Planning Commission Agenda 05-29-2012 (Special Meeting)SPECIAL MEETING
MONTICELLO PLANNING COMMISSION
Tuesday, May 29`h, 2012
5:30 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. Consideration of adding items to the agenda.
3. Public Hearing - Consideration of adopting Ordinance #560 approving a text amendment to
Title 10 of the Monticello Zoning Code allowing Entertainment /Recreation — Indoor
Commercial as a Conditional Use in an IBC (Industrial and Business Campus) District and
approving a Conditional Use Permit for Entertainment/Recreation — Indoor Commercial for
Lots 6, 7, & 8, Block 2, Lauring Hillside Terrace (406 East 7`n Street); PIDs: 155 -029-
002060, 155- 029 - 002070, 155- 029 - 29002080.
Applicant: Commercial Realty Solutions/Wayne Elam
Property Location: Lots 6, 7, & 8, Block 2, Lauring Hillside Terrace, 406 E. 7h Street
PID#: 155- 029 - 002060 and 155- 029 - 002070 and 155- 029 - 29002080
Planning Commission Agenda — 5/29/12
3. Consideration of adopting Ordinance #560 approving a text amendment to Title 10
of the Monticello Zoning Code allowing Entertainment /Recreation — Indoor
Commercial as a Conditional Use in an IBC (Industrial and Business Campus)
District and approving a Conditional Use Permit for Entertainment/Recreation —
Indoor Commercial for Lots 6, 7, & 8, Block 2, Lauring Hillside Terrace (406 East
7rh Street); PIDs: 155- 029 - 002060,155- 029 - 002070, 155- 029 - 29002080. Applicant:
Commercial Realty Solutions/Wayne Elam (NAC)
Property: 406 7`h Street East
The site is located east of Highway 25 between Interstate
94 and 7`h Street East. The site is bordered by multiple
family residential uses to the north, Interstate 94 to the
south and vacant parcels to the east and west.
Planning Case Number: 2012-017
REFERENCE & BACKGROUND
Request(s): Conditional Use Permit to allow an indoor baseball training
facility.
Deadline for Decision: July 8, 2012
Land Use Designation: Places to Shop
Zoning Designation: IBC, Industrial Business Campus
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.
Current Site Use: Current uses within the multi -tenant building include office
and warehousing.
Planning Commission Agenda — 5/29/12
Surrounding Land Uses:
North: Multiple - Family Residential
East: Vacant
South: Interstate 94, Light Industrial
West: Vacant
Project Description:
The applicants wish to establish a 7,916 square foot baseball training facility within the
43,200 square foot "Monticello Technology Center" building. The training facility
would occupy the southeast corner of the building. No exterior modifications to the
existing building (precast concrete) or outdoor training activities are proposed. The
Monticello Workforce Center will remain a tenant in the building. The applicant
proposes to utilize the existing parking lot oriented on the south side of the building, with
the northern parking area continuing to serve the Workforce Center.
Ordinance Requirements:
The current zoning ordinance language does not accommodate indoor commercial
recreation in the IBC zoning district. Entertainment/Recreation - Indoor Commercial is a
permitted use in the B -4, General Business District and the CCD, Central Community
District. Entertainment/Recreation - Indoor Commercial is also a conditional use in the I-
1, Light Industrial and I -2, Heavy Industrial Districts
Zoning to the north of this area is primarily R -3, with CCD to the northwest of the IBC
zone, and B -3 to the west. Land to the south of this area (across I -94) is zoned I -1. None
of the land currently zoned IBC is affected by the Special Use Overlay District.
Zoning Ordinance Amendment:
A part of this proposal is an amendment to the IBC district to create an allowance for
Entertainment/Recreation - Indoor Commercial by Conditional Use Permit. This clause
would mirror the allowances in the B -4, I -1, and I -2 Districts where the use is already
allowed. Thus, if the ordinance amendment is approved, the evaluation of a Conditional
Use Permit request will be based on general site and neighborhood conditions as
specified in the zoning ordinance Chapter 2.4 (D) and Chapter 5.2 (F)[I I].
A draft ordinance amending the zoning regulations to add indoor commercial recreation
uses by CUP is attached to this report for consideration.
Planning Commission Agenda — 5/29/12
Conditional Use Permit Requirements:
Under the proposed ordinance amendment, in the IBC District, Entertainment/Recreation
- Indoor Commercial is allowed by Conditional Use Permit, subject to the following
requirements which are applicable to the use in any zone, whether permitted or
conditional (per Section 5.217[11]):
(a) No auctions shall take place on the premises.
