P P P P P 5.3(D)(10) Commercial Transmission/ Reception Antennae/ Structures C C C C C C 4.13(D) Donation Drop-off Containers P P 5.3(D)(11) Drive-Through Services P P P C P P P 5.3(D)(12) Entertainment/Recreation – Outdoor Commercial C C C C 5.3(D)(13) Fences or Walls P P P P P P P P P P P P P P P P 4.3 Greenhouse/Conservatory (non-commercial) P P P P P P P P P P P P P P P P 5.3(D)(14) Heliports C C C C C 5.3(D)(15) Home Occupations P P P P P P P P P P 5.3(D)(16) Indoor Food / Convenience Sales P P P P P P P P 5.3(D)(17) Indoor Storage P P P P P P 5.3(D)(18) Incidental Light Manufacturing P P P P P P P P 5.3(D)(19) Machinery/Trucking Repair & Sales C 5.3(D)(20) Office P P P P P P none Off-street Loading Space P P C P P P P P P P 4.9 CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses City of Monticello Zoning Ordinance Page 357 TABLE 5-4: ACCESSORY USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Off-street Parking P P P P P P P P P P P P P P P P 4.8 Open Sales P P P P P P P C C C 5.3(D)(21) Operation and storage of agricultural vehicles, equipment, and machinery P 5.3(D)(22) Outdoor Sidewalk Sales & Display (businesses) P P P P P P P P 5.3(D)(23) Outdoor Storage P P P P P P P P P P C C C P P 5.3(D)(24) Park Facility Buildings & Structures (public) P P P P P P P P P P P P P P P P 5.3(D)(25) Private Amateur Radio P P P P P P P P P P P P P P P P 4.13(B) Private Receiving Antennae and Antenna Support Structures P P P P P P P P P P P P P P P P 4.13(C) Retail Sales of Goods (as part of an office or industrial use) P P P P P P C C 5.3(D)(26) Shelters (Storm or Fallout) P P P P P P P P P P P P P P P P 5.3(D)(27) Sign(s) P P P P P P P P P P P P P P P P 5.3(D)(28) Solar Energy System P P P P P P P P P P P P P P P P 5.3(D)(29) Swimming Pool P P P P P P P P P P P P P P P P 5.3(D)(30) Large Trash Handling and Recycling Collection Area P P P P P P P P P P P P 5.3(D)(31) Wind Energy Conversion System, Commercial C C C C C 5.3(D)(32) Wind Energy Conversion System, Non-commercial C C C C C C C C C C C C C C C C 5.3(D)(33) Wireless Telecommunications Support Structures C C C C C C C 4.3(E) 4.3(F) (D) Additional Specific Standards for Certain Accessory Uses (1) Accessory Dwelling (a) Accessory dwelling units are permitted only on lots with single-family detached dwellings. (b) No more than one accessory dwelling unit per lot is permitted. CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses Page 374 City of Monticello Zoning Ordinance (c) Access. The building where such use is located is one having direct access to a collector or arterial level street without the necessity of using residential streets. (d) Hours. Hours of operation are limited to 8:00 a.m. to 9:00 p.m. The provisions of this section are considered and satisfactorily met. (27) Shelters (Storm or Fallout) Storm and fallout shelters shall not alter the character of the premises with respect to the primary use as permitted in the district. (28) Sign(s) All signs within the City shall comply with the finishing standards contained in Section 4.5, Signs. (29) Solar Energy Systems (a) All solar energy systems shall be operable and maintained in good repair. (b) Solar energy systems shall meet all required setbacks and height requirements of the underlying zoning district. (c) Solar energy systems shall be an integral part of the structure to which they are attached. (d) As a means of evidencing existing solar access conditions prior to installation, the owner of a solar energy system may file notarized photographs of the subject area with the Community Development Department prior to installation of said system. (30) Swimming Pools (a) All swimming pools, hot tubs, spas, and other water tanks exceeding 24 inches in depth must be fenced in accordance with the provisions of Section 5.3(D)(29)(b) below. (b) Residential swimming pool fences shall be constructed as follows: (i) Residential swimming pool fences must be at least 48 inches in height. The fence must not permit the passage of a 4-inch sphere through openings in the fence. Fences must be constructed of durable, corrosion- and decay- resistive materials. Openings below the fence to grade must not exceed 4 inches. Section 4.5: Signs CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots Page 426 City of Monticello Zoning Ordinance ENTERTAINMENT, OUTDOOR COMMERCIAL: An establishment providing recreation or entertainment activities primarily occurring outdoors. Accessory uses may include the preparation and serving of food, the sale of equipment related to the outdoor uses, and complementary indoor entertainment facilities. Examples of outdoor commercial entertainment businesses include, but are not limited to, a golf driving range, sand volleyball courts, go-carts, or a miniature golf course. This use does not include projectile weapon ranges (archery or shooting),a stadium or a drive-in movie theater. ERECT: Activity of constructing, building, raising, assembling, placing, affixing, attaching, creating, painting, drawing or any other way of bringing into being or establishing. EROSION CONTROL: A measure that prevents erosion including but not limited to: soil stabilization practices, limited grading, mulch, temporary or permanent cover, and construction phasing. EROSION CONTROL INSPECTOR: A designated agent given authority by the City of Monticello to inspect and maintain erosion and sediment control practices. ESSENTIAL SERVICES: Public or private utility systems for gas, electricity, steam, sewer and water; voice, television, and digital communications systems; and waste disposal and recycling services. These services include underground, surface, and overhead systems and all accessories thereto such as poles, towers, wires, mains, drains, vaults, culverts, laterals, sewers, pipes, catch basins, water storage tanks, conduits, cables, fire alarm boxes, police call boxes, traffic signals, pumps, lift stations, hydrants, and other similar features necessary for the function of the essential service. Wireless radio frequency reception and transmission antennas and support structures shall not be considered an essential service. EXTRACTION OF MATERIALS: the development or extraction of a natural resource in excess of four hundred (400) cubic yards from its natural occurrences on affected land without processing. EXTRACTIVE USE: The use of land for surface or subsurface removal of sand, gravel, rock, industrial minerals, other nonmetallic minerals, and peat not regulated under Minnesota Statutes, sections 93.44 to 93.51. EVERGREEN TREE: A tree that retains some or most of its leaves or needles