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Planning Commission Agenda 06-03-2014 AGENDA MONTICELLO PLANNING COMMISSION REGULAR MEETING Tuesday, June 3rd, 2014 - 6:00 PM Mississippi Room, Monticello Community Center Commissioners: Chairman Brad Fyle, Sam Burvee, Charlotte Gabler, Alan Heidemann, Grant Sala Council Liaison: Lloyd Hilgart Staff: Angela Schumann, Steve Grittman - NAC, Ron Hackenmueller 1. Call to order. 2. Citizen Comments. 3. Consideration of adding items to the agenda. 4. Consideration to approve Planning Commission minutes. a. Regular Meeting – April 1st, 2014 b. Regular Meeting - May 6th, 2014 5. Public Hearing – Consideration of a request for Comprehensive Plan Amendment to re- guide land use from “Places to Shop” to “Places to Live”. Applicant: City of Monticello 6. Public Hearing – Consideration of a request for Conditional Use Permit for Schools, K- 12 in an IBC (Industrial and Business Campus) District. Applicant: Colosimo, Mike/Monticello Training Center, LLC 7. Public Hearing – Consideration of an amendment to Conditional Use Permit for Planned Unit Development for an Outdoor Storage accessory use. Applicant: A-MAX Self Storage 8. Public Hearing – Consideration of amendments to the Monticello Zoning Ordinance, Chapters and Sections as follows: Chapter 2, Section 3 (G) (1) – Pre-Application Conferences Chapter 2, Section 4 (D) – Conditional Use Permits Chapter 2, Section 2 (G) – Administrative Adjustments Chapter 3, Section 2 (B), Table 3-1 – Base Zoning Districts Chapter 3, Section 3 (D) (2) – Allowable Yard Encroachments Chapter 3, Section 4(F) – R-2 Single and Two-Family Residence District Chapter 4, Section 3 (C) – General Requirements for Fences and Walls Chapter 4, Section 3 (G) – Prohibited Fences Chapter 4, Section 5 – Signs Chapter 4, Section 8 (F) – Residential District Garage Requirements Chapter 4, Section 11 (C)(2) – Residential District Requirements, R-1 District Chapter 5, Section 1 – Use Table, Table 5-1, Uses by District Chapter 5, Section 2 (A) – General Regulations Applicable to All Uses Chapter 8, Section 4 – Definitions Applicant: City of Monticello 9. Consideration of analysis related to Interim Ordinance #590, an Interim Ordinance Allowing Places of Public Assembly on a Temporary Basis as a Principal or Accessory Use in a B-3(Highway Business) District. 10. Community Development Director’s Report 11.Adjourn. MINUTES REGULARMEETING-MONTICELLOPLANNINGCOMMISSION Tuesday,April1st,2014-6PM,MississippiRoom,MonticelloCommunityCenter Present:BradFyle,SamBurvee,CharlotteGabler,AlanHeidemann,GrantSala Absent:None Others:AngelaSchumann,RonHackenmueller,SteveGrittman,LloydHilgart,Darla Weese,PeteHess,JoshuaLaFond,KevinPfeiffer,CharliePfeffer 1.Calltoorder BradFylecalledthemeetingtoorderat6p.m. 2.CitizenComments None 3.Considerationofaddingitemstotheagenda None 4.ApprovalofPlanningCommissionminutes a.SpecialMeeting–February24th,2014 CHARLOTTEGABLERMOVEDTOAPPROVETHEFEBRUARY24TH,2014 SPECIALMEETINGMINUTES.ALANHEIDEMANNSECONDEDTHE MOTION.MOTIONCARRIED5-0. b.SpecialJointPlanning-ParksCommissionMeeting–March4 th,2014 AstherewasnoquorumoftheParksCommission,thePlanningCommission conductedthemeeting.Minuteswerenotyetavailableforconsideration. c.RegularMeeting–March4th,2014 Minuteswerenotyetavailableforconsideration. 5.PublicHearing-Considerationofarequestforvariancetorequiredsideyard setbacksintheWSRR(MississippiWildandScenicRecreationalRiver)Overlay DistrictandtorequiredfrontyardsetbacksintheR-1(Single-FamilyResidence) District,PlanningCaseNumber:2014-009 SteveGrittmanreportedthattheapplicantrequestedavariancefromsideandfrontyard setbackrequirementsintheR-1(Single-FamilyResidence)DistrictandWSRR(Wild& ScenicRiverRecreation)Districtinordertoconstructa20x30footattachedgarageon theproperty. PlanningCommissionMinutes:4/01/14 2 Grittmanindicatedthatthepropertymeetscriteriaforapprovalforavarianceasspecified inSection2.4(C)oftheZoningOrdinanceinthattherearepracticaldifficultiesin improvingthepropertyinareasonablemannerduetotheuniquelotconfigurationand frontandsideyardsetbacksrequired.Theproposedgaragemeetssetbackrequirements oftheShorelandOrdinanceandislocatedonthesideofthehousewhichisnotvisible fromtheriverwhichisconsistentwiththeintentoftheWSRRdistrictregulations. BradFyleopenedthepublichearing. ApplicantDarleneWeese,of317RiverviewDrive,(Lot5,ManhattanLots)indicated thatshehadrecentlymovedtoMonticelloandrequiresanattachedgarageforhealthand safetyreasons. ContractorPaulHesssaidthathe’dbuildthegarageinaccordancewithExhibitZ. Astherewerenofurthercomments,thepublichearingwasclosed. CharlotteGableraskedthatthepropertyaddresslistedinthestaffreportbecorrectedto reflecttheactualpropertyaddress317RiverviewDriveintheminutes. Decision1:Regardingtherequestforavariancefromsideandfrontyardsetback requirementsintheWSRRDistricttobuildanattachedgarageontotheexistinghomeat 317RiverviewDrive SAMBURVEEMOVEDTOADOPTRESOLUTION2014-033APPROVINGTHE GARAGESETBACKVARIANCES,BASEDONTHEFINDINGSINSAID RESOLUTIONANDSUBJECTTOTHECONDITIONSOUTLINEDINEXHIBITZ. ALANHEIDEMANNSECONDEDTHEMOTION.MOTIONCARRIED5-0. EXHIBITZ WeeseGarageSetbackVariance 317RiverviewDrive,Lot5,ManhattanLots . 1.Theapplicantprovidesbuildingelevationplansoftheproposedgarageforreviewby Citystaffaspartofthebuildingpermitapplication.Elevationsshouldillustrate buildingmaterials,garageheight,andgarageappearance. 2.Theapplicantsubmitslayoutplansorarevisedsurveyofthegarageprojectfor reviewbyCitystaff.Therevisedsurveyshouldindicatethefollowing: a.SitedrainageplanacceptabletotheCityEngineer. b.Thelocationofadrivewaymeetingtheentranceoftheproposedgarage,and areasofexistingdrivewaytoberenovated.Theapplicantshouldconsider optionsforhowtheexistingdrivewaycanberenovatedwiththeintentof reducingimpervioussurfaceonthesitetotheminimumextentnecessaryto movevehiclestoandfromthelocationoftheproposedgarage. c.Erosioncontrolmeasuresinthevicinityofthegarageproject. PlanningCommissionMinutes:4/01/14 3 d.Landscaperestoration(lawnorlandscapeplantings)inareaswherethe drivewayhasbeenrenovatedandgravelremoved. e.StormwatermanagementtechniquesifrequiredbytheCityEngineer. AsthePlanningCommissionisthefinalauthorityonvariances,thisitemwillnotmove forwardtoCityCouncilforconsideration. 6.PublicHearing-ConsiderationofarequestforConditionalUsePermitforaK-12 SchoolinanR-1(SingleFamilyResidence)District.Applicant:HolySpirit Academy,PlanningCaseNumber:2014-014 SteveGrittmansummarizedthatHolySpiritAcademy,aprivatelyfundedK-12school, requestedaConditionalUsePermit(CUP)toallowthewestportionofSt.Henry’s CatholicChurchbuildingtobeusedforschooluse.Thechurchbuildingislocatedat 1001East7thStreet,(Lot1,Block1,ChurchofSt.Henry1st Addition). Theapplicationspecifiedamaximumstudentcapacityof100-150atthefacility.Based oninitialenrollmentprojections,theschoolwillhavelittleornoimpactonsurrounding landusesorpublicfacilities.Furthergrowthinenrollmentwouldnecessitateeither significantchangestothesiteoramovetoalargerfacility. Noexteriorphysicalmodificationstothesiteorbuildingareproposedandthereisno conflictwithparkingcirculationorsupply,drop-offandpickuporloadingactivities. Signagehasnotyetbeendesignedbutisintendedtomeetzoningrequirements. TheproposedschoolusemeetstheperformancestandardsasoutlinedwithinSection 5.2.D(7)andcriteriaforapprovalforaconditionalusepermitasoutlinedwithinSection 2.4(D)(4)(a)oftheZoningOrdinance. GrittmanindicatedthatR-1(Single-FamilyResidence)isaholdingdistrictforfacilities whichareinstitutionalinnature.Churchesandschoolsarelistedasconditionalusesin theR-1. CharlotteGableraskedaboutthepreviouszoningofthisparcel.Grittmanindicatedthat therevisedzoningordinancenolongeridentifiespublicassemblyasthebaseuse.Gabler alsoaskedifsafetyconcernsrelatedtothelocationoftheplayfieldinproximitytothe upcomingFallonAvenueoverpassconstructionprojecthadbeenaddressed. BradFyleopenedthepublichearing. ApplicantJoshuaLaFond,of1758IhrigAvenueinBuffalo,respondedtocommissioner questionsandprovideddetailsrelatedtoplansfortheacademy.Hesaidthatroadway safetyisnotexpectedtobeanissueasstudentswouldnotgatherwithinafootball’s throwofthestreetandwouldbemonitoredduringoutdoorbreaks.Theacademyexpects toinitiallyserve9th and10th gradepopulationandhasbudgetedfor20studentsatthis time.Fundraisingeffortsmayboostenrollmentto40withinthenextfewyears.Seventy PlanningCommissionMinutes:4/01/14 4 students,manyfromsurroundingcommunities,expressedinterestinattendingthe academy.Staffplantoreviewbustransportationoptions.LaFondconfirmedagreement withtheconditionsinExhibitZ. Astherewerenofurthercomments,thepublichearingwasclosed. ALANHEIDEMANNMOVEDTOAPPROVERESOLUTION2014-034 RECOMMENDINGAPPROVALOFTHECONDITIONALUSEPERMIT,BASED ONFINDINGSINSAIDRESOLUTIONANDCONTINGENTONCOMPLIANCE WITHTHOSECONDITIONSSPECIFIEDINEXHIBITZ.GRANTSALA SECONDEDTHEMOTION.MOTIONCARRIED5-0. ExhibitZ:ConditionsofApproval St.Henry’sCatholicChurchConditionalUsePermit 1.AdetailedsignplanshallbesubmittedsubjectreviewbyCityStaffandsign permit. 2.Futuresiteand/ormodificationsrelatedtoanintensificationoftheschoolor churchuseshallrequireapprovalofconditionalusepermitamendment. 3.Internalbuildingmodificationsshallbesubjecttobuildingpermitasdeemed appropriatebytheCityBuildingOfficial. ThisitemwillgobeforetheCityCouncilontheconsentagendaattheApril7th meeting. CharlotteGablerleftthemeetingat6:30p.m.duetoapreviouscommitment. 7.PublicHearing–ConsiderationofarequestforAmendmenttoConditionalUse PermitforPlannedUnitDevelopmentforUnionCrossings6th Additionand considerationofFinalPlatforUnionCrossings6th Addition,PlanningCase Number:2014-004 RyanCompaniesrequestedthattheparcellocatedat4297th StreetEast(Lot2,Block1, UnionCrossings5th Addition),besubdividedandthattheremainingparcelbepreserved forafinaltenantontheeastendoftheUnionCrossingsshoppingcenter.Thiswillenable RyanCompaniestoexecutealeasewiththeMarshallsretailstoreunderconstructionat thesiteandpreparethenewlotforfuturedevelopment. Grittmanexplainedthatthenewlotconsistsofabuildingsiteandanarrowstripof propertywhichextendsintotheexistingparkinglot.Oddparcelshapesaretheresultof lotlinesdrawntoaccommodatethegeneralizedratiobetweenamountoflandtheyown andthesizeofthebuildingrequiredforeachtenant. Therequestinvolvesidentifyingeasementsandconfirmingtheextensionandprovision ofutilitiestotheeachsite.Theoperatingagreementistobeamendedtoaccommodate referencestothenewparcel.Therearecurrentlynoplansunderwaytodevelopthe parcel. PlanningCommissionMinutes:4/01/14 5 AngelaSchumannexplainedthatinlineretaildevelopmentwasrequiredtobeconsistent withthe2007PUDamendment.ShepointedoutthatcurrentPUDamendment accommodatesthefinallotconfiguration.GrittmannotedthateachPUDamendment establishesanewaddition. BradFyleopenedthepublichearing. LandscapearchitectKevinPfeifferrepresentingRyanCompaniessaidthattheremaining parcelwouldbeabouthalfthesizeofthe18,000squarefootMarshallslot.Pfeiffersaid thattheprivateoperationsagreementshouldcovercross-easementwithintheproperty andthattheproposedpubliceasementforsanitarylinetotheundevelopedparcelwould beremoved.Healsoindicatedthateachpropertyownerwouldberesponsibleforparking lotmaintenancebasedonsquarefootage.PfeifferconfirmedagreementwithExhibitZ. Astherewerenofurthercomments,thepublichearingwasclosed. GRANTSALAMOVEDTOADOPTRESOLUTION2014-035,RECOMMENDING APPROVALOFTHEPUDAMENDMENTANDFINALPLAT,BASEDON FINDINGSINSAIDRESOLUTIONANDSUBJECTTOTHECONDITIONS OUTLINEDINEXHIBITZ.ALANHEIDEMANNSECONDEDTHEMOTION. MOTIONCARRIED4-0. EXHIBITZ PUDAmendmentandFinalPlatforUnionCrossings6th Addition 1429StreetEast,Lot2,Block1,UnionCrossings5th Addition . 1.Theapplicantshallrevisetheplanstocomplywithallrecommendationsofthe CityEngineerregardinggrading,drainage,andutilities,ifany. 2.Theapplicantshallprovidedocumentationofupdatedeasementsforpublicand privatesewer,water,andaccesstothenewparcelsintheplat. 3.ExecuteadevelopmentagreementcoveringthetermsoftheCity’sPlatandPUD approval. 8.PublicHearing–ConsiderationofanamendmenttotheMonticelloComprehensive Plan,Chapter3asrelatedtoguidingprinciplesandlocationsforfuturehighdensity housing.Applicant:CityofMonticello.PlanningCaseNumber:2014-015 SteveGrittmanpointedoutthat,althoughtheComprehensivePlan(CompPlan) categorizesallresidentialdevelopmentas“PlacestoLive,”itdoesnotprovideguidance forconsideringpotentialmulti-familyresidentiallanduseoptions.Herecommendedthat amendingtheCompPlantoincorporatethefactorsandprinciplesjointlyidentifiedbythe PlanningCommissionandCityCouncilwouldprovideaframeworkwithinwhichto discusslocatingR-4(HighDensityResidence)zoningdistricts. Grittmanbrieflyreviewedfactorsandrelatedissuesincludingreplacementlanduse,local transportationnetwork,architecturalcompatibility,buildingmassing,adequatepublic PlanningCommissionMinutes:4/01/14 6 facilities,proximitytolowerdensityresidentialneighborhoodsandproximitytoother highdensityresidentialneighborhoods. TheCompPlanlanguagewasproposedtobeamended(notedasunderlined)asfollows: “Acompletehousingstockincludeshigherdensityresidentialareasthatconsistofmulti-family housingtypessuchasapartmentsandcondominiums.Inthenearterm,theComprehensive Plandoesnotanticipateexpandingtheexistingsupplyofhigherdensityhousing.Itislikelythat Monticellowillneedadditionalhigherdensityhousingto: Providehousingsuitedtotheneedsofanagingpopulation FacilitateredevelopmentintheDowntownorinotherappropriatelocationsofthe community Providehousingneededtoattracttheworkforcerequiredtoachieveeconomic developmentgoalsoftheCity Higherdensityresidentiallandusesshouldbelocatedanddesignedtobecompatiblewith nearbyresidentialormixeduses,onlotsabletoaccommodatelargerbuildingsandaddedtraffic generation.Inaddition,sitingfactorsforhighdensityresidentialuseswillprioritizeaccessto servicesandamenitiesincludingpublicutilities,parks,trailsandopenspace,andcommercial and/ormedicalservices.Itwillbeimportant,whenconsideringpotentialdesignationofhigh densityhousingdevelopment,thattheparcelsmeetthespecificstandardsofthezoningdistrict, andsuchdevelopmentcanbeaccommodatedinaccordancewiththepoliciesinthisPlan.” TherewassignificantdiscussionastothevalueofamendingtheCompPlantoinclude theseconsiderationsasitdidnotseem,tosomecommissioners,asifitprovidedmuch clarificationandwassubjecttointerpretation.Grittmanexplainedthatthe ComprehensivePlanisintendedtoprovidebroadguidanceandthatthezoningordinance wouldmorespecificallyaddressimplementation. Itwasalsosuggestedthatonefactormaysometimesoutweighanotherdependingonsite orotherconsiderations.GrittmanpointedoutthattheCityalwayshassomediscretion overthelanduseplanandrezoningactions.Thisledtosomeagreementthattheproposed amendmenttotheCompPlanincludelanguagetoclarifythatlandusedecisionswould takeintoconsiderationbutnotbelimitedtothefactorsidentified. Grittmanrespondedtoadditionalquestionsrelatedtogeneralzoningconsiderations,the amountofundevelopedlandavailableforrezoningandthelevelofdemandforstep-up multi-familyhousingdevelopment. BradFyleopenedthepublichearing.Astherewerenocomments,thepublichearingwas closed. PlanningCommissionMinutes:4/01/14 7 SAMBURVEEMOVEDTOADOPTRESOLUTIONNO.2014-036, RECOMMENDINGTHEAMENDMENTOFTHEMONTICELLO COMPREHENSIVEPLANTOINCORPORATEFACTORSANDPRINCIPLESINTO THECODETOMANAGEANDDIRECTTHELOCATIONSFORFUTUREHIGH DENSITYHOUSINGAREAS,BASEDONFINDINGSINSAIDRESOLUTIONAND TOINCLUDELANGUAGEASFOLLOWS,“WHILETHESECOMMENTSAND THECOMMENTSINTHEZONINGORDINANCEAREINTENDEDTOBE INSTRUCTIVE,THEYARENOTNECESSARILYTHEONLYFACTORSTHAT MIGHTCOMEINTOPLAYONSPECIFICPROPERTIES”.GRANTSALA SECONDEDTHEMOTION.MOTIONCARRIED3-1.(BradFylevotedinopposition statingthattherewasn’tenoughguidancefortheR-4District.) 9.PublicHearing–ConsiderationofanamendmenttotheMonticelloZoning Ordinance,Chapter3,Section4(I)asrelatedtoguidingprinciplesandlocationsfor futureR-4(Medium-HighDensityResidence)zoningdistricts.Applicant:Cityof Monticello,PlanningCaseNumber:2014-015 Grittmanexplainedthattheproposedzoningordinanceamendmentisacompaniontothe CompPlanamendmentconsideredpriortothisitem. TheproposedzoningamendmentwouldrevisethepurposestatementoftheR-4District andspecifytheconditionsunderwhichtheCitywouldconsiderpotentialrezoningstothe R-4.Thiswouldestablishstandardsforhighdensityhousingandcriteriatobeusedwhen consideringsuchdevelopmentrequests. Chapter3.4(I)ofthezoningordinanceisproposedtobeamended(notedasunderlined) asfollows: Thepurposeofthe“R-4”,medium-highdensityresidentialdistrictistoprovide formediumtohighdensityhousinginmultiplefamilystructuresof13ormore unitsperbuilding,andatdensitiesofbetween10and25unitsperacre.The districtisintendedtoestablishhigherdensityresidentialopportunitiesinareas appropriateforsuchhousing,tobedeterminedbytheCityonacasebycase basis.TheCityofMonticelloshallzonelandtotheR-4Districtonlywhen,inits solediscretion,allaspectsofthepropertysupportthepotentialusesoftheR-4 district,includinglocation,privateandpublicservices,andcompatibilitywith existingandfuturelandusesinthearea.Inmakingadeterminationastothe suitabilityofasiteforR-4rezoning,theCitywillprioritizethefollowingsiteand areafactors: ReplacementLandUses.R-4zoningfitsthefollowingzoningcategoriesand circumstances: LandalreadyzonedforR-3. Landcurrentlyzonedforcommercialuses,butwhichwouldnotbe considered“prime”commercial(theCitywouldliketoprotect “prime”commercialareasthatshowthemostpromiseforthatusein thefuture). PlanningCommissionMinutes:4/01/14 8 ProximitytoOtherResidentialNeighborhoods. R-4zoningmaybeallowedinproximitytoothermediumtohighdensity residentialareas,howeverthenatureandconcentrationofexistingmulti- familystructuresshallbecarefullyconsideredtoavoidanover concentrationoftheseuses. R-4zoningmaybeallowedinproximitytolowerresidentialuses,ifitis determinedthatthehighdensitysitecanaddressthesiteandareafactors providedhere. ArchitecturalCompatibilityandBuildingMassing. Inthevicinityoflowerdensityresidentialareas,R-4Districtbuildings needtobelowerprofilewithregardstosizeandmass,orneedtobe screenedorbufferedbydistanceandnaturalfeatures. RequirementforAdequatePublicFacilities.Highdensityresidentialdevelopment shallbelocatedtoprovideforthefollowingessentialservicesandamenities: Accesstopublicparks,pathways,andopenspace,without overburdeningthem.R-4developmentmayberequiredtoprovide additionalfacilitiestomeettheCity’sopenspaceplanningpolicies. Connectiontopublicutilities. Accesstomajorstreets,orattheveryminimum,avoidanceoftraffic generationthatwouldutilizelocalstreetsinlowerdensityresidential areas. Proximitytocommercialand/ormedicalservices. Thisdistrictisintendedtoprovideexclusivelymultiplefamilyhousingasdefined inthisordinance,asopposedtolowerdensityhousingtypessuchastownhouses, two-familyhomes,orsinglefamilyhomes. Grittmanpointedoutthatanapplicantwouldberequiredtohaveidentifiedaconcept planfordevelopmentpriortosubmittingarezoningrequest. BradFyleopenedthepublichearing. DevelopmentbrokerCharliePfeffersuggestedthattheR-4discussionmaybe immaterialsincethecurrentCompPlanlanguagedoesnotpointtoaneedto developadditionalmulti-familyhousingatthistime. Astherewerenoothercomments,thepublichearingwasclosed. GrittmanrespondedbynotingthattheCompPlananticipatestheneedfor additionalmulti-familyhousingmovingforwardbecausethecurrentstockis aging.Hepointedoutthatplancallsforstep-uphousingwhichincludesan emphasisonhigheramenitiescurrentlyunavailable. PlanningCommissionMinutes:4/01/14 9 SAMBURVEEMOVEDTORECOMMENDORDINANCENO.594AMENDING THER-4ZONINGDISTRICTTOINCORPORATEFACTORSANDPRINCIPLES INTOTHECODETOMANAGEANDDIRECTTHELOCATIONSFORFUTURER- 4AREAS.ALANHEIDEMANNSECONDEDTHEMOTION.MOTIONCARRIED3- 1.(BradFylevotedinoppositionstatingthattherewasn’tenoughguidancefortheR-4 District.) 