(b) Outdoor storage shall be prohibited.
(c) Noise shall be controlled consistent with the standards of the Ordinance.
(d) When abutting a residential use, the property shall be screened with an
aesthetic buffer in accordance with Section 4.1(G) of the Ordinance.
In addition to these requirements, there are a number of criteria for review Conditional
Use Permits in Chapter 2.4 (D)(4), as follows:
(a) Conditional Use Permit 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:
(i) The conditional use will not substantially diminish or impair property
values within the immediate vicinity of the subject property;
(ii) The conditional use will not be detrimental to the health, safety, morals,
or welfare of persons residing or working near the use;
(iii) The conditional use will not impede the normal and orderly development
of surrounding property for permitted uses predominant in the area;
(iv) The conditional use will not pose an undue burden on public utilities or
roads, and adequate sanitary facilities are provided;
(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;
(vi) The conditional use will not result in any nuisance including but not
limited to odor, noise, or sight pollution;
(vii) The conditional use will not unnecessarily impact natural features such as
woodlands, wetlands, and shorelines; and all erosion will be properly
controlled;
(viii) The conditional use will adhere to any applicable additional criteria
outlined in Chapter 5 for the proposed use.
Conditional Use Permit Analysis:
As noted, no outdoor training activities are proposed. According to the applicants, the
training facility would work with a maximum of two groups of students at a time (6 total
students) using two trainers. Typically, there will be less than 10 people within the
training facility. With a maximum of 10 persons in the facility at a time, the existing off -
street parking supply in the south parking lot (approximately 60 stalls) is expected to be
Planning Commission Agenda — 5/29/12
more than adequate. However, the impact of these types of uses within the IBC are
untested, and therefore, staff have proposed a condition limiting the number of clients at
any one time.
Traffic and other impacts on public facilities is expected to minimal, much less than the
building was originally designed to create, and less than other permitted or conditional
uses in the zoning districts
In regard to noise control, netting will be hung on the ceiling and walls to deaden the
sound of thrown balls. Hitting activities are to be conducted with a simulator. While the
proposed netting (as a means of noise mitigation) is considered positive, it is
recommended that the internal layout of the training facility be arranged such that balls
are not thrown or hit toward any walls shared with adjacent office use tenants.
There is an individual site entrance to the subject tenant space. Accessibility for this
entrance, including handicap accessible parking, is subject to the review and comment of
the Department of Building Safety.
Finally, the applicants have not indicated whether or not any new signage is proposed.
Any new signage will be required to meet the requirements of the City's sign ordinance
and a sign permit will be required.
ALTERNATIVE ACTIONS
Decision 1: Recommending adoption of Ordinance No. 560 establishing
Entertainment/Recreation - Indoor Commercial as a Conditional Use Permit in the
IBC zoning district.
1. Motion to adopt Ordinance No.560 establishing Entertainment/Recreation -
Indoor Commercial as a Conditional Use Permit in the IBC zoning district.
2. Motion to deny amendment of the zoning ordinance
Decision 2: Recommending Resolution No. 2012 -051 approving a Conditional Use
Permit for Entertainment/Recreation - Indoor Commercial use as a Baseball
Training Facility in the IBC zoning district as requested at 406 East 7th Street.
1. Motion to approve Resolution 2012 - 051 recommending approval of the
Conditional Use Permit for an indoor baseball training facility as proposed in the
application of May 8, 2012, contingent on compliance with those conditions
specified in Exhibit Z.
Planning Commission Agenda — 5/29/12
2. Motion to deny Resolution 2012 - 051 recommending a Conditional Use Permit
for an indoor baseball training facility, based on findings to be made by the
Planning Commission.
3. Motion to table action on the request, pending additional information as identified
by the Planning Commission and staff report.
Planning Commission Agenda— 5/29/12
STAFF RECOMMNDATION
Subject to the conditions listed in Exhibit Z, staff recommends adoption of the zoning
amendment and approval of the Conditional Use Permit as presented, based on findings
included in Planning Commission Resolution 2012 -051.
SUPPORTING DATA
A. Resolution 2012 -051
B. Ordinance No. 560
C. Aerial Image
D. Zoning Map
E. IBC Zoning Regulations
F. Applicant Narrative
G. Site Plan
H. Floor Plan
Z. Exhibit Z - Conditions of Approval
Planning Commission Agenda— 5/29/12
Exhibit Z — Conditions of Approval
Entertainment/Recreation - Indoor Commercial
Baseball Training Facility at 406 East 7ch Street
1. Indoor orientation for thrown or batted balls shall be designed to avoid contact with
common walls of other tenant spaces.
