Planning Commission Agenda 07-03-2012
REGULAR MEETING
MONTICELLO PLANNING COMMISSION
Tuesday, July 3rd, 2012
6:00 PM
Mississippi Room, Monticello Community Center
5:00 PM – Presentation, Podawiltz Development – Mississippi Room
Commissioners: Brad Fyle, Charlotte Gabler, William Spartz, and Barry Voight
Staff: Angela Schumann, Ron Hackenmueller, Steve Grittman
1. Call to order.
2. Consideration to approve Planning Commission minutes.
a. Special meeting of May 29th, 2012
b. Regular Meeting of June 5th, 2012
3. Citizen Comments.
4. Consideration of adding items to the agenda.
5. Public Hearing – Consideration of a request for amendment to the Official Monticello
Zoning Map and amendment to the Monticello Zoning Ordinance, Chapters 3.5(G) –
Central Community District; Chapter 4, Section 1 – Landscaping, Section 4 – Exterior
Lighting, Section 5 – Signs, Section 7 – Transitional Features, Section 8 – Off-Street
Parking, Section 11 – Building Materials; Chapter 5, Section 1 – Use Table; and Chapter
8, Section 4 – Definitions, as related to regulations pertaining to the Central Community
District (CCD).
Applicant: City of Monticello
6. Public Hearing – Consideration of a request for Rezoning from B-3 (Highway Business)
to B-4 (Regional Business) and a Conditional Use Permit for Cross-Parking and Joint-
Parking for a commercial development including a Clinic use.
Applicant: Mickle, Bill/Warnert Commercial Properties
7. Public Hearing – Consideration of a request for amendment to the Monticello
Zoning Ordinance, Chapters and Sections as follows:
3.3(D) – Common Yard & Height Requirements
3.4(E) – Single-Family Residential District
3.4(H) –R-3 – Medium Density Residential District
3.7(H) – Performance Overlay District
4.3(C)– Fences and Walls
4.8 - Off-Street Parking
5.1 - Use Table
5.3(G) – Regulations for Industrial Uses
5.3 - Accessory Uses
5.4 - Temporary Uses
8.2 – Rules of Measurement
8.4 - Definitions
8. Detached Accessory Structure Update
9. Resignation of Commissioner Voight
10. Community Development Director’s Report
11. Adjourn.
SPECIAL MEETING MINUTES
MONTI CELLO PLANNING COMMISSION
Tuesday, May 29, 2012 - 5:30 PM
Mississippi Room, Monticello Community Center
Commissioners Present: Brad Fyle, Charlotte Gabler, Barry Voight
Commissioners Absent: William Spartz
Council (Liaison: Lloyd Hilgart
Stam. Angela Schumann, Ron Hackenmueller, Steve Grittman-NAC
1. Call to order
Commissioner Brad Fyle called the meeting to order at 5:30 p.m.
2. Consideration of adding items to the agenda None
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.
155-029-29002080. Applicant: Commercial Realty Solutions/Wayne Elam
Planning Case Number: 2012-017
The applicant proposed locating an indoor baseball training facility at 406 7th Street East.
City Planner Steve Grittman noted that the request required a change to the current
zoning ordinance language to accommodate indoor commercial recreation as a
Conditional Use in the Industrial and Business Campus (IBC) District. Such use is
already permitted in the B-4 General Business District and the Central Community
District and is a conditional use in the I-1, Light Industrial and I-2, Heavy Industrial
Districts. It would be reasonable to allow such a use in the IBC as it is a transitional
district. He then pointed to the need to also establish a Conditional Use Permit to allow
an indoor baseball training facility.
Under the proposed ordinance amendment, in the IBC District, Entertainment/Recreation
- Indoor Commercial would be 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 5.2F[I I]):
(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
Planning Commission Minutes — 05/29/12
aesthetic buffer in accordance with Section 4.1(G) of the Ordinance.
Steve Grittman also noted that, in addition to these requirements, there are a number
Conditional Use Permit Criteria in Chapter 2.4 (13)(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.
The proposed facility would occupy some 8,000 square feet in the southeast corner of the
building which also houses the Monticello Workforce Center and would utilize the
existing parking lot on the south side of the building. Traffic and other impacts are
expected to minimal. No outdoor training activities are proposed. There would be less
than 10 people within the training facility. Hitting activities are to be conducted with a
simulator. Netting would be hung on the ceiling and walls to provide noise mitigation.
Barry Voight asked why the facility should be limited to baseball training and pointed out
that it might be better to broaden the scope to a sports training facility. Steve Grittman
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indicated that the conditions included are based on using the facility for baseball training
and that the applicant has no plans to broaden the facility use. He stated that the applicant
or future tenant could request an amendment should the use change.
The public hearing was opened.
Real estate broker and property representative Wayne Elam indicated that professional
ball player Mike Kingery owns a number of such Solid Foundation Baseball Schools
throughout Minnesota and would like to regionalize at this larger location. He agreed that
noise wouldn't be a problem as a batting simulator would be used, the insulated concrete
wall panels would likely be 8-9 inches thick, and there would be netting on the ceiling
and walls. He stated that there would typically be 8 in attendance at a full training. He
also noted the separate entry and parking on the interstate side of the building.
Charlotte Gabler asked if the facility would be in operation year round or if it had peak
seasons. Wayne Elam said that the athlete training would be conducted year round.
As there was no further public comment, the public hearing was closed.
Barry Voight again asked if the Commission would object to taking out the word baseball
in the conditions. Charlotte Gabler said that the Planning Commission should have the
opportunity to consider a new Conditional Use Permit request if facility conditions were
proposed to change.
Commission Liaison Lloyd Hilgart asked if the conditions listed in Exhibit Z would be
required if the building was empty and if conditions regulating use might instead be left
up to the building owner. Steve Grittman stated that a number of conditions may not be
applicable as they relate to impact upon building tenants but that it is prudent to try to
mitigate potential negative impacts.