throughout the year. EXISTING TREE CANOPY: The crowns of all healthy self-supporting canopy trees with a diameter at breast height (DBH) of ten inches or greater and understory trees with a caliper size of four inches or greater at breast height. CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 449 SPECIAL EVENT: An event which plans for or can reasonably expect to attract more than 100 persons at any one time such as cultural events, musical events, celebrations, festivals, fairs, carnivals, etc. SPEECH, COMMERCIAL: Speech advertising a business, profession, commodity, service or entertainment. SPEECH, NON-COMMERCIAL: Dissemination of messages not classified as commercial speech which include, but are not limited to, messages concerning political, religious, social, ideological, public service and informational topics. SITE LANDSCAPING: Required vegetative material consisting of trees and shrubs that are placed on a development site to soften built edges and provide transitions. [See Section 4.1(H)] SHOPPING CENTER: An integrated grouping of commercial stores under single ownership or control. See also “RETAIL COMMERCIAL USES” SLOPE: Means the degree of deviation of surface from the horizontal, usually expressed in percent or degrees. SOLAR ENERGY: Radiant energy (direct, diffuse, and reflected) received from the sun. SOLAR ENERGY SYSTEM: A set of devices whose primary purpose is to collect solar energy and convert and store it for useful purposes including heating and cooling buildings or other energy-using processes, or to produce generated power by means of any combination of collecting, transferring, or converting solar-generated energy. SPECIALTY EATING ESTABLISHMENTS: Establishments selling specialty food items that normally do not constitute a full meal, including but not limited to: ice cream parlors, dessert cafes, snack shops, juice and coffee houses, and bakeries. STABILIZATION / STABILIZED: The exposed ground surface has been covered by appropriate materials such as mulch, staked sod, riprap, wood fiber blanket, or other material that prevents erosion from occurring. Grass seeding is not stabilization. STABLE: A building in which horses are sheltered; may be accessory to a residential or other use or a freestanding principal use. START OF CONSTRUCTION: The first land-disturbing activity associated with a development, including land preparation such as clearing, grading, excavation and filling; CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots Page 452 City of Monticello Zoning Ordinance TRASH HANDLING AND RECYLCING COLLECTION AREA: Areas designated for the accumulation, storage and pick-up of refuse and recyclable material associated with multi- family home sites, civic and institutional uses, office uses, commercial uses, and industrial uses. This definition does not include trash and recycling containers associated with single family dwellings, or townhome units which do not utilize a communal location for trash and recycling. TREE, CANOPY: A tree that has an expected height at maturity of 30 feet or more. TREE, ORNAMENTAL: A small tree that has high visual impact typically grown for the beauty of its foliage and flowers rather than its functional reasons. TREE, SPECIMEN: Any canopy tree with a DBH of 36 inches or more and any understory or ornamental tree with a DBH of 10 inches or more that is not exempted as a specimen tree by this ordinance. TREE, UNDERSTORY: A tree that has an expected height at maturity of no greater than 30 feet. TREE SAVE AREA: The area around a specimen tree that extends one linear foot around the tree’s dripline. TRASH HANDLING AND RECYCLING COLLECTION AREA: Areas containing large dumpsters or compactors used to temporarily store trash and recycling materials prior to a regularly scheduled pick up. Such facilities are typically associated with multi-family buildings of more than four units, commercial operations and industrial sites. TRUCK OR FREIGHT TERMINAL: A use where buses, trucks, and cargo are stored, where loading and unloading is carried on regularly, and where minor maintenance of these types of vehicles is performed. UNDERSTORY TREE: A tree that has an expected height at maturity of no greater than 30 feet. UPLAND: Means all lands at an elevation above the ordinary high water mark. USE: The purpose or activity for which the land or building thereon is designated, arranged, or intended, or for which it is occupied, utilized, or maintained, and shall include the performance of such activity as defined by the performance standards of this ordinance. PlanningCommissionAgenda–6/2/15 1 2B.PublicHearing–ConsiderationofarequestforanAmendmenttoDevelopment StagePlannedUnitDevelopment(PUD)forasinglelotcommercialdevelopmentin aB-4(RegionalBusiness)District.Applicant:MFMonticello,LLC(NAC) Property:Parcel#155205001030(noaddressassigned) Lot3,Block1,UnionCrossingsSecondAddition Thesubjectsiteislocatedinthenorthwestquadrantofthe Interstate94/CountyRoad18interchange,northof7th StreetEastandwestofFenningAvenueNortheast.The siteispresentlyvacant. PlanningCaseNumber:2015-020 A.REFERENCE&BACKGROUND Request(s):PlannedUnitDevelopmentAmendment DeadlineforDecision:July7,2015 LandUseDesignation:PlacestoShop ZoningDesignation:B-4,RegionalBusinessDistrict ThepurposeoftheB-4,RegionalBusinessDistrictisto providefortheestablishmentofcommercialandservice activitieswhichdrawfromandservecustomersfromthe entirecommunityorregion. CurrentSiteUse:VacantProperty/MattressFirmretailsalesstore(approved viaseparateamendmenttoCUPforPlannedUnit DevelopmentonMarch23,2015). SurroundingLandUses: North:Commercialretail,zonedB-4,RegionalBusiness South:Interstate94/vacantproperty,zoned,B-2,Limited Business East:Interstate94interchange,zoned,A/O,AgriculturalOpen SpaceandI-2,HeavyIndustrial PlanningCommissionAgenda–6/2/15 2 West:Commercialretail,zonedB-4,RegionalBusiness ProjectDescription:Therequestedamendmentinvolvestheadditionofa2,188 squarefootretailcellularsalesstoreuponthesubject 40,772squarefootsite.Thestoreisproposedtooccupy thenorthernone-thirdofthesite. OrdinanceRequirements:AConditionalUsePermitforPlannedUnitDevelopment (PUD)iscurrentlyinplaceforthesubjectsite.ThecurrentPUDprovideslandfor existingandfutureretailusers,withtheexpectationthatvariouspartsofthepropertywill bedevelopedovertime.TheoriginalPUDidentifiedconceptualsiteuse,requiringPUD amendmentstooccurasnewusersthatvaryfromtheinitialplanareidentified.This amendmentisproposedtoaccommodateasecondretailfacility,locatedinlinetothe proposedMattressFirm,approvedviaanamendmenttoCUPforPUDearlierin2015. LandUse.ThesubjectsiteiszonedB-4,RegionalBusinesswhichlists“commercial