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Planning Commission Agenda 05-15-2012 (Special Meeting)SPECIAL MEETING MONTICELLO PLANNING COMMISSION Tuesday, May 15th, 2012 4:45 PM Mississippi Room, Monticello Community Center Commissioners: Brad Fyle, Charlotte Gabler, William Spartz, and Barry Voight Staff: Angela Schumann, Ron Hackenmueller, Steve Grittman 1. Call to order. 2. Public Hearing - Consideration of a request for Conditional Use Permit for Clinic Use in a B- 1 (Neighborhood Business) District Applicant: Saunders, Dorothy Property Location: Lots 1 & 2, Block 5, Lower Monticello, 355 East Broadway PID #: 155-015-005010 Planning Commission Agenda — 5/15/12 2. Public Hearing - Consideration of a request for Conditional Use Permit for Clinic Use in a B-1 (Neighborhood Business) District. Applicant: Saunders, Dorothy (AS) Property: Legal: Lots 1 and 2, Block 5, Lower Monticello Address: 355 East Broadway Planning Case Number: 2012-015, ZCHIRO A. REFERENCE & BACKGROUND Request(s): Conditional Use Permit for Clinic Use Deadline for Decision: June 29th, 2012 Land Use Designation: "Mixed Use" Zoning Designation: B-1, Neighborhood Business District The purpose of the `B-1" neighborhood business district is to provide for the establishment of local centers for convenient, limited office, retail, or service outlets which deal directly with the customer for whom the goods or services are furnished. These centers are to provide services and goods only for the surrounding neighborhoods and are not intended to draw customers from the entire community. Current Site Use: Commercial office building, 10,928 square foot commercial lot (66' x 165') Surrounding Land Uses: North: Single-family residential, zoned R-2 East: Single-family residential, zoned R-2 South: Single-family residential, zoned R-2 West: Single-family residential, zoned R-2 Project Description: Conditional Use Permit to allow a chiropractic clinic in a B-1 District. Planning Commission Agenda — 5/15/12 ANALYSIS The applicant is requesting approval of a Conditional Use Permit to allow for conversion of an existing office building to a chiropractic clinic within a B-1 District. The applicant will be a tenant within the existing building. The chiropractic clinic will occupy 2200 square feet of the approximately 3600 square foot building. The site has in the past received a Conditional Use Permit for office use in the B-1 District. Office uses have since become permitted uses (with the adoption of the comprehensive amendment to the zoning ordinance). Future conversion to office uses would not require a new CUP. Land Use The site is guided as "Mixed Use" within the Comprehensive Plan. The Plan states: Mixed Use is a transition area between the Downtown and the hospital campus. It has been created in recognition of the unique nature of this area. The area serves two functions. It is the edge between long-term residential neighborhoods and a major transportation corridor (Broadway Street). It is also a link between the Downtown, the hospital campus and the east interchange retail area. The primary goal of this land use is to preserve and enhance housing in this part of Monticello. Any non-residential development should be designed to minimize the impacts on and conflicts with adjacent neighborhoods. This application is for a limited -scale medical service use within a pre-existing embedded commercial building and therefore meets the intent for appropriate transition uses within the Mixed Use designation. Zoning The B-1 District is designed to fit within residential neighborhoods, and is specifically thought of as an acceptable "spot zone", as it is not usually contiguous to other commercial uses. The zoning ordinance does not specify specific conditions for clinic uses within B-1 Districts. However, the applicant is required to comply with base code requirements pertaining to parking, signage, setbacks, etc. In evaluating 13- 1 District requests, the City also reviews general compatibility with the surrounding neighborhood. The proposed chiropractic clinic use described within the applicant's narrative is similar in scope and intensity to an office use. The applicant is proposing hours of operation from 9 AM to 6 PM, Monday -Friday, with Saturdays and Sundays by appointment only. The clinic will staff two full-time chiropractors and 3 part-time staff. The site plan provided indicates that 1,200 square feet of the building will be devoted to active clinic use, with the remaining 1,000 feet acting as storage area for the clinic. K Planning Commission Agenda — 5/15/12 The property owner intends to convert the rear 1,400 square feet of the building into a single residential unit. Prior to the current office use, this area previously served as an attached residential unit. Attached dwelling units are allowed as combination uses in the