BARRY VOIGHT MOVED TO ADOPT ORDINANCE NO.560 ESTABLISHING
ENTERTAINMENT/RECREATION - INDOOR COMMERCIAL AS A
CONDITIONAL USE PERMIT IN THE IBC ZONING DISTRICT. CHARLOTTE
GABLER SECONDED THE MOTION. MOTION CARRIED 3-0.
BARRY VOIGHT MOVED 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 AS FOLLOWS. BRAD FYLE
SECONDED THE MOTION. MOTION CARRIED 3-0.
Exhibit Z — Conditions of Approval
Entertainment/Recreation - Indoor Commercial Baseball Training Facility at 406 East 7th Street
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• Indoor orientation for thrown or batted balls shall be designed to avoid contact with
common walls of other tenant spaces.
• 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.
• 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.
• The CUP is for baseball training only and is approved due to the unique attributes of the
use and the representations of the applicant.
• Outdoor baseball training activities upon the subject property shall be prohibited.
• Accessibility the site building entrance, including handicap accessible parking, is subject
to the review and comment of the Department of Building Safety.
• Site signage shall be subject to the requirements of the City's sign ordinance and shall
require application for sign permit.
4. Adjourn
Brad Fyle adjourned the meeting at 5:54 PM.
Recorder: Kerry T. Burri
Approved: July 3, 2012
Attest:
Angela Schumann, Community Development Director
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MINUTES
MON'I ECELLO PLANNING COMMISSION
Tuesday, June 5, 2012 - 6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: William Spartz, Barry Voight, Charlotte Gabler, and Brad Fyle
Council Liaison: Lloyd Hilgart
Staff: Angela Schumann, Ron Hackemnueller, Steve Grittman-NAC
1. Call to order
Commissioner Spartz called the meeting to order at 6:00 p.m.
2. Consideration to approve Planning Commission minutes
a) Regular Meeting of May 1 ", 201
BRAD FYLE MOVED TO APPROVE THE MINUTES OF MAY 1, 2012.
BARRY VOIGHT SECONDED THE MOTION. MOTION CARRIED 4-0.
b) Special Meeting of May 15th, 2012
BARRY VOIGHT MOVED TO APPROVE THE MINUTES OF MAY 15, 2012.
BRAD FYLE SECONDED THE MOTION. MOTION CARRIED 4-0.
3. Citizen CommeDts None
4. Consideration of adding items to the agenda
• Candidate Update
• Fleet Farm Update
5. Public Hearing - Consideration of a request for Variance from required building
setbacks for a detached accessory structure in an R-1 (Single -Family Residential)
District. Applicant: Bauer Construction, Inc. Location: Lot 10, Block 1, Briar
Oakes Estates 2nd, 994 Shady Oak Circle PID 155097001100
Angela Schumann stated that the applicant had withdrawn the request for variance.
Planning Commission members instead discussed the zoning ordinance related to the
request.
Barry Voight stated that he would like to see the ordinance amended so that a variance
would not be required to construct a major accessory structure within six feet of a
principal structure. He said that after a visiting the site he understood why the applicant
would want to build in the proposed location. He suggested that accessory structure
location decisions should be subject to the property owner's discretion.
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Bill Spartz asked staff if an amendment would violate the building code.
Building Official Ron Hackenmueller stated that amending the zoning ordinance would
create conflict with the Fire Code. Monticello's ordinance requires a separation for
zoning purposes and sets that separation at six feet since it tracks with the fire code
standard. He noted that a shed would need to be sheetrocked on all sides to meet fire code
separation regulations.
Steve Grittman suggested that staff develop further information about this issue rather
than prepare an ordinance amendment. He noted that the six foot rule isn't arbitrary and
that it reflects compliance with other codes.
Brad Fyle recommended that the zoning code should not override the building code.
Charlotte Gabler agreed. Bill Spartz stated that he does not want an amendment at this
time but asked that staff provide additional information on this issue.
6. Public Hearing - Consideration of a request for Administrative Lot Combination
and Conditional Use Permit for detached accessory structure an R-2 (Single & Two -
Family Residential) District. Applicant: Michaelis, Jeff , Property Location: Lots 1
& 2, Block 38, Lower Monticello, 618 and 630 East 4th Street
Planning Case Number: 2012-019
Steve Grittman summarized that the applicant proposed to purchase approximately 7,720
square feet of land from the abutting parcel to the west (618 East 4th Street) and combine
it with his property (630 East 4th Street) via simple subdivision. Within the land area to
be acquired, the applicant proposed to construct a 576 square foot detached accessory
garage. The applicant's home presently has an 864 square foot attached garage.
According to ordinance, the combination of attached garages and detached accessory
buildings in residential zoning districts may not exceed 1,200 square feet except by
conditional use permit.
In consideration of conditional use permit applications, Chapter 2.4 (D) of the Ordinance
establishes a number of criteria that must be satisfied. These are as follows:
(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 notpose 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
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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 fog° the proposed use.
Chapter 5.3.D. of the Ordinance states that if more than 1,200 square feet of accessory
storage space is to be allowed upon a residentially zoned lot, certain conditions must be
satisfied. The following is a listing of the various conditions:
1. The total accessory storage space shall not exceed 1, 500 square feet.
2. Accessory building space is to be utilized solely for the storage of residential
personal property of the occupant of the principal dwelling, and no accessory
building space is to be utilized for commercial purposes.
3. The parcel on which the accessory building is to be located is of sufficient size
such that the building will not crowd the open space on the lot.
4. The accessory building will not be so large as to have an adverse effect on the
architectural character or reasonable residential use of the surrounding property.
5. The accessory buildings shall be constructed to be similar to the principal
building in architectural style and building materials.
The public hearing was opened.
Property owner Jeff Michaelis of 630 East 4th Street stated that the owner of the property
next door is willing to sell him the rear portion of the lot so that he can build a garage to
be used for storage.
Angela Schumann noted that the applicant's name would be corrected in the resolution.
As there were no further public comments, the public hearing was closed.
Brad Fyle asked if there was a drainage and utility easement to be vacated between the
properties. Staff reported that there is a utility easement on south side of property but that
the proposed garage is outside of that easement.