2. Padding or other wall protection shall be utilized to avoid contact with common walls
where activity orientation is uncontrolled to minimize /avoid noise conflicts with other
tenant spaces.
3. Capacity of the occupied space shall be a maximum of 35 persons including staff and
clients at any one time to avoid conflicts with other site uses. Utilization by more than 35
persons shall require an amendment to the CUP, and potentially require other site or
building improvements.
4. The CUP is for baseball training only and is approved due to the unique attributes of the
use and the representations of the
5. Outdoor baseball training activities upon the subject property shall be prohibited.
6. Accessibility the site building entrance, including handicap accessible parking, is subject
to the review and comment of the Department of Building Safety.
7. Site signage shall be subject to the requirements of the City's sign ordinance and shall
require application for sign permit.
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
PC RESOLUTION NO. 2012 —051
Date: May 29th, 2012 Resolution No. 2012 -051
Motion By: Seconded By:
A RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE
PERMIT FOR ENTERTAINMENT/RECREATION - INDOOR COMMERCIAL IN THE
"IBC" INDUSTRIAL AND BUSINESS CAMPUS DISTRICT
WHEREAS, Commercial Realty Solutions has requested a Conditional Use Permit for a
Baseball Training Facility as an Indoor Commercial Recreational use at 406 East 7`h Street, legall
described at Lots 6, 7, and 8 of Block 2, Lauring Hillside Terrace; and
WHEREAS, the subject property is zoned "IBC ", Industrial and Business Campus; and
WHEREAs, the IBC zoning district allows indoor commercial recreational uses by Conditional
Use Permit, provided the use is consistent with other uses in the building and area, and meets the
requirements of the Zoning Ordinance for consideration of Conditional Use Permits; 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 29th, 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:
The application is consistent with the 2008 Monticello Comprehensive Plan for Places to
Shop.
2. The Baseball Training Facility will be compatible with other uses in the area.
3. The proposed indoor commercial recreation use will meet both the intent and the specific
standards of the zoning ordinance.
4. The use is compatible with the surrounding 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 Indoor
Commercial Recreation is hereby recommended to the City Council for approval.
2. The recommendation for approval is subject to those Conditions as follows:
(a) Indoor orientation for thrown or batted balls shall be designed to avoid contact with
common walls of other tenant spaces.
(b) Padding or other wall protection shall be utilized to avoid contact with common walls
where activity orientation is uncontrolled to minimize /avoid noise conflicts with other
tenant spaces.
(c) Capacity of the occupied space shall be a maximum of 35 persons including staff and
clients at any one time to avoid conflicts with other site uses. Utilization by more
than 35 persons shall require an amendment to the CUP, and potentially require other
site or building improvements.
(d) The CUP is for baseball training only and is approved due to the unique attributes of
the use and the representations of the applicant. Other commercial recreational uses
shall require a new or amended CUP.
(e) Accessibility for the tenant site, including handicap accessible parking, is subject to
the review and comment of the Department of Building Safety.
(f) Outdoor baseball training activities upon the subject property shall be prohibited.
(g) Site signage shall be subject to the requirements of the City's sign ordinance and shall
require application and approval of a sign permit.
ADOPTED this 29th day of May 2012, by the Planning Commission of the City of
Monticello, Minnesota.
MONTICELLO PLANNING
Lo
ATTEST:
William Spartz, Chair
Angela Schumann, Community Development Director
ORDINANCE NO. 560
CITY OF MONTICELLO
WRIGHT COUNTY, MINNESOTA
AN ORDINANCE AMENDING TITLE 10 — MONTICELLO ZONING
ORDINANCE OF THE MONTICELLO CITY CODE, TABLE 5.1— USES BY
DISTRICT TO INCORPORATE ENTERTAINMENT/RECREATION, INDOOR
COMMERCIAL AS A CONDITIONAL USE IN THE INDUSTRIAL/BUSINESS
CAMPUS (IBC) DISTRICT
THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS:
Section 1. Table 5.1 — Uses by District, Title 10 —Zoning Ordinance is hereby amended
with the following addition for the IBC district:
Conditional. under "Commercial Uses"
Entertainment /Recreation, Indoor Commercial
Section 2. This Ordinance shall take effect and be in full force from and after its passage
and publication. The ordinance in its entirety shall be posted on the City website
after publication. Copies of the complete Ordinance are available online and at
Monticello City Hall for examination upon request.