B-1 District per sections 3.5(C) and 5.2(A)(1) of the zoning ordinance. The zoning ordinance specifies the required amount of square footage per unit and the property owner will be required to meet code requirements for this purpose. An existing 500 square foot detached accessory garage structure will serve to meet the residential use parking requirements. Zoning Ordinance Requirements Yard Requirements The lot, at 10,928 square feet, meets B-1 lot area requirements. The code required minimum lot width is 80'. The 66' lot width is an existing lawful non -conforming condition. The existing principal and accessory buildings do not meet current building setback requirements for the side, front or rear yard. These are pre-existing lawful non- conforming conditions that are not being impacted or expanded by this request. It should be noted that the property owner would not be allowed to expand either structure without a variance. Access The building is currently served by two access points from New Street. Both access drives meet minimum 24' width requirements. As stated in the provided narrative, the clinic utilizes the services of an MRI unit once a month. This particular site allows the MRI unit to pull -in and park on-site to service customers. The applicant will be required to verify the size of the MRI unit and the ability to locate the unit completely on-site, while maintaining adequate site access. The applicant will also be required to verify that the mobile unit will not idle while on-site, creating the potential for noise and fumes. A sidewalk along the north side of Broadway serves as pedestrian access to the property. Parkin The current site is striped to accommodate 8 vehicles. By ordinance, clinic uses require 4 spaces for every 1000 square feet of area. The clinic use proposed, including storage and reception areas, requires 8 spaces. Therefore, the application meets parking code requirements. The current stall dimensions also meet code requirements for stall size. 3 Planning Commission Agenda — 5/15/12 The proposed site plan provided by the applicant illustrates 13 possible spaces for the clinic use. However, re -striping to accommodate 13 spaces would cause non- compliance with the code in terms of stall dimension. Re -configuration of the lot would also likely present maneuvering conflicts for the northern and southernmost spaces, and requires the removal of landscaping elements on the property. Therefore, maintenance of the existing parking configuration is recommended. It should be noted that the proposed use can generally be considered less intense than the previous office use in terms of traffic generation, due to reduction in hours of service and on-site activity. The mobile MRI unit will displace the majority of off-street parking while on-site, at which time it is anticipated that patients will need to utilize on -street parking. On - street parking is available on both sides of New Street. Shmne The applicant is proposing to utilize the existing awnings for permanent signage. No additional free-standing signage and no additional wall signage are proposed. As a condition of approval, staff is recommending that no temporary banner signage be affixed to the current awnings as a means of permanent sign display. Landscaping No landscaping changes to the site are proposed. Base landscaping requirements have been met for the commercial site. The buildings on the site act as solid buffers to the residential properties to the north and west. A 10' perimeter vehicular buffer is in place on the east side of the site. Lighting No parking lot lighting exists on site and the applicant has not proposed installation of any additional lighting. The awning for the site is internally illuminated and is required to comply with code illumination requirements. B. ALTERNATIVE ACTIONS Motion to adopt Resolution 2012-0, recommending approval of the Conditional Use Permit for a Clinic Use in a B-1 District, with conditions as noted in Exhibit Z. 2. Motion to deny adoption of Resolution 2012-0 for approval of a Conditional Use Permit, based on a finding to be made by the Planning Commission. L! Planning Commission Agenda — 5/15/12 C. STAFF RECOMMENDATION Staff recommends approval of the CUP, based on findings that the use is able to meet both the intent of the Mixed Use Land Use designation and the specific standards of the zoning ordinance. The proposed clinic use represents an appropriate commercial adaption for the exiting building and site. D. SUPPORTING DATA A. Exhibit Z — Conditions of Approval B. Resolution 2012-045 C. Site Location Map D. Applicant Narrative(s) E. Site Plan F. Site Images EXHIBIT Z 1. Maintenance of the existing parking configuration is recommended, with re -striping to delineate parking stalls. 