Decision 1: Recommending Resolution 2012 — 054 approving the Simple
Subdivision (to convey a portion of 618 East 4th Street to 630 East 4th Street) as
depicted upon the certificate of survey dated May 14, 2012.
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BARRY VOIGHT MOVED TO APPROVE RESOLUTION 2012 — 054
RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION APPLICATION
DATED MAY 10TH, 2012, CONTINGENT ON COMPLIANCE WITH THOSE
CONDITIONS SPECIFIED IN EXHIBIT Z AS FOLLOWS. BRAD FYLE SECONDED
THE MOTION. MOTION CARRIED 4-0.
Decision 2: Recommending Resolution No. 2012-054 approving a Conditional Use
Permit to allow more than 1,200 square feet of accessory storage space upon
property located at 630 East 4th Street.
BARRY VOIGHT MOVED TO APPROVE RESOLUTION 2012 — 054
RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT TO
ALLOW MORE THAN 1,200 SQUARE FEET OF ACCESSORY STORAGE SPACE
UPON THE SUBJECT PROPERTY AS PROPOSED IN THE APPLICATION DATED
MAY 10, 2012, CONTINGENT ON COMPLIANCE WITH THOSE CONDITIONS
SPECIFIED IN EXHIBIT Z AS FOLLOWS. BRAD FYLE SECONDED THE
MOTION. MOTION CARRIED 4-0.
Exhibit Z
Simple Subdivision Conditions of Approval
618 East 4 1h Street and 630 East 4 Street
• The City Engineer shall provide comment and recommendation regarding
grading, drainage and related easement issues.
• The applicant shall record the certificate of survey with the County Recorder
within 100 days of City Council approval.
Conditional Use Permit Conditions of Approval
630 East 4th Street
• The City shall approve the requested Simple Subdivision as graphically depicted
upon the certificate of survey dated May 14, 2012.
• A building permit for the accessory structure shall not be issued until such time as
the certificate of survey has been recorded.
• Accessory building space (attached and detached) shall be utilized solely for the
storage of residential personal property of the occupant of the principal dwelling.
• No accessory building space shall be utilized for commercial purposes.
• The submitted accessory building elevations shall be modified to specify the
direction of the structure's overhead door upon the subject site.
• Exterior finish materials and color of the detached accessory building shall match
the site's principal structure.
• Only one driveway is permitted for the single family parcel, in accordance with
the Zoning Ordinance regulations for residential property.
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Angela Schumann noted that, due to the unanimous vote, this item would go before City
Council as a consent agenda item on June 11th.
7. Public Hearing — Consideration of a request to extend an existing Interim Use
Permit for the Alternative Learning Program (ALP) Applicant: Monticello
Independent School District
Planning Case Number: 2012-018
The Alternative Learning Program of the Monticello School District requested approval
for an extension of their Interim Use Permit to operate a K-12 education program in an I-
2, Heavy Industrial, zoning district located at 1208 Edmonson Avenue.
The original permit was considered for the 1997-1998 school year, and was approved
concurrent with an ordinance amendment imposing three conditions similar to the three
conditions listed in Exhibit Z. The City has extended this interim use permit for five 3 -
year terms since the original application.
Although the parcel was designated as "Places to Shop" in the 2008 Comprehensive Plan,
rezoning the property to a commercial zoning district would exclude the K-12 Education
use, as such use is not listed as either conditional or interim in any commercial zoning
district. K-12 Education uses are allowed by interim use permit in the I-1 and I-2
Districts. Existing zoning is appropriate given the current and proposed continued use.
The applicant has indicated that they would like the ability to continue utilizing the site
for as long as possible. The ordinance requires that the applicant enter into a consent
agreement with the City which outlines the interim nature of the use and assigns
approved conditions.
In addition to the specific conditions assigned with the original interim use permit, zoning
ordinance 5.2(D)(7) stipulates additional requirements as follows.
K-12 Schools (public or private):
(a) Educational 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.
The proposed interim use complies with both of these requirements.
The principal building and lot comply with base zoning regulations, with the exception of
building setback and curbing of required parking area. These are existing non-
conforming site conditions which are not impacted by this application.
Brad Fyle noted that the facility isn't in the greatest location but that it seems to be
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working out. Bill Spartz agreed.
The public hearing was opened. Hearing no public comment, the public hearing was
closed.
BARRY VOIGHT MOVED TO RECOMMEND APPROVAL OF THE INTERIM USE
PERMIT FOR THE ALTERNATIVE LEARNING PROGRAM, BASED ON A
FINDING THAT THE USE CONTINUES TO RAISE NO ISSUES WITH THE
SURROUNDING USERS, AND CONTINUES TO COMPLY WITH THE
CONDITIONS ABOVE, SUBJECT TO THE CONDITIONS LISTED IN EXHIBIT Z
AS FOLLOWS. CHARLOTTE GABLER SECONDED THE MOTION. MOTION
CARRIED 4-0.
Exhibit Z
Interim Use Permit —1248 Edmonson Avenue NE, Monticello School District ALP
• A short-term termination date of three years is established to ensure that the
City's development objectives are not affected by the location of the school
facility.
• The building shall be remodeled only to the extent that convenient re -use would
still be possible.
• The parking shall be evaluated annually during the term of the interim use permit
to determine adequacy for the interim school use of the property. Any required
expansion of the parking area to meet parking needs will require curbed
perimeter.
Angela Schumann noted that, due to the unanimous vote, this item would go before City
Council as a consent agenda item on June 11th.
8. Transportation Advisory Committee Appointment
With the resignation of Planning Commission Chairman Rod Dragsten, the Planning
Commission representation seat is open on the City's Transportation Advisory
Committee (TAC). Staff briefly reviewed the role of the TAC and asked that Planning
Commission members consider appointing a representative to the committee to act as a
liaison between the two bodies. Barry Voight noted that he would be interested but had
some concern about his schedule. Charlotte Gabler suggested that the Commissioners
share the responsibility. Staff agreed that would work as an interim measure and
suggested that over time one member may decide to represent the Planning Commission
on the TAC. Staff will let the commissioners know when the next TAC meeting would be
scheduled.