retail”uses”asapermitteduse.Theproposedstoreisexpectedtodrawfromandserve customersfromtheentirecommunityorregion.Inthisregard,theproposedcellularsales storeisconsistentwiththeintentoftheB-4District. Off-StreetParking.Withtheadditionof2,188squarefeet,11additionalparkingspaces willbeneededforatotalof32spaceswhenconsideredincombinationwiththe previouslyapprovedMattressFirmstore.Asdrawn,theapplicanthasincluded45 parkingspacesinsonoadditionalparkingspaceswillberequired.Becausethesiteis servedwithanexcessparkingsupply,thestaffwouldencouragetheapplicanttoconsider removing9parkingspacesalongthenorthsideofthepropertyandreplacewithgreen space. BuildingMaterials.Asshownonthesubmittedbuildingelevations,thebuildingistobe finishedinacombinationofsplit-facedmasonry(atthebaseofthebaseofthestructure) andanexteriorinsulatingfinishingsystem(EIFS).Thebaseofthebuildingistobe “JaredTan”incolorwhiletheupperthree-quartersofthebuildingistobe“Jefferson House.”Fabricawnings(red)areproposedabovewindowsanddoorways. Allproposedbuildingfinishmaterialsareconsistentwiththematerialrequirementsofthe OrdinanceandtheoriginalPUDapprovals. Signage.Therenderingshowsonewallsignlocatedontheandeastbuildingelevation overtheentrydoorfortheAT&Tstore.Thesignisnotdimensioned,butappearstobe approximately80squarefeetinarea,about10percentofthetenantbuildingwallarea. Theareaofsuchsignappearstofallwithinthemaximumarearequirementsallowedby Ordinance.AsaconditionofPUDamendmentapproval,thelocation,sizeanddesignof PlanningCommissionAgenda–6/2/15 3 allsignsuponthesubjectpropertymustbeverifiedandfoundtobeconsistentwiththe previouslyapprovedmastersignplan. FreestandingsignageonthesitehasbeenapprovedundertheoriginalPlannedUnit DevelopmentapprovalforUnionCrossings,andisnotproposedtochangewiththis amendment. Grading,DrainageandUtilities.Asrequired,theapplicanthassubmittedagrading anddrainageplanandautilityplanforreview.AsaconditionofPUDamendment approval,theplansshouldbesubjecttoreviewandapprovalbytheCityEngineer.The Engineerhasprovidedthefollowingspecificcommentsrelatedtothisamendment: a.Sanitarysewerservicestobothbuildingsshouldhavewyeconnectionstothemain. Servicesarenotallowedtodirectlyconnecttoamanhole. b.Waterservicestobothbuildingsshouldincludeacurbstopandboxwhereitteesto themainwithintheeasement.ThiswillallowtheCitytoshutoffthewaterseparately ifnecessary. c.Moredetailshouldbeprovidedonthegradingplanforthenortherlyaccessdriveand parkingareatoensuredrainageisbeingaccommodated.Spotelevationswith drainagearrowsshallbeshownonthegradingplantoshowhowdrainagewilltie intotheexistingroadway. PUDAmendmentCriteria.InconsideringanamendmenttotheUnionCrossingsPUD, theCitymustconsiderwhethertheproposedamendmentaffectsthePUD’sabilityto continuetoachievePUDgoalsoutlinedbyCode.Specifically,adeterminationshouldbe madewhethertheamendmentsupportshigherstandardsofsiteandbuildingdesign, efficientuseofland,amoredesirableenvironmentthanpossiblethroughstrict applicationofthezoningregulations,andinnovativedevelopmentoptionsatalllevels. Inthisregard,itisnotanticipatedthatapprovaloftheamendmentwillnegatively impactsthehealthandsafetyoftheCity. B.ALTERNATIVEACTIONS 1.MotiontoapproveResolutionPC-2015-010recommendingapprovalofthe PlannedUnitDevelopmentAmendment,contingentoncompliancewiththose conditionsspecifiedinExhibitZ. 2.MotiontodenyResolutionPC-2015-003recommendingforapprovalofthe PlannedUnitDevelopmentAmendment,basedonfindingstobemadebythe PlanningCommission. PlanningCommissionAgenda–6/2/15 4 3.Motiontotableactionontherequest,pendingadditionalinformationasidentified bythePlanningCommissionandStaffreport. C.STAFFRECOMMENDATION StaffbelievesthattherequestedPUDamendmentisconsistentwiththeCity’soverall developmentobjectivesforthearea,aswellaswiththeanticipateddevelopmentofthe parcelwhentheoriginalprojectwasapprovedearlierthisyear.Withthisinmind,Staff recommendsapprovaloftheamendmentsubjecttotheconditionslistedinExhibitZ. D.SUPPORTINGDATA A.ResolutionPC-2015-010 B.AerialImages C.ApplicantNarrative D.ZoningMap E.SiteVicinity F.SitePlan G.Grading,DrainageandErosionControlPlan H.UtilityPlan I.LandscapePlan J.Details K.LightingPlans L.BuildingElevations M.SignPlans–UnionCrossings N.SignImageIllustration Z.ConditionsofApproval PlanningCommissionAgenda–6/2/15 5 ExhibitZ ConditionsofApproval AT&TRetailStore PlannedUnitDevelopmentAmendment 1.AllPreviousconditionsrelatedtotheMattressFirmapprovalremaininplace. 2.Theapplicantconsiderremoving9parkingstallsonthenorthsideofthepropertyand replacethemwithgreenspace. 3.SignagefortheAT&TfacilityisverifiedforcompliancewiththeCity’sSign Ordinance. 4.CommentsfromtheCityEngineer: a.Sanitarysewerservicestobothbuildingsshouldhavewyeconnectionstothe main.Servicesarenotallowedtodirectlyconnecttoamanhole. b.Waterservicestobothbuildingsshouldincludeacurbstopandboxwhereittees tothemainwithintheeasement.ThiswillallowtheCitytoshutoffthewaterif necessary. c.Moredetailshouldbeprovidedonthegradingplanforthenortherlyaccessdrive andparkingareatoensuredrainageisbeingaccommodated.Spotelevationswith drainagearrowsshallbeshownonthegradingplantoshowhowdrainagewilltie intotheexistingroadway. 5.CommentsofotherCityStaff. CITYOFMONTICELLO WRIGHTCOUNTY,MINNNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2015-010 1 ARESOLUTIONOFTHEPLANNINGCOMMISSIONOF THECITYOFMONTICELLORECOMMENDINGAPPROVALOF APLANNEDUNITDEVELOPMENTAMENDMENTRELATINGTO THEUNIONCROSSINGSRETAILPROJECTWITH THEDEVELOPMENTOFANAT&TWIRELESSRETAILSTORE WHEREAS,theapplicanthasapropertyinterestinLot3,Block1,UnionCrossings2nd Addition;and WHEREAS,thesubjectpropertyisapartofaPlannedUnitDevelopment(PUD)governing theusesanddevelopmentoftheparcel;and WHEREAS,theapplicantproposestoamendthePUDtoaccommodatethedevelopmentofa portionofsaidLot3,Block1;and WHEREAS,thepropertyiszonedB-4,RegionalBusinessDistrict,inwhichtheproposed storeisapermitteduse;and WHEREAS,theproposeddevelopmentamendmentisconsistentwiththerequirementsand intentoftheapplicablezoningregulations;and WHEREAS,theproposeddevelopmentamendmentisconsistentwiththeintentofthe MonticelloComprehensivePlan;and WHEREAS,theproposeddevelopmentamendmentisconsistentwiththegeneralintentof theUnionCrossingsPUDapprovals;and WHEREAS,thePlanningCommissionheldapublichearingtoconsiderthematteratits regularmeetingonJune2nd,2015andtheapplicantandmembersofthepublicwere providedtheopportunitytopresentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaff report,whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1.TheproposedsubdivisionamendmentisconsistentwiththeintentoftheMonticello ComprehensivePlan. 