2. The applicant will be required to verify the size of the MRI unit and the ability to locate the unit completely on-site. 3. The mobile MRI unit will not idle on-site, creating the potential for noise and fumes. 4. No temporary banner signage shall be affixed to the current awnings as a means of permanent signage. 5. The internal illumination for the awning is required to comply with code illumination requirements. 5 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA RESOLUTION NO. 2012 —045 Date: May 15th, 2012 Resolution No. 2012-045 Motion By: Seconded By: A RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A CLINIC USE IN A B-1 (NEIGHBORHOOD BUSINESS) DISTRICT WHEREAS, Dorothy Saunders has requested an amendment to Conditional Use Permit for a Clinic Use at the property which is legally described as Lots 1 and 2, Block 5, Lower Monticello, which is located in an B-1 District; and WHEREAS, the Planning Commission has reviewed the application for Conditional Use Permit pursuant to the regulations of the Monticello Zoning Ordinance; and WHEREAS, the Planning Commission held a public hearing on May 15th, 2012 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The application is consistent with the 2008 Monticello Comprehensive Plan for Mixed Use. 2. The clinic use serves as an appropriate transition use between the hospital and the downtown. 3. The proposed clinic use will meet both the intent and the specific standards of the zoning ordinance. 4. The use is compatible with the surrounding residential uses and is not expected to be detrimental to the health, safety, morals or welfare of persons residing near the use. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota: 1. Pursuant to Minn. Stat. §462.357, the application for Conditional Use Permit for Clinic Use in a B-1 (Neighborhood Business) District is hereby recommended to the City Council for approval. 2. The recommendation for approval is subject to those Conditions as follows: a. Maintenance of the existing parking configuration is recommended, with re -striping to delineate parking stalls. b. The applicant will be required to verify the size of the MRI unit and the ability to locate the unit completely on-site. c. The mobile MRI unit will not idle on-site, creating the potential for noise and fumes. d. No temporary banner signage shall be affixed to the current awnings as a means of permanent signage. e. The internal illumination for the awning is required to comply with code illumination requirements. ADOPTED this 15th day of May 2012, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION 1.2 ATTEST: William Spartz, Chair Angela Schumann, Community Development Director Consideration to approve a Conditional Use Permit for Clinic Use in a B-1 (Neighborhood Business) District Lots 1 & 2, Block 5, Lower Monticello, 355 East Broadway, PID# 155-015-005010 0 FA f I To The City of Monticello - Quarry Community Church is moving out or our building at 355 E. Broadway in July -Team Chiropractic & Wellness Center now located at 261 E. Broadway would like to lease our space -We are in a B-1 zoning district and would like a conditional use permit for clinic use. -They would be renting 2200ft. (the front portion of building) - We would be using the existing awning for signage - We have a possible 13 parking spaces plus 2 spaces for Apartment in back of building. - There should be less traffic with the Chiropractic Clinic than the church. -Dr. Saunders likes the parking lot - enter & exit - more parking spaces- Easier access for her patients - there is room for MRI unit - better visibility Thank you CHIROPRACTIC April 29, 2012 TEAM CHIROPRACTIC & WELLNESS CENTER To the City of Monticello: 261 EAST BROADWAY • P.O. BOX 962 MONTICELLO, MN 55362 PH ON E I FAx: (763) 295-0303 TE,AMCH IROPRACT]CWELL@MSN.COM Our purpose is to function as a chiropractic office providing quality care to the surrounding area and its residents. Care will consist of: chiropractic adjustments, massage therapy, acupuncture, associated modalities (muscle stimulation, ultrasound, intersegmental dysfunction, etc.) and referrals to other health care professionals including outsourcing for x-rays/imaging. Hours of Operation Monday -Friday 9-6 Saturday and Sunday by appointment for emergency cases (often closed on Holidays) Once a month we use the mobile MRI unit parked on the buildings' property (less than 24 hours). We are relocating from my current location a block away and continuing what we have been doing for over 10 years. This neW location provides better access especially since Palm and Broadways turn was taken away. There is plenty of parking and better visibility at this location. Employees consist of: 2 chiropractors 2 part time office staff 1 part time massage therapist Thank you, Dr. Dorothy : aunders and Dr. Dean Saunders FEEL BETTER! 00 MORE! E 15 a i m� MmEllam NINEP w OEM MINE NINE MEN Col :C: :CErm0 00MONSOON 0 a