9. Community Development Director's Report
• Candidate Update - Staff reported that there had not yet been applications
submitted for the open Planning Commission position. Previous candidates are no
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longer interested. The City will continue to advertise on the city website, the
chamber newsletter, the weekly e -news and on Facebook. Charlotte Gabler
extended the request for applications to those watching the Commission meeting
broadcast.
• Fleet Farm Update - Bill Spartz asked why Fleet Farm wasn't included in the
recurring extension request agenda. Staff noted that the City Council had
approved a two-year extension for Fleet Farm in response to their extension
request submitted in 2011.
10. Adjourn
BARRY VOIGHT MOVED TO ADJOURN THE MEETING AT 6:37 PM. BRAD
FYLE SECONDED THE MOTION. MOTION CARRIED 4-0.
Recorder: Kerry T. Burri
Approved: July 3, 2012
Attest:
Angela Schumann, Community Development Director
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5. Consideration of a request for amendment to the Official Monticello Zoning Map
and amendment to the Monticello Zoning Ordinance, Chapters 3.5(G) – Central
Community District; Chapter 4, Section 1 – Landscaping, Section 4 – Exterior
Lighting, Section 5 – Signs, Section 7 – Transitional Features, Section 8 – Off-Street
Parking, Section 11 – Building Materials; Chapter 5, Section 1 – Use Table; and
Chapter 8, Section 4 – Definitions, as related to regulations pertaining to the Central
Community District (CCD).
Property: The CCD zoning district comprises the traditional
downtown area of Monticello, roughly between I-94 and
the Mississippi River, and between Linn or Maple Streets
on the west, and Cedar or Palm Streets on the east.
Planning Case Number: 2012 - 005
A. REFERENCE & BACKGROUND
Request(s): Amendments to the Zoning Ordinance encompassing
various sections in Chapters 3, 4, and 5.
Deadline for Decision: NA
Land Use Designation: Downtown
Zoning Designation: CCD, Central Community District
“The purpose of the “CCD”, Central Community District,
is 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.” [proposed language]
Current Site Use: Various.
Surrounding Land Uses:
North: Mississippi River (municipal boundary)
East: R-1, R-2 – mixed residential
South: I-94 – commercial
West: R-1, R-2 – mixed residential, commercial
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Project Description: The amendments are intended to incorporate the updated
downtown Monticello planning resulting from the adoption
of the “Embracing Downtown Monticello” project. The
“Embracing Downtown” plan was adopted as an
amendment to the Monticello Comprehensive Plan in 2011.
Ordinance Requirements: NA
Summary of proposed changes:
The attached document consists of a series of proposed changes to the zoning ordinance
that are designed to incorporate the outcomes of the Embracing Downtown Monticello
revitalization project, particularly for zoning purposes, and its recommendations for
physical changes to the downtown area.
The existing CCD zoning district was developed after the City had completed its initial
Downtown Revitalization study in the late 1990s, a plan which looked for ways to
capitalize on the existing downtown geography and infrastructure, both public and
private.
The Embracing Downtown project, on the other hand, moves the City toward significant
changes in the physical layout of the downtown, while continuing to encourage many of
the visual characteristics of traditional downtown development. In the period between
downtown planning efforts, the City has adopted a new zoning ordinance which
restructures the various zoning regulations applicable to specific areas and uses. As a
result, the new CCD ordinance language builds in both substantive changes to the City’s
zoning regulations in the downtown, as well as changes to the way those regulations are
displayed in ordinance form.
Procedurally, the proposed CCD regulations accompanying this report were developed
out of an ad hoc committee of volunteers who met with staff to discuss impacts of the
Embracing Downtown recommendations, as well as how those recommendations would
translate into code. The committee consisted of property owners in the downtown area,
two representatives of the Planning Commission and a City Council member. The
committee met a number of times, first participating in an exercise examining options for
redevelopment in the downtown area, then reviewing staff-generated draft text.
An open house for public comment on the proposed ordinance components was held in
May of 2012, with notice going to property and business owners in and around the CCD
area. The draft CCD changes were presented to the public, and comments were received
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and then discussed by the committee. From that process, the attached ordinance
amendments have been prepared for formal consideration at the Planning Commission
public hearing. Comments from the public to date have consisted primarily of
clarifications as to how the proposed ordinance would impact individual property,
particularly when the property owner has no foreseeable wish to change.
In this vein, it should be noted that changes to zoning do not require, or even suggest, that
the City is actively pursuing development changes on private property. The new CCD
regulations, no different than the current zoning, apply to property owners at the time
they seek to build or develop on their property.
To the extent that new regulations create non-conformities out of existing developed
conditions, those non-conformities are “grandfathered” in to place. It should be pointed
out that current state law allows property owners the right to replace and maintain
existing non-conforming conditions, even when maintenance and/or replacement is the
result of actions of the property owner. Many property owners remember former
regulations that did not permit replacement of non-conformities lost due to intentional
removals, or when storms damaged more than 50% of their property. This latter
regulation only applies now if a non-conformity is damaged or removed without
replacement during a 6 -12 month timeframe.
In short, the vast majority of property owners are unaffected by new zoning regulations
until they wish to create new or redeveloped buildings, uses, or improvements on their
property. The zoning addresses future planning, but not current use.
Zoning Map Changes:
The Embracing Downtown Plan included a “Design Guidelines Use Areas” map, upon
which specific uses and standards for various uses throughout the balance of the CCD
ordinance are based. To effectively administer the proposed zoning changes, the City
must adopt the Design Guideline Use Areas into its Zoning Ordinance. Rather than
attempt to incorporate the various sub-districts into the CCD on the Official Zoning Map,
the proposed ordinance amendment instead proposes to include the Design Guidelines
Use Areas map into Section 3.5(G).