ORDINANCE NO. 560
ADOPTED BY the Monticello City Council this 29th day of May, 2012.
CITY OF MONTICELLO
Clint Herbst, Mayor
ATTEST:
Jeff O'Neill, City Administrator
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CHAPTER 3: ZONING DISTRICTS
Section 3.6 Industrial Base Zoning Districts
Subsection (C) Industrial and Business Campus District
Section 3.6 (C)
IBCIndustrial 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.
Base Lot Area
• Minimum = 8,000 sq ft.
Base Lot Width
• Minimum= 100 ft.
Typical IBC Lot Configuration
Typical IBC Building Types
City of Monticello Zoning Ordinance Page 117
CHAPTER 3: ZONING DISTRICTS
Section 3.6 Industrial Base Zoning Districts
Subsection (C) Industrial and Business Campus District
t: Lots must be a minimum too feet wide and more than
8000 square feet in total size
z: Front yard and side street setbacks of 5o feet
are required
3: High amenities and natural
features are to highlight
development In the IBC
district
4: Maximum
structure height of
30 feet unless
otherwise authorized by
conditional use permit
5.30 foot interior side yard setbacks required
6. Landscaped parking islands required every 24 spaces in the IBC district
7. Parking areas set back a minimum of 6 feet from property lines
Page 118 City of Monticello Zoning Ordinance
REQUIRED YARDS (in feet) [1]
Max Height (stories Max Floor Area
Max Impervious (%
Frorn
Incerior
Street
Rear
/feet) Ratio (FAR)
of gross lot area)
Side
Side
2 stories
All Uses
50
30
50
40
30 feet
(Reserved)
(Reserved)
[2]
[ 1]:
When any yard abuts a zoning district other than I -I or 1 -2, the setbacks for the abutting yard must be
50 feet.
[2]:
Multi -story buildings may be allowed as a conditional use pursuant to Section 2.40) contingent upon
strict adherence to fire safety code provisions as specified by the International Building Code as adopted
in Title 4. Chapter I of the Monticello City Code.
Accessory
Structures
See Section 5.3(B) for all general standards and limitations on accessory structures.
Additional
•
In the IBC district, every effort shall be made to preserve natural pending areas and features of the land
Regulations
to create passive open space.
•
Section 3.3. Common District Requirements
Other
Section 3.6(B). Standards Applicable to All Industrial Base Zoning Districts
Regulations
Section 4.1. Landscaping and Screening Standards
to Consult
Section 4.5. Signs
(not all
Section 48. Off - Street Parking
inclusive)
•
Section 4.9. Off - Street Loading
•
Section 4.11. Building Materials
t: Lots must be a minimum too feet wide and more than
8000 square feet in total size
z: Front yard and side street setbacks of 5o feet
are required
3: High amenities and natural
features are to highlight
development In the IBC
district
4: Maximum
structure height of
30 feet unless
otherwise authorized by
conditional use permit
5.30 foot interior side yard setbacks required
6. Landscaped parking islands required every 24 spaces in the IBC district
7. Parking areas set back a minimum of 6 feet from property lines
Page 118 City of Monticello Zoning Ordinance
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COMMERCIAL REALTY SOLUTIONS
www.commrealtysolutions.com
May 7, 2012
Request:
The applicant and building owner are requesting a text amendment for IBC zoning adding
Entertainment/Recreation Indoor Commercial as a Conditionally Permitted Use.
Request a conditional Use Permit for an Indoor Entertainment / Recreational Use.
Use: Indoor Baseball Training Facility
Company: Solid Foundation Baseball Schools, Inc.
Owner: Mike Kingery (played professional baseball between 1986 -1996)
Proposed Location: Industrial portion of the Monticello Training Center Building
406 E. 71h St., Monticello, MN
Suite 400,
7,916 sf of the SE section of the building.
Suite 400 is an Industrial space with a 19' clear ceiling.
There is a separate entrance with an entry door on the south side of the building (interstate side).
There is a separate parking lot on the south side of the building that would serve for parking for this area.
Structure of Use:
It is a baseball training facility that will work with a maximum of (2) groups of 3 kids at a time, using 2
trainers.
So typically there will be 10 people or less in the facility.
The building is precast concrete.
They will be hanging netting on the ceiling and walls to deaden any thrown balls, so they drop to the
floor. Batting is done with a simulator.
If you have any questions prior to the meeting please contact me at 763 - 229 -4982.
I will be attending both planning commission and city council.
Thank you for your assistance.
Commercial Realty Solutions
Wayne Elam
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