2.Theproposedsubdivisionamendmentcreateslotsthatmeettherequirementsofthe MonticelloZoningOrdinance. CITYOFMONTICELLO WRIGHTCOUNTY,MINNNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2015-010 2 3.Theproposeddevelopmentamendmentisconsistentwiththeintentandapprovalsof theUnionCrossingsPUD. 4.Theproposeddevelopmentamendmentwillnotcreateundueburdensonpublic systems,includingstreetsandutilities. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesotathattheproposedsubdivisionamendmentisherebyrecommendedfor approval,subjecttotheconditionsfoundinExhibitZofthestaffreportonthematter. ADOPTED this2nddayofJune,2015,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector County Hwy 75 Chelsea Rd State Hwy 25 85th St NE 9 0th St N E Linn St Pine St 7th St School Blvd Riverview Dr Cedar St W River St M a r v i n R d Jason Ave Dundas Rd W Broadway St Hart Blvd Country La Haug Ave NE Elm St W 4th St Fenning Ave NE Oakwook Dr Ma ll a r d L a 95th St NE Fallon Ave NE Edmonson Ave NE Mississippi Dr 5th St Country Club Rd Sandberg Rd P e l i c a n L a F a l c o n D r Fenning Ave Walnut St Oak Ridge Dr Oriole La Club View Rd Broadway St Hillcrest Rd E River St Headman La M i l l T r a i l L a Falcon Ave NE Wright StBenton St Elwood Rd Ramsey St 6th St River Mill Dr Wildwood Way Hilltop Dr Mill Run Rd O a k V i e w L a Farmstead Ave Martin Dr 4th St E 3rd St E Red Rock La Gillard Ave NE Maple St Fallon Dr Willow St View La E Grey Stone Ave Marvin Elwood Rd Fieldcrest Cir Fairway Dr Jason Ave NE Vine St M e a d o w L a Jerry Liefert Dr Praire Rd Starling Dr Palm St Un kn ow n o r N o S tree tn ame Fallon Ave Golf Course Rd Falcon Ave Kevin Longley Dr Craig La R e d O a k L a Front St 5th St W Thomas Park D r Locust St M o c k i n g b i r d L a W 3rd St Ea s two o d C i r Bri ar Oa ks Bl v d F a r m s t e a d D r Henipin St E i d e r L a Dayton St Oak La River Forest Dr Meadow Oak Ave Kampa Cir O a k R i d g e C i r M i l l C t R i v e r R i d ge L a Garrison Ave Oakview Ct Dundas Cir Kenneth La Otter Creek Rd Minnesota St Eagle Cir Crocus La Meadow Oak La Stone Ridge Dr Chestnut St 1 2 0 t h S t N E Darrow Ave NE Diamond Dr Pebble Brook Dr Widgeon La Washington St Bunker Cir Homestead Dr Thomas Cir E n d i c o t t T r Center Cir Oak View Cir Sandtrap Cir Countr y Cir Cheyen Ct Old Territoral Rd Tanager Cir Hillcrest Cir Os prey Ct Acorn Cir Balboul Cir S w allo w C ir R iv e r si d e C ir Meadow Oak Ct Matthew Cir E Oak Dr S t o n e R i d g e C ir Oakwood Dr Meadow Oak Ave NE County Hwy 75 Hart Blvd Marvin Rd Marvin Rd Wright St 90th St NE Cedar St Minnesota St 01 City of MonticelloOfficial Zoning Map 10-10-14 :Legend BASE ZONING DISTRICTS Residential Districts -- Low Residential Densities -- Medium Residential Densities -- High Residential De nsities Business Districts Industrial Districts OTHER Water A-O R-A R-1 T-N R-2 R-PUD R-3 R-4 B-1 B-2 B-3 B-4 CCD IBC I-1 I-2 M-H Mississippi Wild, Scenic & Rec Overlay District OVERLAY DISTRICTS Performance Based Overlay District ! ! ! !!!! ! ! !!!!! Shoreland District Special Use Overlay District ! ! ! !!!! ! ! !!!!! Freeway Bonus Sign District PUDs Swan River01 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 x x x x x x x x x x x x x 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 7699 Anagram Drive Eden Prairie, MN 55344 PHONE 952-937-5150 FAX 952-937-5822 TOLL FREE1-888-937-5150 Lu m i n a i r e S c h e d u l e Sy m b o l Qt y La b e l Ar r a n g e m e n t To t a l L a m p L u m e n s LL F De s c r i p t i o n Lu m . W a t t s 3 CC SI N G L E 30 0 0 0 0. 7 5 0 CO O P E R G S M - X X - 3 2 0 - M P - X X - 5 S - F G - B Z - L O N 2 0 ' P O L E W / 2 ' B A S E 35 0 4 BB SI N G L E 30 0 0 0 0. 7 5 0 CO O P E R G S M - A I S - 3 2 0 - M P - M T - S L - F G - B Z - L 2 0 ' P O L E W / 2 ' BA S E 35 0 21 AA SI N G L E N. A . 0. 9 0 0 CO O P E R X T O R 2 A @ 9 ' 21 . 4 Ca l c u l a t i o n S u m m a r y La b e l Ca l c T y p e Un i t s Av g Ma x Mi n Av g / M i n Ma x / M i n CA L C P O I N T S Il l u m i n a n c e Fc 1. 6 7 11 . 8 0. 0 N. A . N. A . PR O P E R T Y L I N E Il l u m i n a n c e Fc 0. 3 3 1. 0 0. 0 N. A . N. A . FR O N T E N T R A N C E Il l u m i n a n c e Fc 5. 5 0 5. 9 5. 2 1. 0 6 1. 1 3 NO R T H L O T Il l u m i n a n c e Fc 1. 8 7 4. 7 0. 1 18 . 7 0 47 . 0 0 PA R K I N G L O T Il l u m i n a n c e Fc 4. 5 2 6. 9 1. 4 3. 2 3 4. 9 3 pa r k i n g p e r i m e t e r Il l u m i n a n c e Fc 4. 0 2 6. 7 1. 2 3. 3 5 5. 5 8 4, 1 7 9 G R O S S S F 3, 8 6 5 N E T S F RE T A I L 1 RE T A I L 2 2, 1 8 8 G R O S S S F 1, 9 4 7 N E T S F 11 11 7 7 9 FR O N T E N T R A N C E Il l u m i n a n c e ( F c ) Av e r a g e = 5 . 5 0 Ma x i m u m = 5 . 9 Mi n i m u m = 5 . 2 Av g / M i n R a t i o = 1 . 0 6 Ma x / M i n R a t i o = 1 . 1 3 FR O N T E N T R A N C E Il l u m i n a n c e ( F c ) Av e r a g e = 5 . 5 0 Ma x i m u m = 5 . 9 Mi n i m u m = 5 . 2 Av g / M i n R a t i o = 1 . 0 6 Ma x / M i n R a t i o = 1 . 1 3 Il l u m i n a n c e ( F c ) Av e r a g e = 1 . 8 7 NO R T H L O T Ma x i m u m = 4 . 7 Mi n i m u m = 0 . 1 Av g / M i n R a t i o = 1 8 . 7 0 Ma x / M i n R a t i o = 4 7 . 0 0 Il l u m i n a n c e ( F c ) Av e r a g e = 1 . 8 7 NO R T H L O T Ma x i m u m = 4 . 7 Mi n i m u m = 0 . 1 Av g / M i n R a t i o = 1 8 . 7 0 Ma x / M i n R a t i o = 4 7 . 0 0 PA R K I N G L O T Il l u m i n a n c e ( F c ) Av e r a g e = 4 . 5 2 Ma x i m u m = 6 . 9 Mi n i m u m = 1 . 4 Av g / M i n R a t i o = 3 . 2 3 Ma x / M i n R a t i o = 4 . 9 3 PA R K I N G L O T Il l u m i n a n c e ( F c ) Av e r a g e = 4 . 5 2 Ma x i m u m = 6 . 9 Mi n i m u m = 1 . 4 Av g / M i n R a t i o = 3 . 2 3 Ma x / M i n R a t i o = 4 . 9 3 pa r k i n g p e r i m e t e r Av e r a g e = 4 . 0 2 Ma x i m u m = 6 . 7 Mi n i m u m = 1 . 2 Av g / M i n R a t i o = 3 . 3 5 Ma x / M i n R a t i o = 5 . 5 8 Il l u m i n a n c e ( F c ) pa r k i n g p e r i m e t e r Av e r a g e = 4 . 0 2 Ma x i m u m = 6 . 7 Mi n i m u m = 1 . 2 Av g / M i n R a t i o = 3 . 3 5 Ma x / M i n R a t i o = 5 . 5 8 Il l u m i n a n c e ( F c ) 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0. 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 2 0 . 4 0 . 3 0 . 2 0 . 2 0 . 2 0 . 1 0. 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 4 0 . 6 0 . 7 0 . 9 0 . 8 0 . 9 0 . 8 0 . 8 0 . 5 0 . 3 0. 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 5 1 . 3 1. 5 2. 6 4 . 6 5 . 0 3 . 9 2 . 2 1. 4 0. 8 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 3 0 . 5 1 . 6 2 . 5 3 . 9 4 . 8 5 . 6 6 . 6 5. 5 4. 2 2 . 6 1 . 3 0 . 8 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 1 0 . 2 0 . 7 1 . 2 4 . 3 5 . 2 6 . 5 6 . 7 5 . 9 5. 5 4 . 4 4. 2 2 . 8 1 . 9 1 . 3 0 . 