10.ConsiderationtoreviewSpecialUseOverlayDistrictlandareaanalysisandtocall forapublichearingonrelatedamendmentstotheOfficialZoningMapfortheCity ofMonticello Grittmanexplainedthatlocalitiesmayregulateadultentertainmentorientedbusinesses basedonnegativesecondaryimpactsbutarerequiredtoaccommodatesuchuseswithin thecommunityorbesubjecttolegalchallenge.Heaskedthatthecommissioncallfora publichearingtoreviewfindingsandobtaincitizeninputrelatedtoalandareaanalysis recentlyconducted.ThepurposeoftheanalysisistoverifythattheCitycontinuesto meettheintentoftheSpecialUseOverlayDistrictandthelegalrequirementsforadult orientedusesdespitechangesintheinventoryoflotspotentiallyavailableforadultuseas aresultofrezoningactions.GrittmanindicatedthattheCitystillseemstobein compliancewiththeadultuserequirement. BRADFYLEMOVEDTOCALLFORAPUBLICHEARINGONTUESDAY,MAY 6TH AT6PMTOCONSIDERAMENDMENTTOTHEOFFICIALZONINGMAP FORTHECITYOFMONTICELLO,TOINCLUDEAMENDMENTSFORTHE SPECIALUSEOVERLAYDISTRICT.GRANTSALASECONDEDTHEMOTION. MOTIONCARRIED4-0. 11.CommunityDevelopmentDirector’sReport None 12.Adjournment ALANHEIDEMANNMOVEDTOADJOURNTHEMEETINGAT7:48PM.SAM BURVEESECONDEDTHEMOTION.MOTIONCARRIED4-0. Recorder:KerryBurri__ Approved: Attest:___________________________________________ AngelaSchumann,CommunityDevelopmentDirector MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, May 6th, 2014 - 6 PM - Mississippi Room, Monticello Community Center Present: Brad Fyle, Sam Burvee, Charlotte Gabler, Alan Heidemann Absent: Grant Sala Others: Angela Schumann, Ron Hackenmueller, Steve Grittman, Jay Moore 1. Call to order Brad Fyle called the meeting to order at 6 p.m. 2. Citizen Comments None 3. Consideration of adding items to the agenda  Comprehensive Plan amendment (Angela Schumann)  Fleet Farm update (Charlotte Gabler)  Council action related to Swan River PUD crosswalk update (Brad Fyle) 4. Consideration to approve Planning Commission minutes a. Special Meeting Minutes – March 4th, 2014 SAM BURVEE MOVED TO APPROVE THE MARCH 4TH, 2014 REGULAR SPECIAL MEETING MINUTES. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 3-0. (Charlotte Gabler abstained as she had not attended the meeting.) b. Regular Meeting Minutes – March 4th, 2014 ALAN HEIDEMANN MOVED TO APPROVE THE MARCH 4TH, 2014 REGULAR SPECIAL MEETING MINUTES. BRAD FYLE SECONDED THE MOTION. MOTION CARRIED 3-0. (Charlotte Gabler abstained as she had not attended the meeting.) c. Regular Meeting Minutes – April 1st, 2014 The regular meeting minutes for April 1st, 2014 were unavailable at this time. 5. Public Hearing – Consideration of a request for conditional use permit for cross- access and Preliminary and Final Plat for the Cedar Street Retail Addition, a commercial subdivision in a B-3 (Highway Business) and B-4 (Regional Business) District. Applicant: Oppidan. Planning Case Number: 2014-017 Planning Commission Minutes: 5/06/14 2 Steve Grittman reported that the applicant proposed to construct a 17,636 square foot retail facility with a drive-through drop-off/donation center to be leased to Goodwill. The development site is proposed to be located at the Cedar Street Retail Addition and is guided Places to Shop and zoned B-3 (Highway Business District). Oppidan requested preliminary and final plat approval and a Conditional Use Permit (CUP) for cross access/parking. The preliminary plat combines two parcels (155500142302, 155500142314) and subdivides another (155500142400) to create one 2.64 acre parcel. The remaining portion of the subdivided property would be platted as an outlot for future development. Grittman recommended approval of the preliminary plat subject to revisions delineating required perimeter drainage and utility easements, platting of the Cedar Street right-of- way and Dundas Road easement, and other conditions as noted in Exhibit Z. Grittman also summarized that the cross access/parking requested meets required CUP evaluation criteria as outlined in Section 2.4(D)(4)(a) as well as additional conditions of approval required in Chapter 4, Section 4.8, Subsection G.(2)(iv.). Conditions of approval are included in Exhibit Z. Grittman pointed out that the cross access/parking between adjoining business properties will reduce the number of access drives on Cedar Street enhancing traffic safety and facilitate vehicular circulation on the site. In response to questions, Grittman noted that the location of this parcel would not typically be considered an option for R-4 zoning and multi-family housing use. He also indicated that staff had also initially questioned the proposed location of the drive though lane on the property but had concluded that the visibility along Highway 25 was not an aesthetic concern. Brad Fyle opened the public hearing. Jay Moore, representing Oppidan Investment Company of Minnetonka, described the non-profit mission of Goodwill and responded to questions. He explained that the location of the drive through lane is designed to increase the visibility of the donation center because the store relies on donations as revenue. Moore noted that directional signage will also be requested to provide for traffic control on the property. He also acknowledged agreement with the conditions of approval listed in Exhibit Z. As there were no further comments, the public hearing was closed. CHARLOTTE GABLER MOVED TO ADOPT RESOLUTION 2014-048 TO RECOMMEND APPROVAL OF THE PRELIMINARY AND FINAL PLAT, AND CONDITIONAL USE PERMIT FOR CROSS ACCESS/PARKING BETWEEN ADJOINING BUSINESS PROPERTIES, SUBJECT TO CONDITIONS OUTLINED IN THE RESOLUTION. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 4-0. Planning Commission Minutes: 5/06/14 3 EXHIBIT Z Conditions for Approval Cedar Street Addition Conditional Use Permit for Cross Parking/Access & Preliminary Plat 1. The final plat must show required drainage and utility easements around the perimeter of the parcel and such easements shall be dedicated to the city. 2. Encroachment agreements must be filed with the city for all areas where drive aisles encroach on drainage and utility easements. 3. The final plat shall include the platting of the full right-of-way for Cedar Street. 4. The final plat shall include an easement through Outlot A for Dundas Road. 5. A sidewalk connection must be installed between the northeast drive access and north property line. 6. A trail connection must be provided from the parking lot to the trail along Highway 25. 7. Additional landscaping must be provided at the southeast corner of the property to ensure sufficient screening of the loading area. 8. All landscaped areas must be irrigated. 9. The northeast driveway must be realigned per engineer’s requirements; if parking spaces are removed as a result, a proof of parking area should be designated on the site. 10. The applicant must obtain approval from easement holders for all proposed tree and shrub plantings in easement areas. 11. Vehicular use areas on the parcel to the north must meet all required setbacks and landscaping requirements at such time that development is proposed. 12. Future curb cut access locations between the parcel in question and the adjoining property to the north shall be subject to review and approval by the city. 13. The proposed utility, grading, drainage, and erosion control plans are subject to review and comment by the City Engineer. The applicant shall comply with all recommendations of the City Engineer as provided in the comment letter dated May 1st, 2014. 14. A shared access and maintenance agreement shall be filed by the adjoining property owners at such time that the parcel to the north is developed. Planning Commission Minutes: 5/06/14 4 15. The applicant shall execute a development agreement covering the terms of the City’s Plat and CUP approval. 6. Public Hearing – Consideration of amendment to Title 10, Monticello Zoning Ordinance, Chapter 2.4(P) – Specific Review Requirements, Planned Unit Developments and Section 2.3 (I) relating to written notification for Planned Unit Development applications, Planning Case Number: 2014-023 Grittman summarized that, in working through the Planned Unit Development (PUD) process in place, staff had identified various issues which require further review and revision. He briefly described ordinance amendments proposed to address these issues. Staff proposed that written notification requirements for PUD applications be changed to 350 feet to be consistent with statutory notification requirements and all other City land use application notification requirements. Other proposed amendments to the text of 2.4(P) are listed below: P (1) The collaborative process is replaced as moved to the Concept Stage review – more about this change below. P (3) Notation related to existing PUDs P (4) Clarify that PUD may be used in any zoning district. P (7) Reword the public values discussion as a more generalized example, and restate the purpose of PUD design. P (7)(e)/(g)/(j) Clearer wording P (7)(l) Added item to specify that PUD development intensity is intended to reflect the capacity of the land and services – possibly more, possibly less. P (8)(b) Deletes the reference to road width as a specific PUD flexibility option – the City has standard road width requirements based on public safety. Road width may become an element qualifying for flexibility, but the applicant should prove it in the design. P (8)(b) (New) Adds some examples of flexibility by PUD, and makes the consideration of flexibility discretionary (“may”), rather than mandatory (“shall”). P (9)(a) Eliminates this section on Collaborative process, moving the process and requirements to the Concept Stage (and partially into the Development Stage). P (9)(a) PUD Concept Plan. This text incorporates a role for the collaborative process at Concept Plan stage, and adds the public values requirements here. In addition, the neighborhood meeting is specifically made optional. Further creates a list of requirements or objectives for the Concept Plan, which includes public hearing and comment. One of the issues raised by the current code is the creation of a set of objectives for the PUD prior to public hearing and comment – a potential skirting of zoning requirements which require public comment opportunity. P (9)(a)(iii) 4. Adds a requirement that the applicant identify development objectives Planning Commission Minutes: 5/06/14 5 (a part of the collaborative process). P (9)(a)(iii) 9. Adds a requirement that the applicant identify the areas in which he/she proposes to vary from the standard zoning requirements as a part of the application submission. P (9)(a)(iv) 3. Adds a requirement for a public hearing at the Concept Stage review. This hearing incorporates public notice into the early stages of the process, and avoids later claims that the project has been too extensively developed to change after public comment. P (9)(b) Renames the Preliminary Plat stage as PUD Development Stage, Preliminary Plat, and Rezoning. These are three applications being considered after Concept review has occurred, and establish the working development rights for the project. Staff had considered removing the plat language from the code, but instead it is left here, essentially requiring that PUD projects occur on platted land. The Development Stage PUD plans, the Preliminary Plat, and the Rezoning to PUD would occur concurrently at this stage. P (9)(b)(iv) 3. Incorporates a requirement that staff generates a Public Values Statement from the Concept Stage discussions, and it is then to be considered by the Planning Commission (and then City Council) as an initial part of the Development Stage review. P (9)(b)(iv) 5. Rewords the findings criteria for internal consistency. P (9)(b)(iv) 6. Adds note to this process section that directs the staff to prepare a rezoning ordinance for review, but specifies that rezoning adoption would be subsequent to Final Stage PUD approval. P (9)(c) Final Stage PUD and Final Plat – requires conformance with the Development Stage PUD and Preliminary Plat approvals, and deletes the repealer provision on the zoning (since the zoning will not have happened unless all other approvals are granted). P (9)(c)(iii) Various clarifications on consistency and requirements. P (9)(c)(iv) Adds clarification that the Final Stage PUD and Final Plat will be reviewed and approved by the City Council, rather than the implied staff review only. Provides that the Council may refer the Final Stage back to the Planning Commission if appropriate. P (10)(b) Specifies that a “PUD Adjustment” shall be treated as a change to the Final PUD and will follow that process. P (11) Cancellation would occur upon specific findings, including those identified in this new language. While many of the issues noted were housekeeping details proposed to refine the PUD ordinance language for clarity and consistency, several were process related. The City Attorney had recommended streamlining the current multi-stage PUD application process to meet the 60 day legal requirement. One significant process related amendment removes the concept review from the application process. This not only shortens the PUD timeline but also invites public engagement before decisions are made. Those who own property within the affected area would receive a concept review Planning Commission Minutes: 5/06/14 6 meeting notice. The concept review meeting would differ from a public hearing in that no action would be taken. Staff also proposed amending the PUD ordinance to conduct processes concurrently as appropriate in view of process timeline requirements. Brad Fyle opened the public hearing. As there were no comments, the public hearing was closed. CHARLOTTE GABLER MOVED TO ADOPT RESOLUTION 2014–049 RECOMMENDING APPROVAL OF THE AMENDMENTS TO SECTION 2.3 AND 2.4, REVISING THE PROCESS AND REQUIREMENTS FOR PUD IN THE MONTICELLO ZONING ORDINANCE AND DIRECTING STAFF TO PREPARE AN ORDINANCE FOR ADOPTION, BASED ON FINDINGS IN SAID RESOLUTION. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 4-0. 7. Public Hearing – Consideration to recommend for the adoption the 2014 City of Monticello Official Zoning Map Angela Schumann provided an overview of the proposed 2014 City of Monticello Official Zoning Map and noted the following inclusions:  Rezoning Actions o Ordinance #581 - Rezoning 108 Cedar Street from R-2 to CCD, F-2 o Ordinance #589 - Rezoning 101 Chelsea Road from B-2 to B-4  Special Use Overlay District o Boundary update  Shoreland District o Boundary set by state o Companion map including shoreland and floodplain boundaries adopted by reference  Wild and Scenic Recreational River District o Boundary set by state Brad Fyle opened the public hearing. As there were no comments, the public hearing was closed. CHARLOTTE GABLER MOVED TO ADOPT RESOLUTION 2014-047 RECOMMENDING THE ADOPTION OF THE 2014 CITY OF MONTICELLO OFFICIAL ZONING MAP, INCLUDING SHORELAND/FLOODPLAIN COMPANION MAP. SAM BURVEE SECONDED THE MOTION. MOTION CARRIED 4-0. Planning Commission Minutes: 5/06/14 7 8. Consideration of items added to the agenda  Comprehensive Plan amendment (Angela Schumann) – At their April 28th meeting, the City Council directed the Planning Commission to call for a public hearing to consider a Comprehensive Plan amendment to reguide a parcel on the northeast quadrant of County Road 18 and Meadow Oak Avenue from Places to Shop to Places to Live. This amendment will be included as part of the June commission agenda.  Fleet Farm update (Charlotte Gabler) – Mills Fleet Farm has been notified that the two year extension of their Conditional Use Permit (CUP) expired in August 2013. Because Fleet Farm had, however, submitted applications consistent with a final stage approval, it has a valid PUD which involves an expiration timeline that differs from that of a CUP. Any substantive changes to the project require a replat and PUD amendment.  Council action related to Swan River PUD crosswalk update (Brad Fyle) – The City Council approved locating the crosswalk at the intersection of Maple and 5 ½ Street as per the City Engineer’s recommendation for pedestrian safety, rather than at mid- block, as had been proposed. Council also required that turf be utilized from the front line of the building forward to the street for aesthetic reasons, rather than native landscaping as had been proposed. 9. Adjournment SAM BURVEE MOVED TO ADJOURN THE MEETING AT 7:12 PM. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 4-0. Recorder: Kerry Burri __ Approved: Attest: ___________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 06/03/2014 1 5. Public Hearing – Consideration of a request for an amendment to the Comprehensive Land Use Plan, changing a parcel from Places to Shop (Commercial) to Places to Live (Residential) Applicant: City of Monticello. (NAC) Property: Legal: Outlot A, Monticello Commerce Center Seventh Addition Address: NA Planning Case Number: A. REFERENCE & BACKGROUND Request(s): Land Use Plan Amendment from Places to Shop (Commercial) to Places to Live (Residential) Deadline for Decision: Land Use Designation: Places to Shop Zoning Designation: B-4, Regional Business District The purpose of the “B-4” regional business district is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. Overlays/Environmental Regulations Applicable: Freeway Bonus Sign Overlay District Current Site Use: Vacant/Agriculture Surrounding Land Uses: North: I-94 East: Freeway Fields Park / Single Family Residential (Southeast) South: Church West: Stormwater Pond/County Highway 18 Project Description: On April 28th, 2014, the City Council called for a hearing on the amendment to consider whether the subject 12.7 acre site could be appropriate for “Places to Live” in relationship to the development of multiple family residential units on the property, pursuant to the recent adoption of the R-4, Multiple Family Residential Planning Commission Agenda – 06/03/2014 2 zoning district and policy discussions on possible sites for the new district. ANALYSIS When considering an amendment to the Comprehensive Land Use Plan, the City reviews a series of common criteria. The City’s zoning ordinance identifies specific criteria in Section 2.4 (A)(5), as follows: (5) Approval Criteria Recommendations and decisions on Comprehensive Plan amendments shall be based on consideration of the following criteria: (a) Whether the proposed amendment corrects an error or addresses the need resulting from some changing condition, trend, or fact arising since the adoption of the Comprehensive Plan; (b) Whether the proposed amendment is consistent with the guiding principles of the Comprehensive Plan; (c) The extent to which the proposed amendment addresses a demonstrated community need; (d) Whether the proposed amendment will protect the health, safety, morals, and general welfare of the public; (e) The impacts on the natural and built environments, including air, water, noise, stormwater management, wildlife habitat, water quality, vegetation, drainage, streets, and other engineering design or environmental factors; (f) Whether the proposed amendment is compatible with existing and proposed uses surrounding the subject property; whether the proposed design and land uses are appropriate for the land; and whether the proposed amendment will maintain or improve compatibility among uses and ensure efficient development within the City; (g) Whether the