It should be noted that the Embracing Downtown Plan also identifies two blocks east of
Cedar Street as potential areas for future rezoning into the CCD. Staff have not included
the rezoning of these parcels in this amendment consideration. Rather, the rezoning of
those parcels will be reviewed separately as part of a future public hearing.
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Proposed Ordinance Changes:
Chapter 3.5 (G). This section is the title section for the CCD. Changes here include a
revised purpose statement reflecting the adoption of the Embracing Downtown
Monticello report, along with its Design Guidelines and associated materials. Also
changing is the inclusion of a more comprehensive development standards table (since
the CCD is broken into several subdistricts by the “Embracing” project), and a set of
more specific definitional changes that relate to specific uses in the downtown, and how
those uses are addressed by the Embracing Downtown plan. For example, Office uses
are broken down into a series of subsets to distinguish between those uses appropriate in
traditional administrative settings where parking, access to major roadways, etc. is
different from office uses that attract walk-in business and act like retail outlets.
Chapter 4. Chapter 4 contains the “Finishing Standards” of the zoning ordinance –
performance standards that apply generally to any new development activity. Because
the Embracing Downtown plan identifies a series of much more specific design
guidelines, and further breaks the CCD into a series of sub-districts, a number of special
finishing standards are proposed to be added to this chapter, including landscaping,
lighting, parking, and building materials.
4.1, Landscaping. The addition to this section is to specify that site
landscaping must be able to incorporate green space on property that may
have limited green space. The clause specifies a minimum 10 percent
coverage, including decorative paved spaces and landscaping, not
including required parking lot islands, but including boulevard plantings
(given that many buildings in the CCD will have minimal setbacks, and
may move landscaping into the boulevard spaces to enhance the site. As
always, boulevard plantings and/or paving is subject to City approval as it
is right-of-way.
4.4, Lighting. The addition to this section specifies that both private and
public area lighting is required to match the approved design standards as
adopted from the Design Guidelines or other City Council direction.
4.8, Parking. This section incorporates a few minor changes to coordinate
language with the Land Use Tables in Chapter 5, and adds some clarifying
insertions. Two substantive changes are included.
First, the language requires specific Planning Commission and City
Council approval to construct parking areas that are in front of buildings,
that is, between the building and the street. In traditional downtown areas,
Planning Commission Agenda – 7/03/12
5
front-lot parking areas tend to disrupt the flow of pedestrian-oriented
business traffic, and are often discouraged. Under the Embracing
Downtown plan, however, some areas – especially those with exposure to
Highway 25, will benefit from a more “suburban” commercial model. In
these areas, the City can approve parking lots adjacent to the street as
consistent with the overall downtown plan.
Second, the proposed code specifies that cross parking access can occur
without the need for special permits or approvals. The City’s general
standard establishes a setback for parking lots (6 feet in the CCD), and
then allows cross-parking by Conditional Use Permit. This proposed
change would exempt CCD properties from the CUP requirement for cross
parking, since it is encouraged in order to minimize total parking supply
necessary to serve to the area.
4.11, Building Materials. This is a relatively simple change to expressly
incorporate the Embracing Downtown Design Guidelines as controlling
requirements for buildings and site development in the CCD.
Chapter 5. This chapter includes materials related to specific land uses in the City, first
establishing a table identifying which uses are allowed in which districts (and whether
they are permitted, conditional, etc.). The chapter also includes language that sets
specific standards for various land uses, some of which may apply across the board to
that use, and some of which may apply when a CUP is necessary, or the use is proposed
to be located in certain zoning districts.
The proposed changes affect both of these sections of the chapter. With regard to the use
table (Table 5-1), the CCD uses are withdrawn from the table and incorporated into a new
table (Table 5-1A), and broken down by sub-district. Table 5-1A includes reference links
to the specific standards for the various uses that follow in Section 5.2. Several of those
references relate to existing requirements of the zoning ordinance, while several others
incorporate new language. A clerical change to this section occurs in a few areas,
intended to synchronize how certain land uses are referred to in various parts of the code.
Chapter 8. The definitions included with the proposed amendments will be included
within Chapter 8, Section 3, prefaced by the term “CCD” to differentiate them from other
similar use classes outside of the CCD.
Planning Commission Agenda – 7/03/12
6
B. ALTERNATIVE ACTIONS
Decision 1: Resolution of Recommendation for Zoning Ordinance Amendments
relating to the CCD zoning district.
1. Motion to approve Resolution 2012-062 recommending approval of the zoning
ordinance amendments to the CCD zoning district, based on findings as stated in
the resolution.
2. Motion to deny Resolution 2012-062 recommending the zoning amendments,
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.
C. STAFF RECOMMNDATION
Staff recommends Alternative 1, adopting the resolution and the amendments. As noted,
the proposed zoning amendments are intended to implement the recommendations of the
City’s Embracing Downtown Monticello plan. The changes being made will facilitate
new development consistent with the plan, and provide flexibility in application to allow
the City to work with property owners to achieve the goals for Monticello’s downtown
area as adopted.