8 0 . 4 0 . 2 0 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 1 0 . 3 0 . 5 4. 4 5. 0 5 . 9 5. 7 6. 1 5 . 2 4 . 8 4. 4 3. 8 3 . 0 2 . 3 1. 7 1. 3 0 . 7 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 1 0 . 3 1 . 6 4 . 6 5. 7 5. 2 5. 1 5. 0 4. 4 4. 3 4 . 0 3 . 8 3 . 2 2 . 9 2 . 3 1 . 9 1 . 0 0 . 5 0 . 3 0 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0. 0 0 . 1 0 . 2 0 . 6 1. 5 3. 4 4. 5 4 . 1 4. 6 3 . 6 3 . 8 4 . 0 4 . 6 4 . 8 4 . 2 3 . 9 4 . 0 3 . 1 2 . 5 0 . 8 0 . 5 0 . 1 0 . 1 0 . 1 0 . 0 0. 0 0 . 0 0. 0 0 . 1 0 . 2 0 . 6 1 . 3 3 . 1 3 . 8 3 . 9 4 . 0 4 . 0 5 . 2 5 . 8 8 . 5 7 . 9 5 . 8 4 . 9 5. 7 5. 6 5 . 3 2 . 5 1 . 0 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0. 0 0 . 1 0 . 2 0 . 5 1 . 3 3 . 2 4 . 6 5. 5 6. 1 6 . 4 7 . 2 4. 5 11 . 6 6 . 8 5 . 6 5 . 6 6 . 1 6 . 3 5. 5 1. 2 0 . 5 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0. 0 0 . 1 0 . 2 0 . 5 2 . 1 8 . 4 5. 4 9. 3 6 . 4 5 . 8 6 . 0 5 . 9 6 . 5 5 . 8 2 . 8 0 . 8 0 . 3 0 . 1 0 . 1 0 . 0 0 . 0 0. 0 0 . 0 0 . 1 0 . 5 2 . 4 7 . 1 5. 9 6 . 1 5. 4 5. 9 5 . 6 5 . 8 5 . 3 2 . 7 1 . 4 0 . 5 0 . 2 0 . 1 0 . 0 0 . 0 0. 0 0 . 0 0 . 1 0 . 4 1 . 8 6 . 3 6. 3 6 . 9 5 . 9 5. 4 5 . 7 5 . 5 5. 2 3 . 3 1 . 8 0 . 8 0 . 3 0 . 1 0 . 1 0 . 0 0. 0 0 . 0 0 . 1 0 . 2 1 . 2 4. 4 11 . 1 9 . 7 6 . 9 5 . 1 5 . 3 5 . 2 5. 4 4. 6 2 . 6 1 . 0 0 . 4 0 . 2 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 1 0 . 6 2 . 7 9. 9 7 . 2 5 . 0 4 . 9 5 . 2 5. 5 5 . 5 5. 1 2 . 0 0 . 6 0 . 2 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 4 0 . 2 9. 5 6 . 7 5 . 1 4 . 8 5 . 0 5 . 0 5 . 6 5 . 1 4 . 3 0 . 8 0 . 3 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 3 7. 3 7 . 0 5 . 2 4 . 8 4. 4 5. 0 5 . 2 5. 5 4. 2 0 . 6 0 . 3 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 7 3 . 1 11 . 8 9 . 7 5. 5 4. 2 4 . 1 4. 4 4. 6 4. 7 2. 6 0 . 7 0 . 2 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 8 3 . 9 4. 5 6. 6 8 . 1 5. 4 3. 6 3 . 4 3 . 4 3 . 7 3 . 5 1 . 7 0 . 7 0 . 2 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 6 3 . 7 6 . 3 4 . 2 6 . 1 4. 7 4. 2 4 . 0 4 . 0 4. 4 4 . 7 4. 0 3 . 0 2 . 6 2 . 5 2 . 4 1 . 9 1 . 0 0 . 6 0 . 2 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 3 1 . 4 3 . 1 2 . 1 2 . 1 1 . 6 1 . 6 1 . 6 1 . 9 2 . 5 2 . 7 2 . 6 2. 1 2 . 0 1 . 7 1 . 5 1 . 0 0 . 6 0 . 4 0 . 2 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 3 0 . 4 0 . 5 0 . 5 0 . 6 0 . 8 1 . 0 1 . 2 1 . 7 1 . 8 1 . 7 1. 4 1 . 3 1 . 2 1 . 0 0 . 6 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 2 0 . 3 0 . 6 0 . 8 0 . 9 0 . 9 1 . 0 0 . 9 0. 9 0 . 8 0 . 7 0 . 6 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 4 0 . 5 0 . 6 0 . 6 0 . 6 0 . 6 0. 5 0 . 4 0 . 4 0 . 3 0 . 2 0 . 2 0 . 1 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 3 0 . 3 0 . 3 0 . 3 0. 3 0 . 2 0 . 2 0 . 2 0 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 2 0 . 2 0 . 1 0 . 1 0. 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 1 1 1 1 1 1 1 2 2 2 2 2 2 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 3 0 . 3 0 . 2 0 . 4 0 . 3 0. 4 0. 9 0. 9 0. 9 0. 9 0. 9 0. 8 0. 6 0. 5 0. 5 0. 4 0. 3 0. 2 0. 1 0. 1 0. 2 0. 2 0. 2 0. 2 0. 2 0. 1 0. 1 0. 1 0. 1 0. 0 0. 1 0. 1 0. 3 0. 4 0. 6 0. 8 1. 0 1. 0 0. 9 0. 8 0. 8 0. 7 0. 6 0. 6 0. 4 0. 2 0. 1 0. 1 0. 0 0. 0 0. 0 0. 0 0. 1 0. 1 0. 3 0. 4 0. 4 0. 2 0. 1 0. 2 0. 4 0. 5 0. 6 0. 6 0. 5 0. 4 0. 4 0. 3 0. 1 0. 1 0. 1 0. 0 0. 0 0. 0 0. 0 SI T E PH O T O M E T R I C P L A N OP T I O N A E0 - 1 A Ha r r i s s A s s o c i a t e s , L L C 51 5 N W a s h i n g t o n A v e Su i t e 2 0 0 C Mi n n e a p o l i s , M N 5 5 4 0 1 HA RE T A I L BU I L D I N G MO N T I C E L L O , M N MO N T I C E L L O , M N CI T Y SU B M I T T A L DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . Lu m i n a i r e S c h e d u l e Sy m b o l Qt y La b e l Ar r a n g e m e n t To t a l L a m p L u m e n s LL F De s c r i p t i o n Lu m . W a t t s 3 CC SI N G L E 30 0 0 0 0. 7 5 0 CO O P E R G S M - X X - 3 2 0 - M P - X X - 5 S - F G - B Z - L O N 2 0 ' P O L E W / 2 ' B A S E 35 0 4 BB SI N G L E 30 0 0 0 0. 7 5 0 CO O P E R G S M - A I S - 3 2 0 - M P - M T - S L - F G - B Z - L 2 0 ' P O L E W / 2 ' BA S E 35 0 21 AA SI N G L E N. A . 0. 9 0 0 CO O P E R X T O R 2 A @ 9 ' 21 . 4 1 EX I S T I N G P O L E BA C K - B A C K 40 0 0 0 0. 7 5 0 MA Y N O T B E E X A C T P E R W H A T I S I N S T A L L E D 45 2 Ca l c u l a t i o n S u m m a r y La b e l Ca l c T y p e Un i t s Av g Ma x Mi n Av g / M i n Ma x / M i n CA L C P O I N T S Il l u m i n a n c e Fc 0. 7 6 13 . 3 0. 0 N. A . N. A . PR O P E R T Y L I N E Il l u m i n a n c e Fc 0. 7 5 4. 1 0. 0 N. A . N. A . FR O N T E N T R A N C E Il l u m i n a n c e Fc 5. 6 0 5. 9 5. 4 1. 0 4 1. 0 9 NO R T H L O T Il l u m i n a n c e Fc 3. 2 0 5. 8 1. 0 3. 2 0 5. 8 0 PA R K I N G L O T Il l u m i n a n c e Fc 4. 6 1 6. 7 1. 5 3. 0 7 4. 4 7 pa r k i n g p e r i m e t e r Il l u m i n a n c e Fc 4. 1 1 6. 7 1. 3 3. 1 6 5. 1 5 4, 1 7 9 G R O S S S F 3, 8 6 5 N E T S F RE T A I L 1 RE T A I L 2 2, 1 8 8 G R O S S S F 1, 9 4 7 N E T S F 11 11 7 7 9 FR O N T E N T R A N C E Il l u m i n a n c e ( F c ) Av e r a g e = 5 . 6 0 Ma x i m u m = 5 . 9 Mi n i m u m = 5 . 4 Av g / M i n R a t i o = 1 . 0 4 Ma x / M i n R a t i o = 1 . 0 9 FR O N T E N T R A N C E Il l u m i n a n c e ( F c ) Av e r a g e = 5 . 6 0 Ma x i m u m = 5 . 9 Mi n i m u m = 5 . 4 Av g / M i n R a t i o = 1 . 0 4 Ma x / M i n R a t i o = 1 . 0 9 Il l u m i n a n c e ( F c ) Av e r a g e = 3 . 2 0 NO R T H L O T Ma x i m u m = 5 . 8 Mi n i m u m = 1 . 0 Av g / M i n R a t i o = 3 . 2 0 Ma x / M i n R a t i o = 5 . 8 0 Il l u m i n a n c e ( F c ) Av e r a g e = 3 . 2 0 NO R T H L O T Ma x i m u m = 5 . 8 Mi n i m u m = 1 . 0 Av g / M i n R a t i o = 3 . 2 0 Ma x / M i n R a t i o = 5 . 8 0 PA R K I N G L O T Il l u m i n a n c e ( F c ) Av e r a g e = 4 . 6 1 Ma x i m u m = 6 . 7 Mi n i m u m = 1 . 5 Av g / M i n R a t i o = 3 . 0 7 Ma x / M i n R a t i o = 4 . 4 7 PA R K I N G L O T Il l u m i n a n c e ( F c ) Av e r a g e = 4 . 6 1 Ma x i m u m = 6 . 7 Mi n i m u m = 1 . 5 Av g / M i n R a t i o = 3 . 0 7 Ma x / M i n R a t i o = 4 . 4 7 pa r k i n g p e r i m e t e r Av e r a g e = 4 . 1 1 Ma x i m u m = 6 . 7 Mi n i m u m = 1 . 3 Av g / M i n R a t i o = 3 . 1 6 Ma x / M i n R a t i o = 5 . 1 5 Il l u m i n a n c e ( F c ) pa r k i n g p e r i m e t e r Av e r a g e = 4 . 1 1 Ma x i m u m = 6 . 7 Mi n i m u m = 1 . 3 Av g / M i n R a t i o = 3 . 1 6 Ma x / M i n R a t i o = 5 . 1 5 Il l u m i n a n c e ( F c ) 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 2 0 . 4 0 . 3 0 . 2 0 . 2 0 . 2 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 4 0 . 