proposed amendment will result in a logical, orderly and predictable development pattern; and (h) Whether the proposed amendment is consistent with the purpose of this ordinance. In reviewing these criteria, staff offers the following comments: (a) Changing Conditions. The R-4 zoning district, accommodating higher density development, was adopted in early 2013, five years after the Comprehensive Plan was fully updated. During that period, the City became aware of the potential need for zoning regulations that would permit the possibility of higher density development than that anticipated in the general land use plan and zoning at the time. In considering the amendment, the City found that multiple family development could be a beneficial land use component of the City’s housing stock, provided it was developed in a way that required high levels of development quality and site amenities. Planning Commission Agenda – 06/03/2014 3 In 2014, the City adopted amendments to both the R-4 zoning district and the Comprehensive Plan identifying site characteristics and parameters that would potentially accommodate multiple family housing. While no sites were selected during that amendment process, the City acknowledged that the conditions leading to the original Comprehensive Plan land use pattern have changed in two ways – market conditions, and adequate regulatory requirements that would ensure compatibility with other Comp Plan goals, including assurances of high- quality development. (b) Consistency with Guiding Principles. The Comprehensive Plan includes, as one of its primary objectives, a baseline requirement that going forward, new housing opportunities will be accompanied by higher levels of development, site, and architectural quality and amenities, leading to step-up housing choices in all categories. The Comprehensive Plan also anticipates the need for a broad range of housing choice for its current and future population as housing formation and family status needs changes over time. At the time of adoption of the Comprehensive Plan in 2008, zoning regulations could not ensure that higher density housing allowances would meet this principle, and as such, the subsequent update to the zoning regulations capped housing density at a relatively low figure. With the adoption of the R-4 district, the City is able to accommodate higher densities – in fact, capitalize on the development opportunities that higher densities provide – to ensure consistency with its goal of increased housing quality. In this way, a change to Places to Live on the subject site would accommodate a zoning regime that would continue to meet the Comp Plan principles. (c) Community Need. The proposed amendment would facilitate zoning consideration of high density residential development. Because of the location of the proposed land use change, lower densities would be inappropriate, bounded as the site is by freeway, major collector (CSAH 18) and minor collector (Meadow Oak Avenue). Market need is a consideration best established by private interests. However, community need is addressed by multiple family housing in a number of ways. First, young adults – an integral component of the community’s long term health – often seek multiple family housing prior to making a decision to purchase owner-occupied housing. This can be due to financial considerations, job status, or many other factors. A lack of high quality rental options will result in the loss of this demographic – many of whom may have grown up in the community but leave due to lack of housing choice. Planning Commission Agenda – 06/03/2014 4 Additionally, quality multiple family options are often attractive to both working and retired adults who do not wish to maintain single family home ownership responsibilities, particularly if travel (for job or recreation) takes them away from the community for extended periods. The community’s current rental housing stock does not adequately address this market, and losing this demographic means the loss of a significant level of wealth. Finally, quality rental housing is attractive to businesses and industries that wish to provide higher-paying jobs, and can be an important component in the City’s economic development planning. If the community does not have this housing available, businesses may be reluctant to recruit these jobs to the area. (d) Health, Safety, and Welfare. The proposed change is unlikely to impact this issue, provided a potential project adheres to the zoning regulations established by the R-4 District, and the related objectives of the Comprehensive Plan. (e) Impacts of Development on Environment and Infrastructure. The subject property has been planned for development for many years. Infrastructure in the area, including utilities and stormwater facilities, have been developed anticipating commercial development – high levels of site coverage, traffic, lights, building massing, and visibility. The site has been used for agricultural purposes in the interim period, with no significant environmental conditions evident. Traffic routing in the area, included the construction of a roundabout at Meadow Oak Avenue and CSAH 18 to accommodate both south- bound and north-bound turns for traffic to and from Meadow Oak. With the closing of the east-bound freeway access from Meadow Oak a few years ago, most traffic using this site is anticipated to flow to and from the west, through the roundabout, regardless of land use. (f) Land Use Compatibility. Land Use Compatibility is an issue of greatest impact when high-intensity uses abut - or create impacts affecting - low-intensity uses, and those impacts cannot be mitigated by on or off-site improvements. In considering a change from commercial uses to residential uses, it is important to understand what the current land use would accommodate, and how those contrast with the potential development under a new land use category. As a commercial site zoned B-4, the 12.7 acre parcel near a freeway interchange could accommodate commercial development that includes hotel, restaurant, retail and office projects as permitted uses. A site of this size could accommodate a mix of commercial development, for example, a combination of a 100 room hotel, a fast-food restaurant, and more than 15,000 square feet of retail space. Planning Commission Agenda – 06/03/2014 5 Building height is permitted to 30 feet, with greater height by Conditional Use Permit. For a development of this scope, the site would likely entail 80% to 85% impervious surface. Traffic generation from the Institute of Transportation Engineers (ITE) manual would be estimated to be in the range of 2,500 - 3,000 daily trips from the site to the adjacent street. More intense commercial development would also be possible, under various zoning regulations and allowances. If the site were to be re-guided for residential, then developed under an R-4 zoning district, the 12.7 acre parcel would accommodate a maximum of about 300 residential units. Under this zoning designation, impervious surfaces (buildings and drive/parking areas) would cover up to about 60% of the site. Trip generation for apartment projects of this type are estimated to average about 2,100 trips per day. The R-4 district imposes greater restrictions on both building and parking setbacks than commercial districts, greater green space requirements in the front yard adjoining the street, and half of its required parking to be underground. In considering compatibility, land use “transition” is also a common factor. Under a land use amendment as proposed, commercial and industrial district uses would then all be located west and north of CSAH 18, transitioning on this site to higher density residential, with lower density residential uses to the south and east. The neighborhood is also marked by significant areas of institutional or public use, including church, schools, and parkland. (g) Logical, Orderly Development Pattern. The proposed site is relatively isolated from other development land. As noted above, the site is surrounded by, primarily, public or institutional land uses, and major roadways. Single family housing is located to the southeast of the site, across Meadow Oak Avenue, but primarily utilizes a separate local street system for its direct access. The R-4 District will have the potential for additional pedestrian activity in the area, especially crossing CSAH 18. With the construction of the roundabout, pedestrian accommodations and safety was greatly improved. By providing access across CSAH 18 pedestrians can utilize the pedestrian facilities to the west and across I-94 to the north. In considering development pattern, the Planning Commission and City Council recently added language to the R-4 District that summarizes potential factors for rezoning property to the R-4 district, which could be a subsequent consideration if the land use change is approved. Those factors are: Replacement Land Uses. R-4 zoning fits the following zoning categories and circumstances: • Land already zoned for R-3. • Land currently zoned for commercial uses, but which would not be considered “prime” commercial (the City would like to protect Planning Commission Agenda – 06/03/2014 6 “prime” commercial areas that show the most promise for that use in the future). Proximity to Other Residential Neighborhoods. • R-4 zoning may be allowed in proximity to other medium to high density residential areas, however the nature and concentration of existing multi-family structures shall be carefully considered to avoid an over concentration of these uses. • R-4 zoning may be allowed in proximity to lower residential uses, if it is determined that the high density site can address the site and area factors provided here. Architectural Compatibility and Building Massing. • In the vicinity of lower density residential areas, R-4 District buildings need to be lower profile with regards to size and mass, or need to be screened or buffered by distance and natural features. Requirement for Adequate Public Facilities. High density residential development shall be located to provide for the following essential services and amenities: • Access to public parks, pathways, and open space, without overburdening them. R-4 development may be required to provide additional facilities to meet the City’s open space planning policies. • Connection to public utilities. • Access to major streets, or at the very minimum, avoidance of traffic generation that would utilize local streets in lower density residential areas. • Proximity to commercial and/or medical services. These factors would tend to support the suggestion that amending the land use designation for the proposed site would further a logical and orderly development pattern. (h) Consistent with the Purpose of the Zoning Ordinance. The purpose of the zoning ordinance is to regulate land use in a way that allows property owners to make reasonable and beneficial use of their land, but ensure that such use does not create an undue burden on the public or the private use and enjoyment of surrounding properties. In urban and suburban areas, there are a wide variety of land uses, often in close proximity – this is one of the advantages of owning or occupying property in such a community. It is not reasonable to expect that those uses will create zero impacts – the test is whether the impacts are reasonably expected. In this case, the impacts would appear to be lessened by changing the land use as proposed. The systems in place, which were designed to accommodate commercial uses, should be able to facilitate a lower- Planning Commission Agenda – 06/03/2014 7 impact development that would be expected under a residential scenario – even a high-density development. B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution 2014-059 recommending approval of an amendment to the Monticello Comprehensive Plan changing the land use designation on the subject parcel from Places to Shop to Places to Live. 2. Motion to deny adoption of Resolution 2014-059, based on findings to be made by the Planning Commission. C. STAFF RECOMMENDATION Staff is supportive of the amendment, based on the findings and review criteria presented in this report, as collected from the statements of the Comprehensive Plan, Zoning Ordinance, and recent land use policy discussions at both Planning Commission and City Council level. The only concern in this regard relates to the status of the particular parcel of commercial land, and whether it constitutes “Prime” Commercial. This is a relative term, and with freeway frontage and access, it could be viewed as such. However, much of the focus on commercial land preservation was on those parcels that front on Highway 25, rather than this site, and indeed, this parcel was considered in the R-4 policy discussions as one that might qualify for a residential designation. In considering land use changes, amendments to the Comprehensive Plan require a 4/5 vote of the City Council to proceed. If a rezoning action is eventually considered for the property, a simple majority is necessary to rezone land from commercial to residential zoning. As an advisory body, the Planning Commission may forward its recommendation regardless of vote count. D. SUPPORTING DATA A. Resolution 2014-059 B. Aerial Image of Subject Property C. Land Use Map, Subject Property Illustration D. Comprehensive Plan, Chapter 3 E. Comprehensive Plan, Chapter 2, Housing Type excerpt F. Comprehensive Plan Amendments of April 28th, 2014 (Resolution 2014-036) G. City Council Minutes, 4/28/14 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-059 MotionBy:SecondedBy: ARESOLUTIONOFTHEMONTICELLOPLANNINGCOMMISSION RECOMMENDINGAMENDMENTOFTHEMONTICELLOCOMPREHENSIVE LANDUSEPLAN,REGUIDINGTHESUBJECTPROPERTYFROMPLACESTO SHOP(COMMERCIAL)TOPLACESTOLIVE(RESIDENTIAL) WHEREAS,theCityofMonticelloconsidersthedevelopmentofmultiplefamilyresidential housingtobeapotentialassettotheCity’shousingstock;and WHEREAS,theCityhasrecentlyupdatedzoningregulationsrelatingtomultiplefamily residentiallanduses;and WHEREAS,thedevelopmentofnewmultiplefamilyhousingwillrequireamendmentsto theCity’slanduseplanandzoningmap;and WHEREAS,theCityfindsthatthedesignationofoneormoresitesforsuchalandusemay facilitatethedevelopmentofmultiplefamilyhousinginaccordancewiththeCity’splansand regulations;and WHEREAS,thePlanningCommissionheldapublichearingonJune3,2014onthe applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaff report,whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1.There-guidingofthesubjectpropertyaddressesaconditioninthecommunitythat haschangedsincetheadoptionofthecurrentcomprehensiveplan; 2.Theproposedamendmentisconsistentwiththeguidingprinciplesofthe comprehensiveplaninthathigh-qualityhousingisencouraged,andrequired,under theCity’slanduseregulations; 2 3.Theproposedamendmentaddressesacommunityneedthroughtheprovisionsofa broaderrangeofhousingopportunitiesmeetingthequalitystandardsoftheCity’s zoningregulations; 4.TheproposedamendmentwillnotnegativelyimpacttheCity’shealth,safety,or welfarethroughadherencetotheapplicablezoningandbuildingstandards; 5.Theproposedamendmentwillnotnegativelyimpactthebuiltornaturalenvironment oftheCity,andcanbeservedbyexistingCityserviceandinfrastructureinthe immediatevicinity; 6.Theproposedamendmentisconsistentandcompatiblewithsurroundinglanduses, whichconsistprimarilyofpublicandinstitutionaluses,aswellashigh-volume roadways; 7.Theproposedamendmentfurthersalogicalandorderlydevelopmentpatternby capitalizingontheexistinglanduseandpublicserviceinfrastructure,andavoiding impactstolessintenselanduses. 8.Theproposedamendmentisconsistentwiththepurposeofthezoningordinance, whichistobothpermitandregulatelanduseinafashionthatprovidesample opportunityforpropertyownerstoutilizetheirpropertyinabeneficialmanner,while avoiding,minimizing,and/ormitigatingpotentialnegativeimpactsonsurrounding lands. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesota,thisamendmentisrecommendedforapprovalbytheCityCouncil. ADOPTED this3rd dayofJune,2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector Comprehensive Plan Amendment to re-guide land use from “Places to Shop” to “Places to Live” Outlot A, Monticello Commerce Center, Seventh Addition, PID: 155196000010 Subject Property Mboe!Vtf 3 Uif!gvuvsf!wjtjpo!gps!Npoujdfmmp!qspwjeft!uif!gpvoebujpo!gps!uif! Dibqufs!Dpoufout Mboe!Vtf!Qmbo-!jo!uvso-!qspwjeft!uif!gsbnfxpsl!gps!ipx!mboe!xjmm!cf!vtfe! Gvuvsf!Hspxui!////////////////////////////4.3 Hspxui!Qpmjdjft!////////////////////////4.3 up!sfjogpsdf!eftjsbcmf!mboe!vtf!qbuufsot-!jefoujgz!qmbdft!xifsf!dibohf!jt! 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MonticelloWrightTwin Cities SMSA jt!tjnjmbs!up!uif!Uxjo!Djujft!TNTB/ Bhf!pg!Ipvtjoh Gjhvsf!3.22;!Sfhjpobm!Ipvtjoh!Uzqf!boe!Ufovsf!Dpnqbsjtpo!)3118.3122!BDT* Hjwfo!uif!hspxui!pg!Npoujdfmmp-! ipvtjoh!tupdl!jt!sfmbujwfmz!ofx-!90% 85% 80% ftqfdjbmmz!xifo!dpnqbsfe!up!uif! 73% 72% 70% Uxjo!Djujft!TNTB/!Pof.uijse!pg! 2011 60% uif!ipvtjoh!tupdl!jo!uif!3118.3122! - 2007 50% BDT!xbt!cvjmu!jo!3111!ps!mbufs!!)tff! - 40% Gjhvsf!3.23*/!Pomz!35&!pg!bmm!vojut! 30% xfsf!cvjmu!cfgpsf!2:81/!Sfoubm! 20% vojut!ufoe!up!cf!pmefs!xjui!51&!pg! All Housing Units 13% 12% 8% 7% 7% 10% bmm!sfoubm!vojut!cfjoh!cvjmu!cfgpsf! 4% 3% 2%2% 1% 1% 1% 0%0% 0% 0% 2:81!bt!dpnqbsfe!up!pomz!29&!pg! Owner SFRenter SFOwner 2 to 4Renter 2 to 4Owner 5 or moreRenter 5 or more pxofe!vojut/ MonticelloWrightTwin Cities SMSA 3.21!!