D. SUPPORTING DATA
A. Resolution 2012-062
B. Aerial Image of the Central Community District
C. City of Monticello Official Zoning Map
D. Draft CCD Ordinance Language – Ordinance #562
a. Section 3.5(G), including Embracing Downtown Figure 22 – Design
Guidelines Use Areas and Definitions (to be included in Chapter 8)
b. Section 4.1
c. Section 4.4
d. Section 4.8
e. Section 4.11
f. Section 5.1
g. Section 5.2
E. Embracing Downtown Design Guidelines
CITYOFMONTICELLOPLANNINGCOMMISSION
WRIGHTCOUNTY,MINNESOTA
RESOLUTIONNO.2012–062
Date:July3,2012ResolutionNo.2012-062
MotionBy:SecondedBy:
ARESOLUTIONRECOMMENDINGAPPROVALOFAMENDMENTSTO
THEMONTICELLOZONINGORDINANCERELATINGTOZONINGREGULATIONS
RELATINGTOTHE“CCD”,CENTRALCOMMUNITYZONINGDISTRICT
INTITLE10,CHAPTERS3,4,5,AND8
SECTIONS3.5(G),4.1,4.4,4.8,4.11,TABLE5-1,SECTION5.2ANDSECTION8.3
WHEREAS,theCityofMonticellohasadoptedazoningordinanceincludingregulationsfortheuses
anddevelopmentofitsdowntownarea;and
WHEREAS,theCityofMonticellohasadoptedanamendmenttoitsComprehensivePlanentitled
“EmbracingDowntownMonticello”,whichdocumentdescribesadevelopmentandredevelopment
planforthedowntownarea;and
WHEREAS,theCityofMonticellohasfoundthatcertainamendmentstothezoningregulations
affectingthedowntownareawillbenefittheintentoftheregulationsandtheprocessforapplication
undersuchregulations;and
WHEREAS,theproposedamendmentshavebeendevelopedandreviewedbymembersofthe
public,includinganopenhousemeetingtowhichaffectedpropertyownerswereinvitedandwerein
attendance;and
WHEREAS,thePlanningCommissionhasconductedapublichearingonJuly3,2012toreceive
publiccommentontheproposedamendmentstotheZoningOrdinance;and
WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaffreport,
whichareincorporatedbyreferenceintotheresolution;and
WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowingFindings
ofFactinrelationtotherecommendationofapproval:
1.TheamendmentsareconsistentwiththeintentoftheComprehensivePlan.
2.TheamendmentswillfacilitatetheCity’sgoalsforlanddevelopment.
3.Theamendmentswilldirectapplicantsinpreparingapplicationsandproceedingthrough
developmentinthe“CCD”,CentralCommunityDistrictreviewprocess.
NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof
Monticello,Minnesota:
ThePlanningCommissionrecommendsthattheCityCounciladopttheamendmentstothe
MonticelloZoningOrdinanceaspresented.
ADOPTED this3rddayofJuly2012,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
WilliamSparks,Chair
ATTEST:
___________________________________
JeffO’Neill,CityAdministrator
(A) Central Community District
Section 3.5 (G)
CCD Central Community District
Typical CCD Building TypesThe purpose of the “CCD”, Central Community
District, is 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.
All proposed development or redevelopment in the
CCD shall be subject to the requirements of the
Design Guidelines and other standards identified in
the Embracing Downtown Monticello report. It is
not the intent of this chapter to abrogate any general
Zoning Ordinance requirements in the CCD, and all
such requirements of the Monticello Zoning
Ordinance apply fully within the CCD unless
addressed separately by a more detailed CCD
zoning regulation.
Sub-Districts. The CCD is hereby divided
into sub-districts, including three Flex
Areas (F-1, F-2, and F-3), and eight
Landmark Areas (L-1 through L-8). The
City Council shall, in accordance with the
process providing for zoning map
amendments in the Monticello Zoning
Ordinance, adopt a zoning map for the
CCD area identifying the sub-district
boundaries.
Base Lot Area
• No minimum
Base Lot Width
• No minimum
Typical CCD Lot Configuration
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TABLE 3-14: CCD DEVELOPMENT STANDARDS BY SUB-DISTRICT
West 25 and
Walnut
East 25 and
Cedar Transition Cargill Community
Center/Liquor
Public Open
Space
Freeway
Commercial Development
Standards F-1, L-1 F-2, L-2 F-3 L-3 L-4, L-6 L-5, L-7 L-8
Building
Orientation
Buildings should
gain exposure
from TH 25, or
from major
roadways
Buildings should
face TH 25 as
primary
exposure,
provide access
to parking
Buildings should
face major road-
ways, minimize
exposure to
district boundary
Provide access
and exposure to
streets;
accommodate
pedestrians
Buildings should
maximize
exposure to local
streets, preserve
pedestrian
connections
Minimum
Building
TH 25: 10 feet
Broadway: 10 ft
TH 25: 10 feet
Broadway: 10 ft
Other Streets:
None
TH 25: 10 feet
Broadway: 10 ft
Other Streets:
None
20 feet None None 20 feet Setback Other Streets:
None
Maximum
Street
Setback
None 80 feet from
Hwy. 25 only 15 feet None None None None
Setback from
Private
Property w/in
CCD
None None 5 feet 20 feet None None 5 feet
Setback from
Private
Property
Zoned other
than CCD
15 feet 15 feet 25 feet 40 feet 15 feet 15 feet 25 feet
Signage Freestanding
signs shall be of
monument
design, no more
than 22 feet in
height, and no
less than 5 feet
in width at base
Freestanding
signs shall be of
monument
design, no more
than 22 feet in
height, and no
less than 5 feet
in width at base
Freestanding
signs shall be of
monument
design, no more
than 6 feet in
height
Freestanding
signs shall be of
monument design,
no more than 16
feet in height, and
no less than 5 feet
in width at base
Freestanding
signs shall be of
monument
design, no more
than 22 feet in
height, and no
less than 5 feet
in width at base
Freestanding
signs shall be of
monument
design, no more
than 16 feet in
height, and no
less than 5 feet
in width at base
Follow existing
freeway bonus
district allowance
(32 feet height).
Buffering Exempt from
buffering
generally.
Where directly
abutting single
family
residential, per
Section 4.1 (G)
Exempt from
buffering
generally.
Where directly
abutting single
family
residential, per
Section 4.1 (G)
Buffering
required at the
edge of the CCD
per
requirements of
Zoning
Ordinance,
Section 4.1 (G)
Buffering required
at the edge of the
CCD per
requirements of
Zoning Ordinance,
Section 4.1 (G)
Buffering
required at the
edge of the CCD
per
requirements of
Zoning Ord.,
Section 4.1 (G)
Buffering
required at the
edge of the CCD
per
requirements of
Zoning Ord.,
Section 4.1 (G)
Buffering required
at the edge of the
CCD per
requirements of
Zoning Ordinance
Section 4.1(G)
Maximum Residential Density = 2,420 square feet per unit (18.0 dwelling units per gross acre).