6 0 . 7 0 . 9 0 . 8 0 . 9 0 . 8 0 . 8 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 5 1 . 2 1. 4 2. 5 4. 4 5 . 1 3. 9 2 . 2 1. 4 0. 8 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 3 0 . 5 1. 5 2. 5 3 . 8 4. 7 5. 6 6 . 6 5 . 6 4 . 3 2 . 7 1. 4 0. 8 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 7 1. 1 4. 3 5 . 2 6 . 5 6 . 7 5 . 9 5 . 6 4. 4 4. 2 2 . 9 1 . 9 1 . 3 0 . 8 0 . 5 0 . 3 0 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 5 4 . 2 5 . 0 5 . 9 5 . 6 6 . 1 5 . 2 4 . 8 4. 4 3. 8 3 . 0 2 . 4 1. 7 1. 3 0 . 7 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 3 1. 5 4 . 5 5 . 7 5. 2 5. 1 5 . 1 4 . 4 4. 3 4 . 0 3 . 9 3 . 2 2 . 9 2 . 3 2 . 0 1. 1 0. 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 6 1. 4 3. 3 4. 5 4 . 1 4. 6 3 . 6 3 . 7 4 . 0 4 . 6 4 . 8 4 . 2 3 . 9 4 . 0 3 . 2 2 . 6 0 . 9 0 . 6 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 6 1 . 2 3 . 0 3 . 8 4 . 0 4 . 0 4 . 0 5 . 1 5 . 8 8 . 5 8 . 0 5 . 9 4 . 9 5 . 6 5. 5 5 . 4 2. 7 1 . 0 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 5 1 . 3 3 . 1 4. 5 5 . 5 5. 9 6 . 6 6 . 9 4 . 6 1 1 . 8 7 . 0 5 . 6 5. 7 6. 0 6 . 5 5 . 6 1 . 3 0 . 6 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 5 1 . 9 8 . 1 5. 5 9. 5 6 . 5 5 . 8 6 . 0 5 . 9 6 . 6 5 . 9 3 . 0 0 . 8 0 . 3 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 4 2 . 2 7 . 1 5. 8 6 . 2 5. 5 5. 8 5 . 6 5 . 8 5. 4 2. 9 1 . 5 0 . 6 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 3 1 . 7 6 . 0 6. 2 6 . 9 5 . 9 5. 4 5 . 7 5 . 5 5. 2 3 . 5 1 . 8 0 . 8 0 . 3 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 1 . 1 4 . 2 9. 9 7 . 0 5 . 2 5 . 3 5 . 2 5. 4 4 . 7 2. 7 1 . 1 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 6 2 . 6 10 . 1 7. 4 5. 2 5 . 0 5 . 2 5. 5 5 . 5 5. 2 2 . 3 0 . 6 0 . 3 0 . 1 0 . 1 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 4 0 . 2 9. 9 7 . 0 5. 4 5. 0 5 . 2 5 . 2 5. 7 5. 3 4 . 6 0 . 9 0 . 4 0 . 2 0 . 1 0 . 0 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 7. 5 7 . 4 5. 6 5 . 2 4 . 8 5 . 3 5. 4 5. 9 4. 4 0. 7 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 6 2 . 9 5. 8 1 0 . 6 6 . 2 4 . 8 4. 7 4. 8 5 . 0 5 . 1 2 . 9 0 . 9 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 9 3 . 7 5. 6 7 . 9 9 . 2 6 . 4 4 . 6 4 . 3 4 . 2 4 . 3 4 . 0 2 . 1 1 . 0 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 7 3 . 7 1 3 . 3 4 . 8 7. 4 5. 6 5 . 6 5 . 1 5 . 3 5 . 6 5 . 8 5 . 3 4 . 2 3 . 7 3 . 6 3 . 2 2 . 5 1 . 4 0 . 8 0 . 3 0 . 2 0 . 1 0. 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 5 1 . 6 3 . 6 2 . 9 3 . 2 2 . 7 3 . 0 3 . 0 3 . 3 3 . 8 4 . 3 4 . 3 3 . 6 3 . 3 3 . 0 2 . 5 1 . 7 1 . 1 0 . 6 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 6 1 . 0 1 . 3 1 . 7 1 . 9 2 . 3 2 . 9 3 . 3 4 . 1 4 . 2 4 . 0 3 . 6 3 . 2 2 . 6 2 . 1 1 . 4 0 . 9 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 4 0 . 7 1 . 0 1 . 4 1 . 9 2 . 6 3 . 1 3 . 7 2 . 4 3 . 9 3 . 9 3 . 6 2 . 9 2 . 4 1 . 7 1 . 2 0 . 8 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 2 0 . 4 0 . 6 0 . 9 1 . 3 2 . 1 2 . 6 3 . 4 4 . 1 4. 7 5. 0 4. 5 3. 8 3 . 1 2 . 5 1 . 6 1 . 1 0 . 8 0 . 5 0 . 2 0 . 1 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 2 0 . 4 0 . 6 1 . 0 1 . 3 2 . 1 2 . 8 3 . 7 5 . 0 6 . 3 6 . 7 5 . 9 4 . 2 3 . 3 2 . 4 1 . 5 1 . 1 0 . 8 0 . 5 0 . 2 0 . 1 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 6 0 . 9 1 . 2 2 . 0 3 . 0 3 . 8 5 . 2 6 . 7 6 . 9 5 . 9 4 . 1 3 . 2 2 . 4 1 . 5 1 . 1 0 . 8 0 . 5 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 5 0 . 8 1 . 1 1 . 8 2 . 7 3 . 3 4 . 2 5 . 0 2 . 6 4 . 2 3 . 4 2 . 8 2 . 2 1 . 4 1 . 0 0 . 7 0 . 4 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 5 0 . 8 1 . 1 1 . 4 2 . 2 2 . 7 3 . 1 3 . 3 1 . 6 3 . 1 2 . 9 2 . 2 2 . 0 1 . 3 1 . 0 0 . 7 0 . 4 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 4 0 . 7 1 . 0 1 . 3 1 . 9 2 . 1 2 . 4 2 . 7 1 . 4 2 . 6 2 . 1 1 . 9 1 . 4 1 . 2 1 . 0 0 . 7 0 . 4 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0. 0 1 1 1 1 1 1 1 2 2 2 2 2 2 2 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 3 0 . 3 0 . 2 0 . 4 0 . 3 0. 4 0. 9 0. 9 0. 9 0. 9 0. 9 0. 8 0. 6 0. 5 0. 5 0. 4 0. 4 0. 2 0. 2 0. 2 0. 2 0. 2 0. 2 0. 3 0. 3 0. 2 0. 2 0. 2 0. 1 0. 1 0. 2 0. 3 0. 5 0. 9 1. 3 1. 9 2. 4 3. 1 3. 4 3. 8 4. 1 2. 5 4. 1 3. 7 3. 1 2. 4 1. 5 1. 1 0. 8 0. 5 0. 3 0. 3 0. 3 0. 4 0. 5 0. 5 0. 5 0. 3 0. 1 0. 2 0. 4 0. 5 0. 6 0. 6 0. 5 0. 4 0. 4 0. 3 0. 1 0. 1 0. 1 0. 0 0. 0 0. 0 0. 0 3, 8 6 5 N E T S F RE T A I L 1 4, 1 7 9 G R O S S S F RE T A I L 2 2, 2 8 4 G R O S S S F 2, 0 3 3 N E T S F 11 9 11 7 7 SI T E PH O T O M E T R I C P L A N OP T I O N B E0 - 1 B Ha r r i s s A s s o c i a t e s , L L C 51 5 N W a s h i n g t o n A v e Su i t e 2 0 0 C Mi n n e a p o l i s , M N 5 5 4 0 1 HA RE T A I L BU I L D I N G MO N T I C E L L O , M N MO N T I C E L L O , M N CI T Y SU B M I T T A L DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . PlanningCommissionAgenda–06/02/15 1 2C.PublicHearing-ConsiderationofarequestforAmendmenttotheMonticello ZoningOrdinance,Chapter5,Section3–AccessoryUseStandardsandChapter8, Section4–Definitions,asrelatedtoregulationsforAccessoryBuilding-Majorand AccessoryBuilding–Minor.Applicant:CityofMonticello (AS) PlanningCaseNumber:2015-021 A.REFERENCE&BACKGROUND Request(s):AmendmentstothetextoftheMonticelloZoning Ordinance DeadlineforDecision:NA LandUseDesignation:Varies ZoningDesignation:Varies ANALYSIS ThePlanningCommissionisconsideramendmentstotheMonticelloZoningOrdinance relatedtothesizeof“AccessoryBuildings–Minor”. TheproposedamendmentsarearesultofarecentchangetotheMinnesotaStateBuilding Code,whichadjustedtherequirementforbuildingpermitondetachedaccessorystructure from120squarefeetto200squarefeet. Atpresent,theMonticelloZoningOrdinanceisconsistentwiththepriorbuildingcode, statingthat“AccessoryBuildings,Minor”are120squarefeetorless. Theproposedordinanceamendmentswouldthereforeadjusttheaccessoryusetableand definitionstoaddresstheincreaseinsizeallowanceforminoraccessorystructures. Inaddition,anamendmentisproposedtoaddresssetbackforsuchstructures,notingthat althoughthezoningsetbackis6’feet(20’forcornerlots),allstructuresarealsorequired tomeetbuildingcoderequirements.Thisamendmentisintendedtoaddresssituations whereadetachedaccessorystructuremaymeetthezoningsetback,butmayhaveaneave oroverhangwhichencroachesintothesetback.Whilethatconditionisallowableby zoningordinance,thebuildingitselfmayberequiredtomeetspecificfirecode requirementsintermsofconstructionmethods. Theproposedamendmentsareattachedindraftordinanceform. PlanningCommissionAgenda–06/02/15 2 B.ALTERNATIVEACTIONS 1.MotiontorecommendadoptionoftheproposedordinanceamendmentNo.616, basedonafindingbasedonafindingthattheordinanceamendmentsasproposed continuetosupporttheComprehensivePlan,servetoclarifyexistingordinance regulations,andsupportconsistencywithadoptedbuildingcodes. 