}!!Dpnnvojuz!DpoufyuDjuz!pg!Npoujdfmmp Planning Commission Agenda – 06/03/14 1 6. Public Hearing – Consideration of a request for Conditional Use Permit for Schools, K-12 (Monticello Alternative Learning Program/Turning Point) in an IBC (Industrial and Business Campus) District. Applicant: Colosimo, Mike/Monticello Training Center, LLC (NAC) Property: Legal: PID 155024002070 Address: 406 East 7th Street Planning Case Number: 2014 - 015 A. REFERENCE & BACKGROUND Request(s): Conditional Use Permit for a School (Alternative Learning Program) Deadline for Decision: July 4, 2014 Land Use Designation: Places to Shop Zoning Designation: IBC, Industrial and Business Campus District The purpose of the IBC, Industrial Business Campus District is to provide for the establishment of limited light industrial business offices, limited light manufacturing, wholesale showrooms and related uses in an environment which provides a high level of amenities, including landscaping, preservation of natural features, architectural controls, and other features. Overlays/Environmental Regulations Applicable: Freeway Bonus Sign District Current Site Use: Business/Industrial (Work Force Center, warehousing and vacant building space) Surrounding Land Uses: North: Multiple Family Residential East: Vacant/undeveloped commercial land South: I-94/Industrial West: Vacant/undeveloped commercial land Project Description: The Monticello School District’s alternative learning “Turning Point Program” presently occupies a portion of a small building located at 1248 Edmonson Avenue Planning Commission Agenda – 06/03/14 2 NE. The Program provides an alternative learning environment for students who are challenged by traditional educational programs. The Program currently serves 45 students and has outgrown its present facility. As a result, the School District wishes to lease a portion of the 43,295 square foot industrial building which occupies the subject site. Specifically, the School District wishes to lease 4,343 square feet of space located on the west side the building. With the additional space, the School District expects a growth rate of 8 to 15 students a year with a maximum staff/student capacity of 125 persons. To accommodate the use, only interior building modifications are proposed. In this regard, the only proposed exterior modification is a wall sign which would identify the alternative learning program. The use will be accessed from the north via an existing East 7th Street access drive. ANALYSIS The applicants are seeking approval of a conditional use permit to allow a school use within an IBC, Industrial and Business Campus zoning district. Historically, the ALP was located in an I-2 District, which allowed the use by interim use permit. Under the more recent update to the zoning ordinance, K-12 school uses are allowed by conditional use permit in the IBC district. Therefore, the newly proposed location requires a conditional use permit rather than IUP. Conditional Use Permit Evaluation Criteria. Approval of a conditional use permit application requires that the City find that conditions can be established to ensure that all of the following criteria will always be met (Section 2.4(D)(4)(a)): (i) The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subject property; Comment: Recognizing that no exterior modifications to the subject site are proposed, the proposed school use is not expected to diminish or impair area property values. This condition is met. (ii) The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use; Planning Commission Agenda – 06/03/14 3 Comment: The proposed use is not anticipated to have a detrimental affect on persons in the surrounding area or within other building tenant spaces. This condition is met. (iii) The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area; Comment: The proposed school use is not expected to negatively impact or interfere with the operations of nearby uses or other building tenants. Further, the use is not expected to limit future occupancy by a more traditional industrial user (should the need arise). The school’s occupation of a portion of the existing building is not expected to impact the orderly development of surrounding uses. This condition is met. (iv) The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided; Comment: While the school use may alter current traffic patterns upon the subject site, traffic generated by the use is well within the capabilities of East 7th Street which serves the subject property. This condition is met. (v) The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with City code requirements; Comment: A total of 203 off-street parking stalls presently exist upon the subject site. The site easily accommodates the uses according to the zoning ordinance standards. Of the 203 spaces, 75 would be available for use by the school even if the remainder of the building were to be occupied by office uses. Based on current patterns, the applicants expect that fewer than one half of their maximum student population will drive to school. In this regard, a maximum of one car for every two students is expected. With a maximum staff/student capacity of 125 persons, an off-street parking demand of 63 spaces results which is well-within the provided parking supply. Also to be noted is that ample land area exists upon the site for parking lot expansion should a need for additional stalls arise at some future point. This condition is met. (vi) The conditional use will not result in any nuisance including but not limited to odor, noise, or sight pollution; Comment: As noted, no exterior modifications to the site are proposed. Thus, the proposed use is not anticipated to generate any odor, noise or sight pollution nuisances. This condition is met. (vii) The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion will be properly controlled; Comment: The subject site will not impact any woodlands, wetlands, shorelands. Further, no site alterations are proposed which would result in erosion impacts. This condition is met. Planning Commission Agenda – 06/03/14 4 (viii) The conditional use will adhere to any applicable additional criteria outlined in Chapter 5 for the proposed use. Comment: One of the conditions imposed upon school uses relates to adequate access. A portion of the student population is expected to be transported to and from the school via bus. With this in mind, an assurance should be made that proper area exists upon the site for bus maneuvering and drop-off/pick-up activities. As a condition of CUP approval, this issue should be addressed by the applicants via indication on site plan documents (to the satisfaction of the City). B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution 2014-058 to approve the conditional use permit to allow a school (Monticello School District Alternative Learning Program) in an IBC, Industrial and Business Campus District based on findings in said resolution and subject to conditions outlined in the resolution. 2. Motion to deny adoption of Resolution 2014-058 based on findings to be made by the Planning Commission. C. STAFF RECOMMENDATION Recognizing the no exterior modifications to the site are proposed, impacts resulting from the proposed use are expected to be minimal. Staff recommends approval of the conditional use permit for the proposed school use subject to conditions. While the proposed use is not expected to negatively impact surrounding uses and/or other building tenants, it is recommended that bus circulation and related drop- off/pick-up activities be addressed to the satisfaction of the City. Further, it is recommended that any new site signage comply with the applicable provisions of the Sign ordinance and be subject to sign permit. D. SUPPORTING DATA A. Resolution 2014-058 B. Aerial image C. Applicant Narrative D. Site Plan Z. Conditions of Approval Planning Commission Agenda – 06/03/14 5 EXHIBIT Z Conditions for Approval Conditional Use Permit for a K-12 School Use in an IBC, Industrial and Business Campus District 406 East 7th Street Lauring Hillside Terrace, Lots 6, 7 and 8, Block 2 . 1. Bus circulation and related drop-off/pick-up activities shall be addressed to the satisfaction of the City. 2. Any new site signage shall comply with the applicable provisions of the Sign ordinance and be subject to sign permit. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-058 1 MotionBy:SecondedBy: RESOLUTIONREQUESTINGCONDITIONALUSEPERMITFORSCHOOLS,K-12 (MONTICELLOALTERNATIVELEARNINGPROGRAM/TURNINGPOINT)IN ANIBC(INDUSTRIALANDBUSINESSCAMPUS)DISTRICT WHEREAS,theMonticelloSchoolDistrictandtheownersofthepropertyat406East7th Street,Monticello,MN,areseekingaConditionalUsePermittoestablishaschooldistrict programknownasTurningPointProgramonsaidproperty;and WHEREAS,theproposedpropertyiszonedIBC,IndustrialandBusinessCampus;and WHEREAS,K-12 schoolfacilitiessuchastheoneproposedareallowedbyConditionalUse Permitinthezoningdistrict,subjecttocompliancewithcertainzoningregulations;and WHEREAS,thePlanningCommissionheldapublichearingonJune3,2014ontheapplication andtheapplicantandmembersofthepublicwereprovidedtheopportunitytopresent informationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaffreport, whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowingFindings ofFactinrelationtotheapprovaloftheConditionalUsePermit: 1.Theproposedprojectisconsistentwiththeusesandfacilitiesonthesubjectproperty; 2.Theproposedschoolusecanbeconductedonthepropertywithoutnegativeimpact oncommercialorindustriallanduses; 3.Theproposedusecanbeconductedontheproposedsiteinasafemannerconducive tobothcommercial/industrialandschoolactivities; 4.Subjecttotheconditionsidentifiedinthestaffreport,andrepeatedherein,the proposedusewillmeettherequirementsandintentofthezoningordinance. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-058 2 NOW,THEREFORE,BEITRESOLVED,thatthePlanningCommissionoftheCityof Monticello,Minnesota,recommendsapprovaloftherequestbasedontheconditionsprovidedin ExhibitZofthereferencedstaffplanningreport,andaslistedbelow: 1.Buscirculationandrelateddrop-off/pick-upactivitiesshallbeaddressedtothe satisfactionoftheCity. 2.AnynewsitesignageshallcomplywiththeapplicableprovisionsoftheSignordinance andbesubjecttosignpermit. ADOPTEDBY thePlanningCommissionoftheCityofMonticello,Minnesotathis3rddayof June,2014. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector Conditional Use Permit for Schools, K-12 in an IBC (Industrial and Business Campus) District Lauring Hillside Terrace, Lots 6, 7 & 8, Block 2, 406 7th Street, PID: 155029002060, 155029002070, 155029002080 2935 Everest Ln. N. Plymouth, MN 55447 s.binek@comcast.net 763.245.8526 Project Narrative Monticello Public Schools Turning Point ALP Tenant Improvement 5 May 2014 The Monticello Public Schools Turning Point ALP program is presently located in a small building at 1248 Edmonson Ave NE. The program provides an alternative for high school students challenged by traditional education programs and necessarily finds the need to present a location that is also an alternative to a typical educational environment. The program has reached the limit of their effectiveness in their present location and finds it necessary to expand. Additionally, they have a need to reinforce a valued and established relationship with Minnesota Workforce located in the building at 406 East 7th Street. The existing building provides a lease space of approximately the needed square footage but one with direct, internal communication to the facilities of Minnesota Workforce which will prove beneficial to both uses. The program currently serves approximately forty-five students. With the availability of additional space it is estimated that the program will be allowed to grow at a rate of eight to fifteen students per year for the next five years to a maximum program capacity of one-hundred twenty-five students and staff. The scope of the work necessary to accommodate Turning Point ALP is completely confined to interior building remodeling. A review of the tenants presently in the building along with parking requirements for each use as prescribed by the Ordinance finds sufficient parking exists on-site to accommodate all uses. Additionally, while the existing demised lease space does not provide an accessible entrance/egress, the enhanced relationship with Minnesota Workforce provides an opportunity to share established accessible building entrances. This strategy for accommodation eliminates the need to perform any exterior building or site work to accomplish this. The original building was constructed as an industrial use and, with the addition of Turning Point to the Workforce use, continues to trend to more of a business/office use. These two tenants comprise approximately two-thirds of the building area with the bulk of the remainder occupied by a warehousing/distribution tenant. Because of the change of use, it is considered that the impact of the building will not be detrimental to surrounding properties in any way. A site plan is provided in this submittal that establishes existing exterior site elements, provides for proof of parking, and illustrates the location of the proposed program within the existing structure. No new sitework, landscaping, site drainage is indicated as none is required for this Project. 2935 Everest Ln. N. Plymouth, MN 55447 s.binek@comcast.net 763.245.8526 The existing site access is provided from E 7th Street toward the northwestern corner of the site. Present site ingress and egress is considered adequate to serve the existing parking provided which is approximately double that of projected one hundred twenty-five combined staff and student population at maximum program capacity. Further, the program functions in a manner that staggers driving trips throughout the day, reducing the impact on traffic patterns on East 7th Street. Because no exterior work is required due to this tenant improvement work, no existing site features will be disturbed and site drainage will not be exacerbated by this use. A complete study of existing and required plumbing fixture requirements has been performed considering both the Turning Point and Workforce spaces. It is found that there is presently sufficient fixture capacity to meet the requirements of both users and the only work for plumbing will be to remodel existing rooms in the Turning Point space to provide for accessibility. No expansion of existing plumbing fixtures is planned as a result of this tenant improvement work. The entire Turning Point program will be accommodated within the existing building and all construction will occur within the existing building. With the exception of approval of the education use as a conditional use within the Industrial and Business Campus District, no other variance questions or other accommodations are considered necessary to accommodate this use. Planning Commission Agenda – 06/03/2014 1 7. Public Hearing – Consideration of an amendment to Conditional Use Permit for Planned Unit Development for an Outdoor Storage accessory use. Applicant: AMAX Storage. (NAC) Property: Legal: Lot 1, Block 2, Amax Addition Address: 36 Dundas Road Planning Case Number: 2014 - 025 A. REFERENCE & BACKGROUND Request(s): The proposal consists of an amendment to an existing PUD regulating the AMAX Storage facility, by permitting the expansion of the facility to the south property line in order to accommodate the storage, use, and display of a series of individual temporary storage containers. Deadline for Decision: July 1, 2014 Land Use Designation: Places to Shop Zoning Designation: B-3, Highway Business District The purpose of the “B-3” (highway business) district is to provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Overlays/Environmental Regulations Applicable: None Current Site Use: Self-storage facility/U-Haul Truck Rental Surrounding Land Uses: North: Dundas Road/Vacant Commercial Land East: Vacant Commercial Land South: Vacant Commercial Land West: Cedar Street/Vacant Commercial Land Project Description: The applicant proposes to place 12-24 individual temporary storage containers along the south property line of the Amax Storage facility site. The containers will sit between an existing curb line on the property Planning Commission Agenda – 06/03/2014 2 and a retaining wall to be built near the property boundary. The applicant proposes to leave the ground under the storage containers unimproved. The storage containers will be used for either on- or off-site rental. ANALYSIS The property is subject to a Planned Unit Development that was approved originally more than 10 years ago, then amended twice to accommodate expansion and a plat that separated the property from the development land to the west. The PUD zoning was used to allow the multiple principal buildings which include office space, storage units, and other commercial use space, over a series of individual parcels. In addition to the self-storage use, the property also stores rental U-Haul vehicles as a part of the business. The proposed expansion will serve a combination purpose by providing temporary storage units for rent. These buildings are pre-fabricated units which are assembled on the site, then placed for use as storage facilities on the property, or rented and moved for temporary use off-site. The applicant proposes to forgo surfacing and screening improvements that would commonly be required for outdoor storage within the B-3 district. The ordinance pertaining to outdoor storage requires that the units be screened from view of the public right of way. The storage units will be placed adjacent to a newly constructed retaining wall along the south boundary of the property of about 2 – 3.5 feet in height. The units themselves are 16-20 feet in length, and 8 feet high by 8 feet wide. Thus, the top portion of the units would be visible to the adjoining agricultural property. The adjoining parcel is guided and zoned for eventual commercial use, and as such, screening should be less of an issue over time. The units themselves will set about 30 feet farther from Cedar Street than the southern-most storage building, so they will not likely be visible to south-bound traffic or from Dundas Road. North- bound traffic would be able to see them, but as noted, future development on the adjoining property would likely eliminate that view. The property owner has an existing block and wrought-iron fence along the west property line that provides some screening of the property directly from Cedar Street. The containers will be located along the southern property line, between the existing curb line and the noted retaining walls. Access to the units will therefore be from an existing paved surface. In regard to surfacing, the applicant has indicated that the units will be set on the existing surface. As a condition of approval, the applicant shall verify the type and material of the current surface. The material shall be sufficient to control dust, in accordance with the ordinance for outdoor storage. Planning Commission Agenda – 06/03/2014 3 To accommodate the proposal as made, staff would recommend that the PUD amendment is structured as an interim use under the PUD for the temporary storage containers. The applicant has indicated that if the business expands onto adjacent property, or does not grow as expected, the temporary storage units would be removed or changed to a different location on the business property – at that time, permanent improvements could be required to accommodate the updated plan for the site. Staff would propose an extended time period for the interim use to avoid having to revisit the permit. The applicant indicated that a period of 10 years would be acceptable to cover the anticipated timeline to any change on the property. As the retaining wall encroaches into the existing 12’ drainage and utility easement line, an encroachment agreement will be required for the wall. In addition, it is recommended that the proposed storage units remain 6’ from the property line. The applicant is also in the process of confirming drainage patterns on the property, utilizing the existing stormwater improvements on the west side of the site. Stormwater patterns are not expected to change, with drainage flowing toward the west to a series of catch-basins in the applicant’s driveway area, then connecting to the City’s stormwater pipe in Cedar Street. The applicant has supplied the preliminary plat, including topographic and existing conditions information. However, the plat does not show the most recent storm water improvements, including the catch basins. As such, the drainage information is being charted and documented at staff’s request, and is expected to be available prior to the Council’s consideration of the PUD application. The applicant has moved a small number of existing trees from the south property line area and relocated them to the southeast corner of the business site. No other landscaping is proposed as a part of the project. No further improvements or changes are expected to the property as a part of the current application, and all previous conditions of PUD approval appear to be met and in compliance. B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. 