Base Density = 3,000 square feet of lot area per unit (14.5 units per gross acre). The number of dwelling
units may be increased up to the allowed maximum for projects which provide at least half of the required
parking underground or in above-grade structures such as ramps or decks (including covered at-grade
parking areas).
Building Height
• Minimum Height = 18 feet
• Maximum Height = 60 feet
113-2
Buildings may exceed 60 feet in height by conditional use permit, with enhanced site improvements,
architecture, and building materials.
Lot Coverage, Buildings
• Minimum Building Lot Coverage = 20 percent
• Maximum Building Lot Coverage = 90 percent
Floor Area Ratio = Maximum Floor Area Ratio – None
Accessory Structures
• Trash handling equipment shall be located within buildings wherever practical. If located in a
structure attached to, or detached from, the principal building, such structure shall screen the trash
handling equipment from the view of all neighboring property and public rights of way, and shall
be constructed of materials which comprise the principal building. Gates and/or doors shall be
constructed of permanent opaque materials, matching the principal building in color, and shall be
kept closed at all times other than when being used for access. Roofs for such structures are
encouraged, but not required when the screening wall of the enclosure is at least eight (8) feet in
height.
• Any other accessory structures allowed in the CCD (see Table 5-4) shall meet all requirements of
the CCD district applicable to principal buildings.
Definitions
With the division of the downtown area into zoning sub-districts, along with the particular intent for land
use direction on a more detailed scale, specific definitions for certain land uses are applied to distinguish
them from broader categories more typical of other districts. For the purposes of the CCD and sub-
districts, terms shall have the meanings ascribed to them by the Monticello Zoning Ordinance, unless
otherwise modified herein.
COMMERCIAL LODGING: Establishments providing shelter and related accessory services to transient
clients, usually on an individual nightly basis. Common examples may include hotels and motels, or bed
and breakfast lodging, but shall not include units with full kitchen facilities, or where the units are capable
of supporting tenancy for more than one month.
COMMERCIAL OFFICES: Establishments at which the primary use is business conducted by office
professional and administrative personnel, but where the function is primarily administrative or
managerial, and where customers of the business rarely visit the premises.
CONVENIENCE SERVICES: SPECIALTY FOOD, RETAIL, VEHICLE FUEL, AND DRIVE-
THROUGH FACILITIES: Establishments which are designed to provide goods or services to traveling
public, including convenience food to be consumed off-premises in disposable containers, automotive
fuel sales and services (but not repair), and any facility provided as an accessory use to another principal
activity designed to provide services to customers while in their vehicles.
MEDICAL/CLINICAL OFFICES: Establishments at which the primary use is the provision of medical
or dental services, at which patients come to receive direct services. Administrative support and related
transactions may occur on site as accessory functions.
113-3
PROFESSIONAL OFFICES: Establishments at which the primary use is business conducted by office
professional and administrative personnel, at which locations customers of the business will routinely
visit the premises. Common examples include insurance, real estate, financial institutions, legal services,
and the like.
RETAIL SALES: Establishments at which the primary use is the stock of goods for sale to the general
public – usually the end user, and where the transaction occurs. May include wholesale transactions, and
showroom sales where the goods are stored and/or delivered from another location. Where a size
limitation is imposed, such limitation shall apply to the total floor space within a single building.
RETAIL SALES WITH SERVICE: Establishments where retail sales are the primary use, but which also
include accessory on-site service, repair, fabrication or similar support functions related to the goods for
sale.
113-4
53
Figure 22 – Design Guidelines Use Areas
(J) Zoning District Specific Landscaping Standards
(1) Residential Amenities (RA) District Landscaping Requirements
RESERVED
(2) Traditional Neighborhood (TN) District Landscaping Requirements
Lots in the TN district shall adhere to the following additional landscaping requirements:
(a) No less than 60% of the square footage of the front yard area shall be planted in
garden meeting the following requirements:
(i) 4.0 caliper inches of canopy trees or 4.0 caliper inches of canopy trees + 1
evergreen
(ii) 6.0 caliper inches of ornamental trees
(iii) No less than 1 shrub per 20 square feet of front yard area
(iv) No less than 1 deciduous flower planting per 20 square feet of front yard area
(b) No private driveway leading to a garage may be more than 18 feet in width.
(c) Lot area that is not covered by shrubs and trees may be covered with lawn, gardens, and
patios or decks.
(d) A landscaping plan must be approved by the Community Development Department prior
to issuance of a building permit.
170-1
170-2
(e) A landscape security shall be provided to ensure the landscaping of each lot in
accordance with this section.
(3) CCD District Landscaping Requirements
(a) No less than ten (10) percent of any parcel shall consist of landscaping, including plant
materials, decorative paved surfaces, landscape structures, public art, water features, or
other similar site improvements. This percentage shall not include required landscaping
within parking lots or circulation areas, but may include pedestrian areas on private
property. Tree and shrub planting shall be as required by the zoning ordinance, Section
4.1 (H) but may include trees planted within the public right of way abutting the property
line toward meeting this requirement.
(b) Landscaping within parking and circulation areas shall be as required by Section 4.1(F)
of this ordinance.
(c) All other landscaping requirements of Section 4.1 shall apply within the CCD.
(4) Industrial and Business Campus (IBC) District Landscaping Requirements
RESERVED
(K) Landscaping Installation and Maintenance Standards
(1) Time for Installation of Required Landscaping
(a) Time Limit
All required landscaping (including mulching and seeding) shall be installed in
accordance with the required planting standards set forth in this section prior to issuance
of a certificate of occupancy unless the Community Development Department grants an
extension to this time limit in accordance with Section 4.1(K)(1)(b) below.
(b) Extensions
(i) The Community Development Department may, for good cause shown, grant
extensions to the above time limit, allowing a developer/owner to delay the
installation of required landscaping. Circumstances that may warrant an extension
include but are not limited to the following:
1. Unusual environmental conditions such as drought, ice, or over-saturated soil
(deep mud);
2. It is not yet the appropriate planting season for the approved plant species;
3. Credible evidence that the approved plant species or required plant sizes are not
commercially available and cannot be substituted within a reasonable time
despite an applicant’s diligent effort to secure the required materials; or
4. Completion of utility work occurring in a proposed landscaped area is incomplete
or delayed.