2.Motionofother. C.STAFFRECOMMENDATION Staffsupportstheproposedamendments,astheywillprovideneededclarityand consistencyintheapplicationoftheordinanceinrelationshiptothebuildingcode. D.SUPPORTINGDATA A.DraftOrdinance616 B.Chapter5,Section3–GeneralStandardsandLimitationsforAccessoryUsesand StructuresandUseTable,Table5-1,UsesbyDistrict,excerpt D.Chapter8,Section4–Definitions,excerpt E.MinnesotaStateBuildingCode,excerpt ORDINANCE NO. 616 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO ZONING CODE FOR THE FOLLOWING SECTIONS: CHAPTER 5, SECTION 1— USE TABLE (TABLE 5-1: USES BY DISTRICT) CHAPTER 8, SECTION 4 — DEFINITIONS THE CITY COUNCIL OF THE CITY OF MONTICELL0, MINNESOTA, HEREBY ORDAINS.- Section RDAINS. Section 1. Section 5.3(B) — General Standards and Limitations for Accessory Uses and Structures, Title 10 — Zoning Ordinance is hereby amended as follows: (3) Location of Accessory Uses or Structures Except for fences and walls, the following standards shall apply to all accessory structures: (a) All accessory structures, except as may be specifically denoted, shall be located at least six (6) feet from all lot lines, and at least the minimum distance from public rights-of-way as denoted in the individual zoning district regulations. All such structures must meet applicable building codes related tofire separation distance. (i) A side yard setback of twenty (20) feet shall be maintained from property lines abutting public streets. Section 2. Section 5.3(C) — Table of Permitted Accessory Uses and Structures (Table 5-4 Accessory Uses by District), Title 10 — Zoning Ordinance is hereby amended as follows: Section 3. Section 8.4 — Definitions, Title 10 — Zoning Ordinance is hereby amended as follows: ORDINANCE NO. 616 ACCESSORY BUILDING -- MAJOR: A building which is accessory to a principal structure and is required to be constructed with a building permit per MN Rule 1300.0120exeeeds 120 square feet i ACCESSORY BUILDING -- MINOR: A building which is accessory to a principal structure and exempt from a building permit per MN Rule 1300.0120is equal to or - than 120 s o feet i Section 11. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations and diagrams that result from such amendments, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 12. This Ordinance shall take effect and be in full force from and after its passage and publication. Revisions will be made online after adoption by Council. Copies of the complete Zoning Ordinance are available online and at Monticello City Hall. ADOPTED BY the Monticello City Council this 8th day of June, 2015. CITY OF MONTICELLO Clint Herbst, Mayor ATTEST: Jeff O'Neill, City Administrator VOTING IN FAVOR: Herbst, Hilgart, Perrault, Posusta, Stumpf VOTING IN OPPOSITION: None CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (B) General Standards and Limitations for Accessory Uses and Structures City of Monticello Zoning Ordinance Page 361 (B) General Standards and Limitations for Accessory Uses and Structures (1) Compliance with Ordinance Requirements All accessory uses and accessory structures shall conform to all applicable requirements of this Ordinance. The provisions of this Section establish additional standards and restrictions for particular accessory uses and structures. (2) General Standards All accessory uses and accessory structures shall meet the following standards: (a) Directly serve the principal use or structure; (b) Be customarily accessory and clearly incidental and subordinate to the principal use and structure; (c) Be subordinate in area, extent, and purpose to the principal use or structure; (d) Be owned or operated by the same person as the principal use or structure; (e) Be located on the same lot as the principal use or structure; (f) Not be constructed or established prior to the time the principal use or structure is constructed or established; (g) Together with the principal use or structure, not violate any standards of this Ordinance; (h) Not be located within platted or recorded easements or over underground public utilities; (i) An accessory building shall be considered an integral part of the principal building if it is connected to the principal building either directly or by an enclosed passageway. Such accessory buildings shall adhere to requirements for the principal building. (j) If a principal building is proposed to be removed with no immediate replacement, all accessory structures shall also be removed. (k) Not constitute a combination use, which is the combination of two principal uses (combination uses will not meet the above standards in terms of being subordinate or providing service to the principal use). CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (B) General Standards and Limitations for Accessory Uses and Structures Page 362 City of Monticello Zoning Ordinance (3) Location of Accessory Uses or Structures Except for fences and walls, the following standards shall apply to all accessory structures: (a) All accessory structures, except as may be specifically denoted, shall be located at least six (6) feet from all lot lines, and at least the minimum distance from public rights-of-way as denoted in the individual zoning district regulations. (i) A side yard setback of twenty (20) feet shall be maintained from property lines abutting public streets. (b) Detached accessory buildings shall be six (6) feet or more from any other building or structure on the same lot. (c) Accessory structures shall not be located beyond the front building line established by the principal structure. (4) Maximum Height (a) Detached accessory buildings shall not exceed fifteen (15) feet in height except in the I-1 and I-2 districts. (b) No accessory structure shall exceed the height of the principal structure unless specifically allowed by this ordinance. (5) Maximum Number of Accessory Structures In all residential zoning districts, the following limitations on accessory structures shall apply: (a) No more than one (1) private, detached major accessory building may be erected for each dwelling; (b) No more than one (1) private, detached minor accessory building may be erected for each dwelling; (c) Additional major or minor accessory buildings may be erected if approved via a conditional use permit pursuant to Section 2.4(D). Section 2.4(D): Conditional Use Permits CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses City of Monticello Zoning Ordinance Page 363 (C) Table of Permitted Accessory Uses (1) Listed Accessory Uses Table 5-4, lists the allowed types of accessory uses and structures within each zoning district. If a specific accessory use is allowed in a district, the column underneath the district is marked with a "P." If a specific accessory use is conditionally permitted in a district, the column underneath the district is marked with a "C." If the accessory use or structure is not allowed in a district, the column is shaded. If there is a reference contained in the column entitled "Additional Requirements", refer to the cited section(s) for additional standards that apply to the specific accessory use. (2) Interpretation of Unidentified Accessory Uses (a) The Community Development Department shall evaluate applications for accessory uses that are not identified in Table 5-4 on a case-by-case basis using the following standards: (i) The definition of “accessory use” (see Section 8.4 – Definitions) and the general accessory use standards and limitations established in Section 5.3(B); (ii) The additional regulations for specific accessory uses established in Section 5.3(D), Specific Standards for Certain Accessory uses; (iii) The purpose and intent of the base and overlay districts in which the accessory use or structure is located; (iv) Any potential adverse impacts the accessory use or structure may have on other lands in the area as compared to other accessory uses permitted in the district; and (v) The compatibility of the accessory use or structure, including the structure in which it is housed (if applicable), with other principal and accessory uses permitted in the district. (b) The decision of the Community Development Department to permit or deny an unlisted use or structure is final, but may be appealed pursuant to Section 2.4(H). Section 8.4: Definition of “accessory” Section 8.4: Definition of “use” Section 5.3(B): General Standards and Limitations for Accessory Uses and Structures Section 5.3(D): Specific Standards for Certain Accessory Uses Section 2.4(H): Appeal of Administrative Decisions CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses Page 364 City of Monticello Zoning Ordinance (3) Table of Permitted Accessory Uses and Structures TABLE 5-4: ACCESSORY USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Accessory Dwelling Unit P P P P P 5.3(D)(1) Accessory Building – minor (≤ 120 square feet) P P P P P P P P P P P P P P P P 5.3(D)(2) Accessory Building – major (> 120 square feet) P P P P P P P C P P P P P P P P 5.3(D)(3) Adult Use – accessory C 5.3(D)(4) Agricultural Buildings P 5.3(D)(5) Automated Teller Machines (ATMs) P P P P P P P P 5.3(D)(6) Automobile Repair – Major C 5.3(D)(7) Automobile Repair – Minor C 5.3(D)(8) Boarder(s) P P P 5.3(D)(9) Co-located Wireless Telecommunications Antennae C C C C C C C C C C C C C C C C 4.13(E) Commercial Canopies P P P P P P P P 5.3(D)(10) Commercial Transmission/ Reception Antennae/ Structures C C C C C C 4.13(D) Donation Drop-off Containers P P 5.3(D)(11) Drive-Through Services P P P C P P P 5.3(D)(12) Entertainment/Recreation – Outdoor Commercial C C C C 5.3(D)(13) Fences or Walls P P P P P P P P P P P P P P P P 4.3 Greenhouse/Conservatory (non-commercial) P P P P P P P P P P P P P P P P 5.3(D)(14) Heliports C C C C C 5.3(D)(15) Home Occupations P P P P P P P P P P 5.3(D)(16) Indoor Food / Convenience Sales P P P P P P P P 5.3(D)(17) Indoor Storage P P P P P P 5.3(D)(18) Incidental Light Manufacturing P P P P P P P P 5.3(D)(19) Machinery/Trucking Repair & Sales C 5.3(D)(20) Office P P P P P P none Off-street Loading Space P P C P P P P P P P 4.9 CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 421 8.4 Definitions The following words and terms, wherever they occur in this ordinance, shall be interpreted as herein defined: ACCESSORY: A use, activity, structure, or part of a structure that is subordinate and incidental to the main activity or structure on the site. ACCESSORY BUILDING -- MAJOR: A building which is accessory to a principal structure and exceeds 120 square feet in size. ACCESSORY BUILDING -- MINOR: A building which is accessory to a principal structure and is equal to or less than 120 square feet in size. ADULT USES: Adult uses include adult bookstores, adult motion picture theatres, adult mini-motion picture theatres, adult massage parlors, adult steamroom/bathhouse/sauna facilities, adult companionship establishments, adult rap/conversation parlors, adult health/sport clubs, adult cabarets, adult novelty businesses, adult motion picture arcades, adult modeling studios, adult hotels/motels, adult body painting studios, and other premises, enterprises, establishments, businesses, or places open to some or all members of the public, at or in which there is an emphasis on the presentation, display, depiction, or description of "specified sexual activities" or "specified anatomical areas" which are capable of being seen by members of the public. Activities classified as obscene as defined by Minnesota Statute 5617.241 are not included. Specified Anatomical Areas: (A) Less than completely and opaquely covered human genitals, pubic region, buttock, anus, or female breast(s) below a point immediately above the top of the areola; and (B) Human male genitals in a discernibly turgid state, even if completely and opaquely covered. Specified Sexual Activities: (A) Actual or simulated sexual intercourse, oral copulation, anal intercourse, oral-anal copulation, bestiality, direct physical stimulation of unclothed genitals, flagellation or torture in the context of a sexual relationship, or the use of excretory functions in the context of sexual relationship, and any of the following sexually-oriented acts or conduct: anilingus, buggery, coprophagy, coprophilia, cunnilingus, fellatio, necrophilia, pederasty, pedophilia, piquerism, sapphism, zooerasty. (B) Clearly depicted human genitals in the state of sexual stimulation, arousal, or tumescence. Planning Commission Agenda: 06/02/15 1 3A. Consideration of a report regarding Temporary Signs, Chapter 4, Section 5 of the Monticello Zoning Ordinance (AS) A. REFERENCE & BACKGROUND: As an update on progress for draft ordinance amendments for temporary signage, staff will be meeting with Chamber of Commerce representatives in June regarding the issue and will incorporate business community feedback into the upcoming staff report and draft ordinance amendments. A July review of ordinance draft is anticipated. B. ALTERNATIVE ACTIONS: None. C. STAFF RECOMMENDATION: None. D. SUPPORTING DATA: None.