2014-060 recommending approval of an amendment to Conditional Use Permit for PUD applicable to the Amax Storage Planned Unit Development, based on findings in said resolution and subject to the conditions in Exhibit Z. 2. Motion to deny adoption of Resolution 2014-60, based on findings to be made by the Planning Commission. Planning Commission Agenda – 06/03/2014 4 C. STAFF RECOMMENDATION Staff recommends approval of the amendment. The uses on the property are related to storage and moving and would reasonably include the proposed temporary storage structures, either as on- or off-site rental. The deferral in required improvements is intended to address the expectation that extensive improvements to accommodate the current arrangement would be reevaluated when a larger expansion of the site occurs. Moreover, as noted in the staff report, screening improvements will not be needed when the property to the south develops, and other views of the storage area are screened or blurred by existing buildings and fencing. D. SUPPORTING DATA A. Resolution 2014-060 B. Aerial Image C. Applicant Narrative D. Site/Preliminary Grading Plan E. Preliminary Plat for AMAX Addition F. Storage Container Specification Information G. Sample Retaining Wall Image Z. Conditions of Approval Planning Commission Agenda – 06/03/2014 5 EXHIBIT Z Amendment to Planned Unit Development Amax Storage, 36 Dundas Road Lot 1, Block 2, Amax Addition . 1. The amendment shall be treated as an interim use under the existing planned unit development for a period not to exceed ten (10) years, after which the site will require a new amendment, and be returned to a condition in compliance with all applicable zoning regulations in effect at that time. 2. The applicant shall mark and submit drainage and stormwater plans identifying catch basin elevations and drainage patterns, in accordance with the requirements of the City Engineer. 3. If the area designated for temporary storage units is vacant for a period of at least twelve months, the amendment shall expire, and the property be returned to a surface in accordance with zoning regulations. 4. No active business or other occupancy may be made of the temporary storage buildings, with the exception of storage, and loading or unloading of said storage. 5. The applicant shall verify the type and material of the current surfacing for the outdoor storage area. The material shall be sufficient to control dust. 6. The applicant shall enter into an encroachment agreement as related to the retaining wall and placement of outdoor storage within the existing southern drainage and utility easement. The proposed storage units shall remain 6’ from the property line. 7. The applicant shall enter into a development agreement with the City specifying the terms of the PUD, including the termination date as agreed to by the City Council. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-060 1 MotionBy:SecondedBy: ARESOLUTIONRECOMMENDINGAPPROVALOF ANAMENDMENTTOCONDITIONALUSEPERMITFOR PLANNEDUNITDEVELOPMENT FORAMAXSTORAGEAT36DUNDASROAD WHEREAS,theapplicant,ownerofthepropertyattheabove-namedaddresshasrequested anamendmenttoanexistingPUD;and WHEREAS,saidamendmentwillaccommodatealandusethatisconsistentwiththe existingallowsusesontheproperty;and WHEREAS,theproposeduse,togetherwiththerecommendedconditionsofapproval,will constituteausethatisconsistentwiththeintentofthezoningordinanceandcomprehensive plan;and WHEREAS,thePlanningCommissionheldapublichearingonJune3,2014onthe applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaff report,whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1.TheproposeduseisconsistentwiththeintentofthezoningordinanceoftheCityof Monticello; 2.TheproposedusesinthePUD,incombinationwiththefutureintendedchangesto theproperty,justifytheinterimapprovalsunderthePUDasproposed; 3.ThePUDwillnotbedetrimentaltothereasonableuseanddevelopmentof surroundingproperty; 4.ThePUDwillnotcreatenegativeimpactsonsurroundingpublicroadwaysorother publicfacilities. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesota,thattheamendmenttoPUDforAmaxStorageisrecommendedfor approval,subjecttothefollowingconditions: CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-060 2 1.Theamendmentshallbetreatedasaninterimuseundertheexistingplannedunit developmentforaperiodnottoexceedten(10)years,afterwhichthesitewill requireanewamendment,andbereturnedtoaconditionincompliancewithall applicablezoningregulationsineffectatthattime. 2.Theapplicantshallmarkandsubmitdrainageandstormwaterplansidentifying catchbasinelevationsanddrainagepatterns,inaccordancewiththerequirements oftheCityEngineer. 3.Iftheareadesignatedfortemporarystorageunitsisvacantforaperiodofatleast twelvemonths,theamendmentshallexpire,andthepropertybereturnedtoa surfaceinaccordancewithzoningregulations. 4.Noactivebusinessorotheroccupancymaybemadeofthetemporarystorage buildings,withtheexceptionofstorage,andloadingorunloadingofsaidstorage. 5.Theapplicantshallverifythetypeandmaterialofthecurrentsurfacingforthe outdoorstoragearea.Thematerialshallbesufficienttocontroldust. 6.Theapplicantshallenterintoanencroachmentagreementasrelatedtothe retainingwallandplacementofoutdoorstoragewithintheexistingsouthern drainageandutilityeasement.Theproposedstorageunitsshallremain6’fromthe propertyline. 7.TheapplicantshallenterintoadevelopmentagreementwiththeCityspecifying thetermsofthePUD,includingtheterminationdateasagreedtobytheCity Council. ADOPTED this3rddayofJune,2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector Amendment to Conditional Use Permit for Planned Unit Development for an Outdoor Storage accessory use AMAX Addition, Lot 1, Block 2 and 2 unplatted parcels, 36 Dundas Road, PID: 155213002010, 155500142305, 155500142304 APPLICANTNARRATIVE: 1.Temporary(moveable)storagecontainers a.12fornowmaybe24(total)inthefutureifthingsworkoutasanticipated b.Sizewillbe8x16or8x20 c.Usewillbeforstorageofpersonalpropertyonand/oroffsite d.Theboxeswillbesidebysidewithlittleornospacesbetweenthemlikedominos(likely overeasement)buteasilymovedifneeded. 2.Thegradewillfollowmycurrentconcretedrivearea. a.Seeabove 3.Retainingwallwillfollowtheelevationofthesouthernpropertyline. a.Materialwillbeconcrete,approx.height3to4feet 4.Thecornfieldandmorethan100feetfromtheroadwillbethescreening a.Treestobemovedtotheeastsouthernpropertyline *Seeattachedchecklistforadditionalinformationrelatedtootherrequiredplans. Planning Commission Agenda 06/03/14 8. Public Hearing Consideration of amendments to the Monticello Zoning Ordinance, Chapters and Sections as follows. Applicant: City of Monticello Chapter 2, Section 3 (G) (1) Pre-Application Conferences Chapter 2, Section 4 (D) Conditional Use Permits Chapter 2, Section 2 (G) Administrative Adjustments Chapter 3, Section 2 (B), Table 3-1 Base Zoning Districts Chapter 3, Section 3 (D) (2) Allowable Yard Encroachments Chapter 3, Section 4(F) R-2 Single and Two-Family Residence District Chapter 4, Section 3 (C) General Requirements for Fences and Walls Chapter 4, Section 3 (G) Prohibited Fences Chapter 4, Section 5 Signs Chapter 4, Section 8 (F) Residential District Garage Requirements Chapter 4, Section 11 (C)(2) Residential District Requirements, R-1 District Chapter 5, Section 1 Use Table, Table 5-1, Uses by District Chapter 5, Section 2 (A) General Regulations Applicable to All Uses Chapter 8, Section 4 Definitions Planning Case Number: 2014-026 A. REFERENCE & BACKGROUND Request(s): Amendments to the text of the Monticello Zoning Ordinance Deadline for Decision: NA Land Use Designation: NA Zoning Designation: NA . ANALYSIS The Planning Commission is asked to series of amendments to the Monticello Zoning Ordinance. The proposed amendments are a result of the A summary of each of the proposed amendments is provided below, along with the proposed amendment. Њ Planning Commission Agenda 06/03/14 Appropriate renumeration of the ordinance will be addressed by the Deputy City Clerk in the ordinance document. 1. Chapter 2, Section 3 (G) Pre-Application Conferences The proposed amendment allows pre-application conferences as an optional meeting and deletes reference to complete applications. Complete applications are required regardless of whether pre-application meetings are held. (G) Pre-application Conferences 1. All prospective applicants are encouragedshall be required to speak with a member of the Community Development Department prior to submitting an application in order to review the proposal and to determine the specific materials to be submitted with the future application. Failure of a prospective applicant to initiate a pre-application conference shall result in all application materials listed herein for the subject application being required prior to the application being deemed complete. 2. Discussions that occur during a pre-application conference are not binding on the City and do not constitute official assurances, representations or approvals by the City or its officials on any aspects of the plan or application discussed. 2. Chapter 2, Section 2 (G) Administrative Adjustments Delete in entirety. Administrative adjustments are variances and must be treated as such via ordinance requirements. 3. Chapter 2, Section 4 (D) Conditional Use Permits Change expiration and time limits to one year consistent with past ordinance and provide for one year consistency for all sections of the Time Limit provisions. (8) Time Limit (a) Unless otherwise specified in the Conditional Use Permit, the operation of the use and/or issuance of building permits for permitted structures shall begin within one yearsix months of the date of the Conditional Use Permit approval. Failure to do so will invalidate the Conditional Use Permit. Permitted timeframes do not change with successive owners. (a)(b) Upon written request, one extension of up to one year may be granted by the Community Development Department if the applicant can show good cause If the operation of the use has not commenced within one year of the date of approval, the Ћ Planning Commission Agenda 06/03/14 applicant may petition for an extension of time in which to complete the work that has been granted by the Conditional Use Permit. Such extension shall be requested in writing and filed with the Community Development Department at least thirty (30) days before the expiration of the original conditional use permit. The request for extension shall state facts supporting good cause for extension of the conditional use permit. Such petition shall be presented to the Planning Commission for a recommendation and to the City Council for a decision. (b)(c) If a use operating pursuant to an approved conditional use permit is discontinued for a period of at least one yearsix months, any further use of the property shall conform to the requirements of this ordinance. A discontinued conditional use shall not begin operations again without first obtaining approval of a new conditional use permit. 4. Chapter 3, Section 2 (B), Table 3-1 Base Zoning Districts No change proposed; error corrected in previous amendment. 5. Chapter 3, Section 3 (D) (2) Allowable Yard Encroachments This proposed amendment adds a reference to conservation easements as a cue to reviewing staff that conservations easements may exist on a given property and therefore may prohibit structure encroachments. (2) Allowable Yard Encroachments (a) The following features may encroach into required yards: (i) Fences and walls that meet the standards in Section 4.3, may encroach into a required yard, but shall be subject to corner visibility requirements and shall not be placed within conservation easements unless specifically permitted by the easement. (ii) Walkways, patios, ramps, stairs, paved areas, and other accessory structures less than 30 inches above grade, and all landscape plantings are exempted from yard requirements except as may be specifically required by this ordinance, but are subject to corner visibility requirements and shall not be placed within conservation easements unless specifically permitted by the easement.. 6. Chapter 3, Section 4(F) R-2 Single and Two-Family Residence District The proposed amendment re-instates language from the previous version of the zoning ordinance (attached as supporting data), which allowed for varying square footage requirements per unit by unit type in the R-2 District. By graduating the square footage requirements, the district will be able to accommodate two-family residences such as duplexes on a traditional 12,000 square foot single-family lot, while still requiring Ќ Planning Commission Agenda 06/03/14 adequate lot area per unit. Under the current ordinance, a duplex in the R-2 would require 24,000 square feet if not located in the original plat or processed through a PUD. The proposed amendment does increase the square footage requirements for duplex, townhome and multi-family units over the previous ordinance. The base density for the R-2 District, regardless of unit type, also remains intermediate to base densities for R-1 and R-3. Planning Commission will note that townhomes and multi-family uses are only allowed in the R-2 by conditional use permit and multi-family dwelling units are restricted to four units. Maximum Density through PUD or Performance Standards ў ЎͲЍЍЎ ƭƨ͵ ŅƷ͵ ƦĻƩ ǒƓźƷ ΛБ͵Љ ǒƓźƷƭ ƦĻƩ ŭƩƚƭƭ ğĭƩĻΜ Base Density = tĻƩ ƷğĬƌĻ͵ЊЋͲЉЉЉ ƭƨ ŅƷ ƦĻƩ ǒƓźƷ ƚƩ Ќ͵Џ ǒƓźƷƭ ƦĻƩ ŭƩƚƭƭ ğĭƩĻ ΛЊЉͲБВЉ ƭƨ͵ ŅƷ͵ ƦĻƩ ǒƓźƷ ƚƩ Ѝ͵Љ ǒƓźƷƭ ƦĻƩ ğĭƩĻ źƓ ƷŷĻ hƩźŭźƓğƌ tƌğƷ ğƭ źƓķźĭğƷĻķ ĬĻƌƚǞΜ͵ Minimum Lot Sizes R-2 Original District Plat Lot 12,000 10,890 Area sq. ft. sq. ft. Lot 80 feet 66 feet Width Unit Type Minimum Lot Area/Unit Base Density {źƓŭƌĻΏCğƒźƌǤ ЊЉͲЉЉЉ ƭƨǒğƩĻ ŅĻĻƷ Ѝ͵Ќ 5ǒƦƌĻǣΉǞƚΏCğƒźƌǤ ЏͲЉЉЉ ƭƨǒğƩĻ ŅĻĻƷ Џ͵Ћ ƚǞƓŷƚƒĻ ЏͲЉЉЉ ƭƨǒğƩĻ ŅĻĻƷ Џ͵Ћ aǒƌƷźΏCğƒźƌǤ ЊЉͲЉЉЉ ŅƚƩ ŅźƩƭƷ ǒƓźƷ њ Џ͵Ћ ЋͲЉЉЉ ƭƨǒğƩĻ ŅĻĻƷ ŅƚƩ Ļğĭŷ ğķķźƷźƚƓğƌ ǒƓźƷ Ѝ Planning Commission Agenda 06/03/14 7. Chapter 4, Section 3 (C) General Requirements for Fences and Walls This proposed amendment again adds a reference to conservation easements as a cue to reviewing staff that conservations easements may exist on a given property and therefore may prohibit structure encroachments. (C) General Requirements for Fences and Walls (1) ,®¢ ³¨® (a) Fences and walls are permitted anywhere on a lot subject to the following restrictions: (i) The corner visibility requirements in Section 3.3(D)(2)(b) shall be met. (ii) Fences and walls shall not be located within public right-of-way unless permitted by the Community Development Department by written encroachment agreement. (iii) Fences and walls permitted by the Community Development Department to be within easements are subject to removal without compensation to the property owner if the City must access the area for maintenance or improvement purposes. (iv) Fences and walls shall not be permitted within conservation easements unless specifically permitted by the easement 8. Chapter 4, Section 3 (G) Prohibited Fences Amendment simplifies and clarifies code requirement pertaining to fence materials. (G) Prohibited Fences (2) Fences or walls made of debris, junk, rolled plastic, sheet metal, wire mesh, plywood, wooden landscape lattice or waste materials are prohibited in all zoning districts unless such materials have been recycled and reprocessed for marketing to the general public as building materials that resemble new building materials and are designed for use as a fencing material (e.g., picket fencing made from recycled plastic and fiber). (3) Chicken wire fences. 9. Chapter 4, Section 5 Signs Amendments proposed to the sign ordinance provide to provide clarity to regulation. 4.5(H)(19) (b) Regulations governing Dynamic Displays Ў Planning Commission Agenda 06/03/14 (1) Applicants for dynamic sign displays shall sign a license agreement supplemental to the building permit agreeing to operation of a sign in conformance with these regulations. Violation of these regulations shall result in forfeiture of the license, and the City shall be authorized to arrange disconnection of electrical service to the sign displayfacility. (20) Design and Materials Standards for Signs in Commercial Districts, Industrial Districts, the CCD District, PUDs, and Performance Based Enhancement District Mixed Use Development 4.5(J)(3) Planned unit developments allow for flexibility in sign regulations which shall be specific to each ordinance for PUD. AS such, this regulation is unnecessary. In a PUD, Planned Unit Development District, signing restrictions shall be based upon the individual uses and structures contained in the complex. Signs shall be in compliance with the restrictions applied in the most restrictive zoning district in which the use is allowed. 10. Chapter 4, Section 8 (F)(2) Residential District Garage Requirements The proposed changes are to provide consistency with accessory structure standards as identified in each district in Chapter 3. At present, they are not consistent. (c) Residential District Garage Requirements In all residential zoning districts, all detached single family homes and duplex units shall include development of an attached or detached garage. The minimum size requirement for the garage floor shall be 450 sq ft with a minimum garage door opening of 16 ft. with the following exceptions and/or deviations by district: (i) R-1 District An attached garage of at least 550480 square feet shall be constructed as part of any single family home. (ii) R-A District 1. An attached garage of at least 700 square feet shall be constructed as part of any single family home. 2. Garage frontage: From side building line to side building line of any single family structure, no more than 40% of such building width shall consist of Garage doors that face the street. Side or rear loaded garages are not subject to this regulation. An exception shall be made for garage doors that face the street, Џ Planning Commission Agenda 06/03/14 but are set back at least ten feet in back of the front building line of the principal use. 3. No portion of any garage space may be more than five feet closer to the street than the front building line of the principal single family use. (iii) R-2 District An attached garage of at least 450 square feet shall be constructed as part of any single family home. (iii)(iv) T-N District 1. A garage of at least 4850 square feet, attached or detached, shall be constructed as a part of any single family home. 2. Garage frontage: From side building line to side building line of any single family structure, no more than 50% of such building width shall consist of garage doors that face the street. Side or rear loaded garages, or detached garages in the rear yard, are not subject to this regulation. An exception shall be made for garage doors that face the street, but are set back at least ten feet in back of the front building line of the principal use. 3. No portion of any garage space may be more than five feet closer to the street than the front building line of the principal single family use. 11. Chapter 4, Section 11(C) Residential District Requirements Adds clarification to measurement of façade area for purpose of calculating required brick or stone. (2) R-1 District A minimum of 15% of the front building façade of any structure in the R-1 District, less the square footage area of te garage doors, shall be covered with brick or stone. Any attached or major detached accessory building that can be seen from the street shall meet this same standard. Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 5%. The Community Development Department may approve optional facade treatments when additional architectural detailing so warrants. Such detailing may include usable front porches, extraordinary roof pitch or other features. (3) R-A and T-N Districts A minimum of 20% of the front building façade of any structure in the R-A or T-N zoning district, less the square footage area of the garage doors, shall be covered with brick or stone. Any attached or major detached accessory building that can be seen from the street shall meet this same standard. Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 10%. А Planning Commission Agenda 06/03/14 12. Chapter 5, Section 1 Use Table, Table 5-1, Uses by District The amendment removes light industrial uses from commercial B-4 District. Industrial uses are intended for industrial districts. Although this designation for allowance does date back to adoption of the original ordinance update in 2001, staff believes it to be in error. Light manufacturing was not permitted in the previous version of the zoning ordinance. Continued allowance for light manufacturing as an industrial use in a commercial district would create the potential for land use issues between neighboring properties in terms of use impacts. It should be noted that light manufacturing as an accessory use is provided for in the Accessory Use Table in come commercial districts. TABLE 5-1: USES BY DISTRICT (cont.) Use Types Base Zoning Districts Additional C I A R R R T R R M B B B B I I Requirements C B O A 1 2 N 3 4 H 1 2 3 4 1 2 D C Industrial Uses Auto Repair Major C P P 5.2(G)(1) Bulk Fuel Sales and Storage P P 5.2(G)(2) Extraction of Materials I I I 5.2(G)(3) General Warehousing C C P P 5.2(G)(4) Heavy Manufacturing C 5.2(G)(5) A 1 - Industrial Services C P None 5 E Land Reclamation C C C C C C C C C C C C C C C 5.2(G)(6) L B A Light Manufacturing C P P P 5.2(G)(7) T E Machinery/Truck Repair & Sales P P E 5.2(G)(8) S * Recycling and Salvage Center C C 5.2(G)(9) Self-Storage Facilities P C P 5.2(G)(10) Truck or Freight Terminal C P P 5.2(G)(11) Waste Disposal & Incineration C 5.2(G)(12) Wrecker Services C P 5.2(G)(13) 13. Chapter 8, Section 4 The amendments to the definitions section add clarity to the two office use designations within the 5-1A CCD Use table. Б Planning Commission Agenda 06/03/14 COMMERCIAL OFFICES: A commercial use involving predominantly administrative, clerical, or professional operations. Commercial offices may include professional and administrative training, but shall not include direct retail commercial transaction activities. Professional training may include classes and training offered by professional or administrative entities to consumers of professional services. PROFESSIONAL OFFICE - SERVICES: A commercial use involving administrative, clerical, or professional operations, and routinely including direct transactions or consultations with clients for such services. Such uses commonly include legal, financial, insurance, or real estate services, among others, but do not include retail sales of stock-in-trade goods. B. ALTERNATIVE ACTIONS 1. Motion to recommend adoption of the proposed ordinance amendments, based on a finding based on a finding that the ordinance amendments as proposed continue to support the Comprehensive Plan, serve to clarify existing ordinance regulations, and support consistency with current City review process, and to direct staff to prepare the required Ordinance No. 599 for consideration by the City Council. 2. Motion of other. C. STAFF RECOMMENDATION Staff supports the proposed amendments, as they will provide needed clarity and consistency in the application of the ordinance. D. SUPPORTING DATA Chapter 2, Section 3 (G) (1) Pre-Application Conferences, , , excerpt Chapter 2, Section 4 (D) Conditional Use Permits, excerpt Chapter 2, Section 2 (G) Administrative Adjustments, excerpt Chapter 3, Section 2 (A), Table 3-1 Base Zoning Districts, excerpt Chapter 3, Section 3 (D) (2) Allowable Yard Encroachments, excerpt Chapter 3, Section 4(F) R-2 Single and Two-Family Residence District, excerpt Chapter 3, previous ordinance, regulations for Lot Area by Unit, excerpt Chapter 4, Section 3 (C) General Requirements for Fences and Walls, excerpt Chapter 4, Section 3 (G) Prohibited Fences, excerpt Chapter 4, Section 5 Signs, excerpt Chapter 4, Section 8 (F) Residential District Garage Requirements, excerpt Chapter 4, Section 11 (C)(2) Residential District Requirements, R-1 District, excerpt Chapter 5, Section 1 Use Table, Table 5-1, Uses by District, excerpt Chapter 5, Section 2 (A) General Regulations Applicable to All Uses, excerpt Chapter 8, Section 4 Definitions, excerpt В CHAPTER 2: APPLICATION REVIEWS AND PROCEDURES Section 2.3 Common Review Procedures & Requirements Subsection (H) Fees City of Monticello Zoning Ordinance Page 15 (F) Simultaneous Processing of Applications Whenever two or more forms of review and approval are required under this ordinance (e.g., a proposed rezoning and subdivision application), the applications for those approvals may, at the discretion of the Community Development Department, be processed simultaneously, so long as all applicable requirements are satisfied for all applications. (G) Pre-application Conferences (1) All prospective applicants shall be required to speak with a member of the Community Development Department prior to submitting an application in order to review the proposal and to determine the specific materials to be submitted with the future application. Failure of a prospective applicant to initiate a pre- application conference shall result in all application materials listed herein for the subject application being required prior to the application being deemed complete. (2) Discussions that occur during a pre-application conference are not binding on the City and do not constitute official assurances, representations or approvals by the City or its officials on any aspects of the plan or application discussed. (H) Fees (1) Determination of Fees Fees required to accompany applications submitted under this ordinance shall be in accordance with the approved fee schedule adopted yearly by the City Council. (2) Fees to be Paid No application shall be accepted until all applicable application fees have been paid. (3) Refund of Application Fee Application fees are not administratively refundable except when the Community Development Department determines that an application was withdrawn prior to any consideration or review of the application. (4) Escrow Application fees may also require payment of an escrow in favor of the City. The required escrow amount shall be in accordance with the approved fee schedule adopted yearly by the City Council. Current Monticello Fee Schedule CHAPTER 2: APPLICATION REVIEWS AND PROCEDURES Section 2.4 Specific Review Procedures & Requirements Subsection (D) Conditional Use Permits Page 30 City of Monticello Zoning Ordinance (8) Time Limit (a) Unless otherwise specified in the Conditional Use Permit, the operation of the use and/or issuance of building permits for permitted structures shall begin within six months of the date of the Conditional Use Permit approval. Failure to do so will invalidate the Conditional Use Permit. Permitted timeframes do not change with successive owners. (b) Upon written request, one extension of up to one year may be granted by the Community Development Department if the applicant can show good cause. (c) If a use operating pursuant to an approved conditional use permit is discontinued for a period of at least six months, any further use of the property shall conform to the requirements of this ordinance. A discontinued conditional use shall not begin operations again without first obtaining approval of a new conditional use permit. (9) Revocation In the event that any of the conditions set forth in the permit are violated, the City Council shall have the authority to revoke the conditional use permit. Before the revocation is considered, the City Council shall hold at least one public hearing after proper written notice has been issued in accordance with Section 2.3(I). Following the hearing and subsequent discussion, the City Council may revoke the CUP by adopting findings of fact showing there has not been substantial compliance with the required conditions. (10) Amendments A Conditional Use Permit may be amended or modified only in accordance with the procedures and standards established when originally securing the conditional use permit. A request for a change in the conditions of approval of a Conditional Use Permit shall be considered an amendment and subject to the full review procedure set forth in this subsection. An additional application fee may be required before the consideration of the amendment request. CHAPTER 2: APPLICATION REVIEWS AND PROCEDURES Section 2.4 Specific Review Procedures & Requirements Subsection (G) Administrative Adjustments Page 42 City of Monticello Zoning Ordinance (G) Administrative Adjustments (1) Purpose and Intent This purpose and intent of this section is to provide an administrative mechanism for allowing permitted minor variations, or adjustments, to building setback or landscape buffer standards of this ordinance based on specific standards, with the intent of providing relief where application of a standard creates practical difficulties in allowing development that otherwise advances the purposes served by this ordinance and is compatible with surrounding lands. (2) Authority The Community Development Department is authorized to review and approve, approve with conditions, or deny administrative adjustments to building setback or landscape buffer standards of this ordinance in accordance with the procedures and standards of this section. (3) Applicability (a) Administrative adjustments for building setbacks shall only be considered on properties exclusively zoned for residential use. (b) Administrative adjustments for landscape buffers may be considered on all properties. (4) Maximum Adjustment (a) No adjustment shall reduce a building setback by more than 15 percent up to a maximum of five (5) feet. (b) No adjustment shall reduce a required landscape buffer to less than five (5) feet. (5) Initiation An application for an administrative adjustment may be initiated by the property owner or other person with authority to file an application pursuant to Section 2.3(B), Authority to File Applications. (6) Application (a) All applications for an administrative adjustment shall be in accordance with Section 2.3, Common Review Requirements. zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz zzzzzzzzzzzzzzzzzzzz Section 2.3: Common Review Requirements Appeal Option if Applicant Disagrees with Decision Section 2.4(H) Community Development Department Review / DECISION ADMINISTRATIVE ADJUSTMENTS Complete Application CHAPTER 3: ZONING DISTRICTS Section 3.2 Districts Established Subsection (B) Establishment of Overlay Districts Page 82 City of Monticello Zoning Ordinance 3.2 Districts Established (A) Establishment of Base Districts Table 3-1, Base Zoning Districts, sets out the base residential, business, and industrial zoning districts established by this ordinance. TABLE 3-1: BASE ZONING DISTRICTS Abbreviation District Name Residential Districts A-O Agricultural Open District R-A Residential Amenities District R-1 Single Family Residential District R-2 Single and Two Family Residential District T-N Traditional Neighborhood District R-3 Medium Density Residential District R-4 Medium-High Residential District M-H Mobile & Manufactured Home Park District Business Districts B-1 Neighborhood Business District B-2 Limited Business District B-3 Highway Business District B-4 Regional Business District CCD Central Community District Industrial Districts IBC Industrial and Business Campus District I-1 Light Industrial District I-2 Heavy Industrial District (B) Establishment of Overlay Districts Table 3-2, Overlay Zoning Districts, sets out the overlay zoning districts established by this ordinance. TABLE 3-2: OVERLAY ZONING DISTRICTS Abbreviation District Name FP Flood Plain District W Wetland District WS Wild and Scenic Recreational River District SH Shoreland District FBS Freeway Bonus Sign District DW Drinking Water Supply Management Area District PB Performance Based Enhancement District SU Special Use Overlay District CCD-R CCD Residential Overlay District CHAPTER 3: ZONING DISTRICTS Section 3.3 Common District Requirements Subsection (D) Common Yard and Height Requirements Page 84 City of Monticello Zoning Ordinance (D) Common Yard and Height Requirements (1) In General (a) Unless otherwise authorized by variance, administrative adjustment or PUD, no lot, yard, or other open space shall be reduced in area or dimension so as to make such lot, yard, or open space less than the minimum required by this ordinance; and if the existing yard or other open space as existing is less than the minimum required, it shall not be further reduced. (b) A yard or other open area required about a building shall not be included as part of a yard or other open space for another building. (2) Allowable Yard Encroachments (a) The following features may encroach into required yards: (i) Fences and walls that meet the standards in Section 4.3, may encroach into a required yard, but shall be subject to corner visibility requirements. (ii) Walkways, patios, ramps, stairs, paved areas, and other accessory structures less than 30 inches above grade, and all landscape plantings are exempted from yard requirements except as may be specifically required by this ordinance, but are subject to corner visibility requirements. (iii) In rear and side yards: recreational and laundry drying equipment, arbors and trellises, balconies, decks, and air conditioning or heating equipment subject to the following conditions: 1. Setback requirements of environmental protection districts shall remain applicable. 2. A side yard setback of six (6) feet shall be maintained. 3. A setback of twenty (20’) feet shall be maintained from property lines abutting public streets. 4. A rear yard setback of six (6) feet shall be maintained. 5. No encroachment shall be permitted within an existing or required easement. (iv) Appurtenances: 1. Appurtenances are permitted to encroach into a required front or rear yard setback up to six feet. This provision does not apply to rear loading units in the T-N zoning district. 2. Appurtenances are permitted to encroach into a required side yard setback up to three feet. This provision does not apply to units in the T-N zoning district. Section 4.3: Fences & Walls Section 5.3(B): General Standards and Limitations for Accessory Uses & Structures CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (F) R-2: Single and Two Family Residence District City of Monticello Zoning Ordinance Page 95 Typical R-2 Lot Configuration (F) R-2: Single and Two Family Residence District Section 3.4 (F) R-2 Single and Two-Family Residence District The purpose of the "R-2" single and two-family residential district is to provide for low to moderate density one and two unit dwellings and directly related complementary uses. Maximum Density through PUD or Performance Standards = 5,445 sq. ft. per unit (8.0 units per gross acre) Base Density = 12,000 sq ft per unit or 3.6 units per gross acre (10,890 sq. ft. per unit or 4.0 units per acre in the Original Plat as indicated below). Minimum Lot Sizes R-2 District Original Plat Lot Area 12,000 sq. ft. 10,890 sq. ft. Lot Width 80 feet 66 feet Typical R-2 Building Types CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (F) R-2: Single and Two Family Residence District Page 96 City of Monticello Zoning Ordinance TABLE 3-6: R-2 DEVELOPMENT STANDARDS REQUIRED YARDS (in feet) Max Height (stories / feet) Minimum Floor Areas (sq ft) Minimum Building Width (ft) Minimum Roof Pitch & Soffit (vertical rise/ horizontal run) Front [1] Interior Side Street Side Rear Single Family / Duplex Building 30 10 [2] 20 30 2.5 stories 35 feet 1,050 foundation 2,000 finishable (per unit if applicable) [3] 24 5” / 12” No minimum soffit Townhouse/ Multi Family Building 30 10 20 30 2.5 stories 35 feet 24 [1]: For the Original Plat of Monticello and Lower Monticello, where adjacent structures (excluding accessory buildings within same block) have front yard setbacks different from those required, the front yard minimum setback shall be the average of the adjacent structures. If there is only one (1) adjacent structure, the front yard minimum setback shall be the average of the required setback and the setback of the adjacent structure. [2]: Interior side yard setbacks for single family homes on lots of record with a lot width 66 feet or less in the Original Plat of Monticello and Lower Monticello shall be at least six (6) feet. [3]: Finishable square footage is exclusive of attached accessory space Accessory Structures  An attached garage shall be included with all principal residential structures in the R-2 district.  See Section 5.3(B) for all general standards and limitations on accessory structures.  The minimum floor area for all attached accessory structures shall be 450 sq. ft.  No portion of any attached accessory structure may be more than 10 feet closer to the street that the principal structure.  Except for single family buildings, any driveway leading directly to an attached accessory structure may not exceed 18’ in width at the front yard property line Other Regulations to Consult (not all inclusive)  Section 3.3, Common District Requirements  Section 3.4(B), Standards Applicable to All Residential Base Zoning Districts  Section 4.11, Building Materials  Section 4.8, Off-Street Parking  Section 4.1, Landscaping and Screening Standards CHAPTER 4: FINISHING STANDARDS Section 4.3 Fences & Walls Subsection (C) General Requirements for Fences and Walls City of Monticello Zoning Ordinance Page 227 4.3 Fences & Walls (A) Purpose and Intent The purpose and intent of this section is to regulate the location, height, and appearance of fences and walls to maintain visual harmony within residential and business districts; protect adjacent properties from the indiscriminate placement and unsightliness of fences and walls; and ensure the safety, security, and privacy of properties. (B) Applicability (1) In General Unless exempted in accordance with Section 4.3(B)(2) below, the provisions of this section shall apply to the construction, reconstruction, or replacement of all fences or walls in the City. In the event of any conflict between the provisions of this section and any screening standard in Section 4.1(I), Screening, the latter shall govern. (2) Exemptions The following are exempted from the requirements of this section. (i) Development in the CCD District Development on lots in the CCD district is exempt from the standards of this section. (ii) Recreational Fencing Customary fencing provided as a part of a permitted tennis court, athletic field, or other recreational facility. (iii) Temporary Fencing Temporary fencing established around construction sites, demolitions, or other site conditions unsafe for pedestrians or vehicles, provided it is consistent with the building code. (C) General Requirements for Fences and Walls (1) Location (a) Fences and walls are permitted anywhere on a lot subject to the following restrictions: CHAPTER 4: FINISHING STANDARDS Section 4.3 Fences & Walls Subsection (C) General Requirements for Fences and Walls Page 228 City of Monticello Zoning Ordinance (i) The corner visibility requirements in Section 3.3(D)(2)(b) shall be met. (ii) Fences and walls shall not be located within public right-of-way unless permitted by the Community Development Department by written encroachment agreement. (iii) Fences and walls permitted by the Community Development Department to be within easements are subject to removal without compensation to the property owner if the City must access the area for maintenance or improvement purposes. (b) Fences and walls may be located directly over a property line between two or more parcels of land held in private ownership. (c) A certificate of survey may be required by the Community Development Department to determine the location of fences and walls on a property. (2) Blocking Natural Drainage Flow (a) No fence shall be installed so as to block or divert a natural drainage flow on to or off of any other land. (b) Drainage swales may not be filled to accommodate the construction of fences or walls without alternate storm water provisions being reviewed and approved by the Community Development Department. (c) Nothing in this section shall be construed to prevent the installation of temporary fencing to protect existing trees, limit sedimentation, or control erosion. (3) Fences and Walls within Buffers Fences and walls shall be installed so as not to disturb or damage existing vegetation or installed plant material. The perimeter fencing or wall for a single development shall be of a uniform style that complies with the standards of this section. (4) Permit Requirements (a) A building permit is required for the construction of any fence or wall that will be more than six (6) feet in height above grade, or for construction of a retaining wall that is more than four (4) feet in height from the bottom of the footing to the top of the wall. Section 4.10: Grading, Drainage, & Erosion Control Section 4.3(F): Perimeter Fences and Walls Abutting Public Right-of-Way CHAPTER 4: FINISHING STANDARDS Section 4.3 Fences & Walls Subsection (H) Chain Link Fencing Page 232 City of Monticello Zoning Ordinance (d) Comply with the standards in Section 4.3(J), Appearance; and (e) Comply with the requirements of Section 4.1(I), Standards for Required Screening (if applicable). (2) New residential developments shall be required to construct conforming fencing along the rear yards of all double frontage lots that back up to collector or arterial roadways. (G) Prohibited Fences (1) Fences or walls made of debris, junk, rolled plastic, sheet metal, plywood, wooden landscape lattice or waste materials are prohibited in all zoning districts unless such materials have been recycled and reprocessed for marketing to the general public as building materials that resemble new building materials and are designed for use as a fencing material (e.g., picket fencing made from recycled plastic and fiber). (2) Chicken wire fences. (H) Chain Link Fencing Chain link fencing shall be allowed, subject to the following standards: (1) All Districts In all districts, chain link fences must have a top rail, and barbed ends must be placed at the bottom of the fence. (2) Residential Districts Chain link fencing is permitted on lots within residential zoning districts provided it does not include opaque slats, and does not exceed a height of four (4) feet. (3) Business Districts Chain link fencing shall not be allowed on lots within a business zoning district unless expressly authorized through approval of a security plan under the provisions of Section 4.3(E). (4) Industrial Districts Chain link fencing shall be allowed on lots within industrial zoning districts provided it does not include opaque slats and is coated with black or dark green vinyl. CHAPTER 4: FINISHING STANDARDS Section 4.5 Signs Subsection (I) Temporary Signs City of Monticello Zoning Ordinance Page 249 (ii) Dynamic sign displays shall not be permitted in any Residential zoning district. (iii) Dynamic sign displays shall be permanent signs. (iv) No dynamic sign display shall change more than one time per three (3) second period; time and temperature displays may change as frequently as once every three (3) seconds. (v) Dynamic sign displays shall be no brighter than other illuminated signs in the same district. (vi) Dynamic sign displays shall be designed to freeze the display in the event of malfunction, and the owner shall discontinue the display immediately upon malfunction, or upon notice from the City that the display violates the City’s regulations. (vii) Applicants for dynamic sign displays shall sign a license agreement supplemental to the building permit agreeing to operation of a sign in conformance with these regulations. Violation of these regulations shall result in forfeiture of the license, and the City shall be authorized to arrange disconnection of electrical service to the facility. (viii) No dynamic sign display shall be permitted to be located in a yard or on the side of a building which abuts a residentially zoned parcel. (20) Design and Materials Standards for Signs in Commercial Districts, Industrial Districts, the CCD District, PUDs, and Performance Based Mixed Use Development (a) In General The design and materials of any sign shall be consistent with the building materials requirements of the district in which the sign is located, and shall be the same as, or compatible with, the materials and design of the principal building(s) on the property. (b) Specific Materials for Pylon Signs All exposed pole or post structures must be wrapped or faced with stucco, architectural metal, brick or stone consistent with building architecture. CHAPTER 4: FINISHING STANDARDS Section 4.7 Transitional Features Subsection (B) Applicability Page 254 City of Monticello Zoning Ordinance c. To scale plans for all existing and proposed signs of any type included within the comprehensive sign plan indicating area, dimensions, height, materials, colors, and means of illumination (if any). 4. No permit shall be issued for a new or replacement sign for an individual tenant except upon a determination by the Community Development Department that it is consistent with the approved comprehensive sign plan. (3) In a PUD, Planned Unit Development District, signing restrictions shall be based upon the individual uses and structures contained in the complex. Signs shall be in compliance with the restrictions applied in the most restrictive zoning district in which the use is allowed. 4.6 Underground Utilities All utilities within or serving new development [e.g. cable television, electrical (excluding transformers), gas, sewer, telephone, and water lines] shall be placed underground. 4.7 Transitional Features (A) Purpose and Intent Transitional features are architectural elements or site aspects that must be used to ease the transition between new development and existing structures and community character. It is the intent of these standards to: (1) Blend land use types throughout the City to minimize visual conflicts; (2) Limit the excessive consumption of land though the utilization of large vegetated buffers to separate potentially conflicting use types; and (3) Limit interruptions in vehicular and pedestrian connections created by efforts to segregate uses. CHAPTER 4: FINISHING STANDARDS Section 4.8 Off-street Parking Subsection (F) Standards Applicable to Residential Uses City of Monticello Zoning Ordinance Page 275 (2) Vehicular Use Area Design in Residential Areas (a) Curb Cuts and Access (i) Single family uses shall be limited to one (1) curb cut access per property. (ii) Curb cut access shall be at a minimum three (3) feet from the side yard property line in residential districts. (b) Surfacing Paving and surfacing requirements for parking and storage of passenger vehicles, emergency vehicles, recreational vehicles, and small commercial vehicles for single and two-family dwellings shall be as found in Table 4-9 and Figure 4-11. (c) Residential District Garage Requirements In all residential zoning districts, all detached single family homes and duplex units shall include development of an attached or detached garage. The minimum size requirement for the garage floor shall be 450 sq ft with a minimum garage door opening of 16 ft. with the following exceptions and/or deviations by district: (i) R-1 District An attached garage of at least 480 square feet shall be constructed as part of any single family home. (ii) R-A District 1. An attached garage of at least 700 square feet shall be constructed as part of any single family home. 2. Garage frontage: From side building line to side building line of any single family structure, no more than 40% of such building width shall consist of Garage doors that face the street. Side or rear loaded garages are not subject to this regulation. An exception shall be made for garage doors that face the street, but are set back at least ten feet in back of the front building line of the principal use. 3. No portion of any garage space may be more than five feet closer to the street than the front building line of the principal single family use. CHAPTER 4: FINISHING STANDARDS Section 4.11 Building Materials Subsection (C) Residential District Requirements Page 290 City of Monticello Zoning Ordinance 4.11 Building Materials (A) Purpose The purpose of these regulations is to enhance the quality and longevity of buildings in all zoning districts of the City, and to protect citizen investments in property value by ensuring complementary building style, construction, and appearance. (B) General Requirements (1) Consistency required In all districts, all buildings shall be finished on all sides with consistent architectural quality, materials, and design. (2) New materials In recognition of the ever-changing marketplace for new finishing materials, the Community Development Department may authorize the use of materials not listed herein if it is determined that such a material is substantially similar or superior to one or more of the approved building materials. (C) Residential District Requirements (1) All Residence Districts No metal siding shall be permitted wider than 12 inches or without a one-half (1/2) inch or more overlap and relief. (2) R-1 District A minimum of 15% of the front building façade of any structure in the R-1 District shall be covered with brick or stone. Any attached or major detached accessory building that can be seen from the street shall meet this same standard. Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 5%. The Community Development Department may approve optional facade treatments when additional architectural detailing so warrants. Such detailing may include usable front porches, extraordinary roof pitch or other features. CHAPTER 4: FINISHING STANDARDS Section 4.11 Building Materials Subsection (D) Business District Requirements City of Monticello Zoning Ordinance Page 291 (3) R-A and T-N Districts A minimum of 20% of the front building façade of any structure in the R-A or T- N zoning district shall be covered with brick or stone. Any attached or major detached accessory building that can be seen from the street shall meet this same standard. Structures with front facades covered by at least 70% stucco or real wood may reduce the brick or stone coverage to 10%. (4) R-3 District and other Districts with Multiple Family Housing A R-3 District and other districts with multiple family housing shall be subject to building material standards as follows: all building walls facing a public street shall be covered with stone, brick, cultured masonry simulating brick or stone, or other enhanced materials acceptable to the City Council to an extent not less than 20% of the exposed wall silhouette area. In addition, multiple family structures of thirteen (13) or more units shall, when lap horizontal siding, be constructed of heavy gauge steel or cement-board, with no use of vinyl or aluminum permitted. Natural wood or species that is resistant to decay may be permitted where approved by the City Council. (D) Business District Requirements In all Business Zoning Districts (see table 3-1), the following building materials standards shall apply. (1) No galvanized or unfinished steel, galvalum, or unfinished aluminum buildings, except those specifically designed to have a corrosive designed finish such as“corten” steel, shall be permitted in the districts listed herein. (2) Buildings in these zoning districts shall maintain a high standard of architectural and aesthetic compatibility with conforming surrounding properties to ensure that they will not adversely impact the property values of the abutting properties and shall have a positive impact on the public health, safety, and general welfare, insofar as practicable. (3) Exterior building finishes in the districts subject to this Section shall consist of materials compatible in grade and quality to the following: (a) Brick (b) Natural Stone (c) Decorative rock face or concrete block (d) Cast-in-place concrete or pre-cast concrete panels CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 315 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) Extraction of Materials I I I 5.2(G)(3) General Warehousing C C P P 5.2(G)(4) Heavy Manufacturing C 5.2(G)(5) 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)(6) Light Manufacturing C P P P 5.2(G)(7) Machinery/Truck Repair & Sales P P 5.2(G)(8) Recycling and Salvage Center C C 5.2(G)(9) Self-Storage Facilities P C P 5.2(G)(10) Truck or Freight Terminal C P P 5.2(G)(11) Waste Disposal & Incineration C 5.2(G)(12) Wrecker Services C P 5.2(G)(13) 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 316 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 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots Page 440 City of Monticello Zoning Ordinance OFFICE USE: An establishment primarily engaged in providing professional, financial, administrative, clerical, and similar services. OFF-STREET LOADING SPACE: A space accessible from the street, alley or way, in a building or on the lot, for the use of trucks while loading or unloading merchandise or materials. Such space shall be of such size as to accommodate one (1) truck of the type typically used in the particular business. OPACITY (OPAQUE): A measurement indicating the degree of obscuration of light or visibility. An object that is 100% opaque is impenetrable by light. OPEN SALES: Any open land used or occupied for the purpose of buying, selling, and/or renting merchandise and for the storing of same prior to sale. OPEN SPACE: An area on a lot not occupied by any structure or impervious surface. OPEN SPACE, USABLE: A required ground area or terrace area on a lot which is graded, developed, landscaped, and equipped and intended and maintained for either active or passive recreation or both, available and accessible to and usable by all persons occupying a dwelling unit or rooming unit on the lot and their guests. Such areas shall be grassed and landscaped or covered only for a recreational purpose. Roofs, driveways, and parking areas shall not constitute usable open space. ORDINARY HIGH WATER (new shoreland district code): The boundary of public waters which may include wetlands, and shall be an elevation delineating the highest water level which has been maintained for a sufficient period of time to leave evidence upon the landscape, commonly that point where the natural vegetation changes from predominantly aquatic to predominantly terrestrial. For watercourses, the ordinary high water level is the elevation of the top of the bank of the channel. For reservoirs and flowages, the ordinary high water level is the operating elevation of the normal summer pool. OUTDOOR STORAGE: The keeping, in an un-roofed area, of any goods, junk, material, merchandise, or vehicles in the same place for more than twenty-four (24) hours. This shall not include the display of vehicles for sale in a new or used car sales lot. Such activities may be the principal use of the land or as an accessory use to another principal use. OUTPATIENT CARE: Medical examination or service available to the public in a hospital. This service is provided without overnight care and shall be considered a separate, independent, principal use when combined or operated in conjunction with a hospital. Planning Commission Agenda 06/03/14 1 9. Analysis related to Interim Ordinance #590, an Interim Ordinance Allowing Places of Public Assembly on a Temporary Basis as a Principal or Accessory Use in a B-3(Highway Business) District (NAC) A. REFERENCE & BACKGROUND Request(s): In response to the City’s recent establishment of an interim ordinance associated with the temporary allowance of “places of public assembly” within B-3, Highway Business Districts, related background information has been assembled for the Planning Commission’s consideration. ANALYSIS Interim Ordinance Amendment. This spring, the City Council approved an interim ordinance to allow “places of public assembly” on a temporary basis (as a principal or accessory use) in B-3, Highway Business Districts by interim use permit. In conjunction with such approval, the City Council also approved a specific interim use permit to allow “a place of public assembly” (Faith Family Life Center) on the former Cornerstone Chevrolet property located at 3939 Chelsea Road West. The purpose of an interim ordinance is to allow a municipality to put temporary standards in place applicable to all or part of its jurisdiction for the purpose of protecting the planning process and the health, safety and welfare of its citizens (MS§462.355 Subd.4). Within the duration of the interim ordinance, the City must also initiate a study to evaluate the potential impact of a policy to consider changes to its land use controls. An examination of the City’s existing regulation of “places of public assembly” is considered an appropriate next step in regard to an evaluation of the use. “Place of Public Assembly” Definition. The City’s Zoning Ordinance defines a “place of public assembly” as follows: An institution or facility that congregations of people regularly attend to participate in or hold meetings, workshops, lectures, civic activities, religious services, and other similar activities, including buildings in which such functions and activities are held. The preceding definition includes churches, fraternal lodges, and social clubs. Planning Commission Agenda 06/03/14 2 To be noted is that the preceding definition does not include “motion picture theaters.” Rather, “motion picture theaters” are considered a type of “indoor commercial entertainment” as defined in the Ordinance. Comprehensive Plan. The Land Use Plan, as included in the City’s 2008 Comprehensive Plan, depicts series of “places” for private development. These include “Places to Live”, “Places to Shop”, “Places to Work”, and “Downtown.” A “place of public assembly” is a unique use in that it is not necessarily a place to live, shop or work. The Comprehensive Plan does however, make reference to “Places for Community” which appears to include “places of public assembly” from a land use perspective. According to the Plan, “Places for Community” include public and semi-public land uses. Public uses include all governmental facilities and schools. The category also includes churches, cemeteries, hospitals and other institutional uses. To be noted is that the Comprehensive Plan does not guide the location of new churches, schools public buildings and other institutional uses. However, the Plan notes that new “Places for Community” will be needed in the northwest area of the City as it develops. The Plan also notes that new institutional uses should be allowed in residential areas under certain conditions. In this regard, aspects of proposed institutional uses related to the following must be considered:  Size/scale of development in relation to the surrounding neighborhood.  Parking impacts upon surrounding residential areas.  Traffic impacts.  Lighting and signage should be compatible with surrounding residential areas. District Allowance. “Places of public assembly”, as defined by the Zoning Ordinance, are presently allowed within the City as follows: Zoning District District Purpose District Allowance R-1, Single Family Residence To provide for low density, single family, detached residential dwelling units and directly related complementary uses. Conditional Use R-2, Single and Two Family Residence To provide for low to moderate density one and two unit dwellings and directly related complementary uses. Conditional Use TN, Traditional Neighborhood Residence To provide for medium density, single family, detached residential dwelling units and directly related complementary uses. Conditional Use R-4, Medium-High Density Residence To provide for medium to high density housing in multiple family structures Conditional Use Planning Commission Agenda 06/03/14 3 of 13 or more units per building, and at densities of between 10 and 25 units per acre. B-2, Limited Business To provide for low intensity retail or service outlets which deal directly with the customer for whom the goods or services are furnished. Permitted Use CCD, Central Community District To provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the Embracing Downtown Monticello report and its Design Guidelines. Conditional Use, all sub-districts B-3, Highway Business To provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Interim Use (per recently approved amendment) Performance Standards. Section 5.2 of the Zoning Ordinance establishes a set of performance standards which are specific to all “places of public assembly” within the City. These conditions, as reiterated below, are to be applied in addition to basic general provisions and district standards. 1. Institutions on parcels exceeding 20,000 square feet in area shall be located with direct frontage on, and access to, a collector or arterial street. 2. The buildings are set back from adjoining residential districts a distance no less than double the adjoining residential setback. 3. When abutting a residential use in a residential use district, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with section 4.1(G) of the Ordinance. 4. Adequate off-street parking and access is provided on the site or on lots directly abutting or directly across a public street or alley to the principal use in compliance with Section 4.8 of this ordinance and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with Section 4.1(F) of the Ordinance. 5. Adequate off-street loading and service entrances are considered and satisfactorily provided. There are a couple of categories of issues raised by the interim use request. These are summarized below, with staff comments included. Planning Commission Agenda 06/03/14 4 1. A primary purpose of the City’s Zoning Ordinance is to implement the land use directives of the City’s Comprehensive Plan. Thus, a primary question to be answered is whether or not the current Comprehensive Plan policies related to “places of public assembly” remain applicable. Recognizing that “places of public assembly” are not specifically referenced in the Plan, the following questions are raised: a. Are “places of public assembly” clearly a subset of “places for community” as referenced in the Plan and thus subject to the same land use directives? Staff Comment: One of the aspects of the code is application of Plan goals to specific ordinance allowances. The ordinance seems to define Public Assembly as what we might typically think of as an institutional use, then includes it zones outside of the land use category (Places for Community) in which it would logically be located. The purpose of this was the identification of the CCD and B-2 District as districts in which community-based services would be offered, with an understanding that those services would be primarily to local residents or businesses. The B-3 District, on the other hand, is designed to serve, in large part, the traveling public. As such, the B-3 District was not included as a potential location for “Places of Public Assembly”. b. Is the northwest area of the City still a target area for new “places for community” which, by understood association, includes “places of public assembly?” Staff Comment: Certainly, the northwest area of the city includes the Bertram Lakes park area, an important, if not dominant, “place for community”. If the park use constitutes the extent of community land uses in the area, the land use designation could be seen as muddling that somewhat. Greater definition in the land use plan might help to address this. That said, other institutional uses are typically sited on a case-by-case basis, responding to specific requests. The Plan anticipates future places for community in the northwest, but does not site them. 2. If no changes to the current Comprehensive Plan polices are desired, question exists whether or not the current provisions of the Zoning Ordinance adequately implement the Plan’s land use directives related to “places of public assembly.” In this regard, the following questions are considered worthy of discussion: a. Should “places of public assembly”, regardless of scale, be allowed in residential zoning districts? Staff Comment: The irony of many contemporary religious institutional uses is a desire for high-exposure, high-access property, with a land use pattern that differs from commercial businesses that usually populate these areas. At the same time, church development has evolved to be much more than when churches were commonly located in the midst of residential neighborhoods. The fact is that Planning Commission Agenda 06/03/14 5 churches and similar institutional uses have land use characteristics that are neither compatible with most smaller-scale neighborhoods, nor similar to commercial uses. The zoning ordinance use of the term “public assembly” could be better defined in this regard. However, siting church uses in residential areas is so common, it is often simpler to include these uses in residential zoning districts, preparing special requirements for them that don’t apply to actual residential development. Monticello’s ordinance is structured in this way, and it can be a complex matter to restructure the code to address this single issue. The negative with this approach is that large-scale church uses are allowed as a matter of right in neighborhoods that might otherwise object to the levels of activity that some churches generate. b. Are “places of public assembly” an appropriate allowed use in the City’s CCD and B-3, Highway Business District? If so, is the present allowance via interim use permit appropriate? Staff Comment: This is the crux of the question relating to the City’s interim ordinance. Currently allowed as permitted uses in the B-2 district and conditional uses in the CCD, it appears that this inclusion is intended to address the community’s need for places of public assembly, while recognizing that residentially zoned properties may not be able to adequately accommodate public assembly in terms of site design and size. As noted above, many churches are more likely to seek high- profile commercial sites than the B-2 and CCD. The question for the City is whether these uses are considered appropriate in these higher-profile sites and specifically in the B-3 District given its purpose to provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. c. Are the performance standards specifically related to “places of public assembly” considered adequate are or some changes desired? Staff Comment: The presumption here is that the current standards are appropriate, and that instead, the question is whether a use with these characteristics should be allowed permanently in the B-3 District. d. Should the definition of “place of public assembly” be modified to note that “indoor commercial entertainment” (e.g. motion picture theaters) is not for the purposes of the Ordinance, considered a “place of public assembly?” Staff comment: If more permanent changes to the ordinance are to be considered, definitions should also be addressed. If the City is satisfied with the current land use pattern and zoning arrangement, the definitions are probably adequate. SUMMARY Prior to the current zoning ordinance, the City utilized a specialized zoning district for institutional uses, including religious institutions. At one point, a concern arose in the zoning law realm as to whether cities would be required to accommodate church Planning Commission Agenda 06/03/14 6 assembly uses anywhere that commercial assembly uses are allowed. This concern was based in a couple of federal laws (“RFRA”- the Religious Freedom Restoration Act; and “RLUIPA” – the Religious Land Use and Institutionalized Persons Act), along with a couple of prominent legal challenges in the federal courts. The essential thrust of these federal actions was a clarification that a zoning authority could not discriminate against a particular land use merely on the basis of the fact that the land use was religious in nature. The most commonly applied example of this principle used a movie theater and a traditional church use. It was proposed that since both uses have a main assembly hall area, where a city allowed theatres, it must also allow churches. As a result, many ordinances were written to include “public assembly” as a land use, and then incorporating it into wherever movie theatres were allowed. In Monticello’s ordinance, however, the distinction was essentially focused on the perceived service area of the facility. As a result, the ordinance was constructed to allow church uses in residential areas as they traditionally have been, and to incorporate them into limited commercial districts –those designed to serve local members of the community as opposed to a more regional focus. Thus, the real question for the City, related to the interim ordinance, is whether the B- 3 District should be included as an eligible location for public assembly uses as defined. Historically the City has been reluctant to remove land from its available stock of potential business locations. Making a change such as this would potentially reduce available commercial land assuming that some of the existing property (including the parcel subject to the current IUP) would be converted to public assembly use, rather than a more traditional auto-related commercial development. In summary, the current ordinance appears to adequately serve the intent of the Comprehensive Plan in focusing on the groups of populations being served. Adding Places of Public Assembly to the B-3 District, and expanding this use to a regionally- focused land use category would be inconsistent with the City’s original planning approach, since such a change would expand the potential siting for such uses to much of the Highway 25 corridor (as currently zoned). B. ALTERNATIVE ACTIONS 1. Approve calling for a public hearing to consider amendments to the zoning ordinance establishing Places of Public Assembly as a permanent land use category option in the B-3 Zoning District. 2. Deny calling for public hearing on the amendment, permitting the current interim ordinance to expire at the end of August, 2014 and to direct preparation of a resolution of findings. Planning Commission Agenda 06/03/14 7 C. STAFF COMMENTS/RECOMMENDATION If the City is satisfied with the current land use pattern, there would be no necessity to change the ordinance. The current interim ordinance would expire, as would the IUP in August. If the City believes that a broader allowance for public assembly uses is appropriate, there are two basic options: 1. Amend the zoning ordinance to add public assembly uses in other districts, such as the B-3. With this alternative, there are some changes to definitions and other standards requirements that would be appropriate. 2. Reconsider a zoning district that caters specifically to institutional uses, such as schools, religious assembly uses, and public activities. 3. Consider changing zoning designations for appropriate institutional use parcels to residential, or perhaps B-2, if such parcels are properly located to meet the intent of the zoning district. This could be done on a case-by-case basis at the request of individual property owners. Staff does not recommend the permanent amendment as related to the interim ordinance. The structure of the zoning ordinance is set up to create various land use districts based generally on the intended service population. The ordinance, and the Comprehensive Plan, treats institutional uses as those that focus their services primarily on the local community. As such, the inclusion of Places of Public Assembly in the B-2 District and CCD as the only commercial accommodation for such uses is sensible. Including such uses in the B-3 district would alter the City’s intent in the design of its ordinance and other planning regulations. D. SUPPORTING DATA A. Interim Ordinance #590 B. Monticello Comprehensive Plan, Chapter 3, Places for Community (see Item 5 exhibit) C. Monticello Zoning Ordinance, Excerpts: 5.1 – Use Table 5.2 (D) – Regulations for Civic & Institutional Uses 8.4 - Definitions CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 312 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 313 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 314 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 315 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) Extraction of Materials I I I 5.2(G)(3) General Warehousing C C P P 5.2(G)(4) Heavy Manufacturing C 5.2(G)(5) 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)(6) Light Manufacturing C P P P 5.2(G)(7) Machinery/Truck Repair & Sales P P 5.2(G)(8) Recycling and Salvage Center C C 5.2(G)(9) Self-Storage Facilities P C P 5.2(G)(10) Truck or Freight Terminal C P P 5.2(G)(11) Waste Disposal & Incineration C 5.2(G)(12) Wrecker Services C P 5.2(G)(13) 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 316 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 (D) Regulations for Civic and Institutional Uses City of Monticello Zoning Ordinance Page 329 (d) Adequate off-street parking and access is provided on the site or on lots directly abutting or directly across a public street or alley to the principal use in compliance with Section 4.8 of this ordinance and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with Section 4.1(F) of this ordinance. (e) Adequate off-street loading and service entrances are considered and satisfactorily provided in accordance with Section 4.9 of this ordinance. (f) Exterior lighting standards outlined in Section 4.4 of this ordinance shall be met. (g) If locating within an industrial zoning district: (i) A specified termination date is documented. (ii) The proposed parcel has adequate improved parking to accommodate the student capacity. (iii) The proposed building is constructed or altered only in ways which do not interfere with future refitting for industrial use. (8) Places of Public Assembly (a) Institutions on parcels exceeding 20,000 square feet in area shall be located with direct frontage on, and access to, a collector or arterial street. (b) The buildings are set back from adjoining residential districts a distance no less than double the adjoining residential setback. (c) When abutting a residential use in a residential use district, the property shall be screened with an aesthetic buffer (Table 4-2, Buffer Type “B”) in accordance with section 4.1(G) of this ordinance. (d) Adequate off-street parking and access is provided on the site or on lots directly abutting or directly across a public street or alley to the principal use in compliance with Section 4.8 of this ordinance and that such parking is adequately screened and landscaped from surrounding and abutting residential uses in compliance with Section 4.1(F) of this ordinance. (e) Adequate off-street loading and service entrances are considered and satisfactorily provided. Section 4.1(F): Standards for Vehicular Use Area Landscaping Section 4.1(F): Standards for Vehicular Use Area Landscaping CHAPTER 5: USE STANDARDS Section 5.2 Use-Specific Standards Subsection (F) Regulations for Commercial Uses Page 330 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 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 443 PHASING (in relation to grading): Clearing a parcel of land in distinct phases, with the stabilization of each phase completed before the clearing of the next. PLACE OF PUBLIC ASSEMBLY: An institution or facility that congregations of people regularly attend to participate in or hold meetings, workshops, lectures, civic activities, religious services, and other similar activities, including buildings in which such functions and activities are held. PLAN REQUIREMENTS AND DESIGN GUIDELINES: Manual detailing City specifications for all plan requirements. PLANNED UNIT DEVELOPMENT: A type of development which may incorporate a variety of land uses planned and developed as a unit. The planned unit development is distinguished from the traditional subdivision process of development in that zoning standards such as density, setbacks, height limits, and minimum lot sizes may be altered by negotiation and agreement between the developer, the municipality, and the Commissioner of Natural Resources as may be required. PLANTING STRIP: Areas intended for the placement of vegetation within the interior of vehicular use areas or along street right-of-way edges, typically between the back of the curb and the inside edge of the sidewalk. PORTABLE CONTAINER: A large container designed and rented or leased for the temporary storage of commercial, industrial, or residential household goods that does not contain a foundation or wheels for movement. PRINCIPAL USE: The main use of land or buildings as distinguished from subordinate or accessory uses. PUBLIC BUILDING OR USE: Any facility, including but not limited to buildings and property that are leased or otherwise operated or funded by a governmental body or public entity. PUBLIC WATERS: Any waters as defined in Minnesota Statutes, section 103G.005, Subd. 15, 15a. REACH (in relation to flood plains): A hydraulic engineering term to describe a longitudinal segment of a stream or river influenced by a natural or man -made obstruction. In an urban area, the segment of a stream or river between two consecutive bridge crossings would most typically constitute a reach. Planning Commission Agenda: 06/04/14 1 10. Community Development Director’s Report Verbal report to be provided at meeting.