170-3
(ii) Upon receipt of a performance guarantee, the City may issue a temporary certificate
of occupancy for a maximum period of up to 180 days.
(2) Maintenance of Landscaping Materials
The owner shall be responsible for the maintenance of all required landscaping. Such areas
shall be maintained in accordance with the approved landscape plan or alternative landscape
plan and shall present a healthy and orderly appearance free from refuse and debris. All plant
life shown on an approved landscape plan or alternative landscape plan shall be replaced if it
dies, is seriously damaged, or removed.
(a) Damage Due to Natural Occurrence
In the event that any vegetation or physical element functioning to meet the standards of
this section is severely damaged due to an unusual weather occurrence or natural
catastrophe, or other natural occurrence such as damage by wild or domestic animals, the
owner or developer may be required to replant if the landscaping standards are not being
met. The owner shall have one growing season to replace or replant. The Community
Development Department shall consider the type and location of the landscape buffer or
required vegetation area as well as the propensity for natural re-vegetation in making a
determination on the extent of replanting requirements.
(b) Protection during Operations
The owner or developer shall take actions to protect trees and landscaping from
unnecessary damage during all facility and site maintenance operations. Plants shall be
maintained in a way that does not obstruct sight distances at roadway and drive
intersections, obstruct traffic signs or devices, or interfere with the use of sidewalks or
pedestrian trails.
(c) Maintain Shape
All required trees (whether canopy, understory, or otherwise) shall be maintained in their
characteristic natural shape, and shall not be severely pruned, sheared, topped, or shaped
as shrubs. Trees that have been severely pruned, sheared, topped, or shaped as shrubs
which no longer serve the intended buffering or screening function shall be considered as
damaged vegetation in need of replacement in accordance with Section 4.1(K)(2)(a)
Damage Due to Natural Occurrence, and shall be replaced within one growing season.
(d) Natural Death
The natural death of existing vegetation within any required landscape area does not
necessarily constitute a violation and does not require re-vegetation to replace the plant
material unless the required landscape area no longer complies with the required
standards of this section. Further, the screening is expected to remain effective
continually, so any plant material which dies or ceases to function as a screen shall be
replaced or reinforced immediately to conform to City ordinance.
170-4
(3) Agreement and Security
A landscaping security shall be submitted with the building permit application. Such security
guarantees that in exchange for building permit, the owner will construct, install and maintain
all items shown on the approved plan and that they will replace and or correct any
deficiencies or defaults that occur in the plan for a period of one complete year or two
complete growing seasons subsequent to the complete installation according to approved
landscaping plan.
186-1
4.4 Exterior Lighting
(A) Purpose
The purpose of this section is to regulate light spillage and glare to ensure the safety of motorists
and pedestrians, and to ensure lighting does not adversely affect land uses on adjacent properties.
More specifically, this section is intended to:
(1) Regulate Exterior Lighting to Mitigate Adverse Impacts
Regulate exterior lighting to assure that excessive light spillage and glare are not directed at
adjacent properties, neighboring areas, and motorists;
(2) Ensure Proper Insulation
Ensure that all site lighting is designed and installed to maintain adequate lighting levels on
site while limiting negative lighting impacts on adjacent lands; and
(3) Provide Security
Provide security for persons and land.
(B) Applicability
(1) In General
The provisions of this section shall apply to all development in the City unless exempted in
accordance with Section 4.4(C) below.
(2) Time of Compliance
An exterior lighting plan shall be submitted and approved along with an application for a Site
Plan [Section 2.4(F)], Subdivision [City Code Title 11, Chapter 1], Building Permit [Section
2.4(I)], or Temporary Use Permit [Section 2.4(L)], whichever occurs first.
(C) Exemptions
The following is exempted from the exterior lighting standards of this section.
(1) Single-family detached dwellings;
(2) Existing athletic field lighting;
(3) City-owned, -operated, or -maintained street lights located within a street right-of-way or
other easement granted to the City; and
186-2
(D) General Standards for Exterior Lighting
(1) Hours of Illumination
Public and institutional uses, commercial uses, and industrial uses (See Table 5-1) that are
adjacent to existing residential development or vacant land in residential districts shall turn
off all exterior lighting—except lighting necessary for security or emergency purposes—
within one hour of closing. For the purposes of this subsection, lighting “necessary for
security or emergency purposes” shall be construed to mean the minimum amount of exterior
lighting necessary to illuminate possible points of entry or exit into a structure, to illuminate
exterior walkways, or to illuminate outdoor storage areas. Such lighting may be activated by
motion sensor devices.
(2) Illumination Direction
In all districts, lighting shall be directed downward. In addition, upwardly-directed lighting
shall not be used to illuminate structures, except for low-wattage architectural lighting or
lighting for the American flag.
(E) Design Standards for Exterior Lighting
All exterior lighting shall meet the following standards:
(1) Maximum Lighting Height
(a) Except for outdoor sports fields or performance areas, the height of outdoor lighting,
whether mounted on poles or walls or by other means, shall be no greater than 16 feet in
residential districts and no greater than 25 feet in business districts.
(b) Wherever possible, illumination of outdoor seating areas, building entrances, and
walkways shall be accomplished by use of ground mounted fixtures not more than four
feet in height.
(2) Shielding
(a) Exterior
Light fixtures in excess of 60 watts or 100 lumens shall use full cut-off lenses or hoods to
prevent glare or spillover from the project site onto adjacent lands and streets.
(b) Interior
No interior light source shall be positioned, aimed, or configured so as to result in the
light source being visible from land occupied by existing residential development.
(c) Canopies
No light source in a canopy structure shall extend downward further than the lowest edge
of the canopy ceiling.
(d) Awnings
186-3
Awnings or canopies used for building accents over doors, windows, etc., shall not be
internally illuminated (i.e., from underneath or behind the awning).
(3) Maximum Illumination Levels
All outdoor lighting and indoor lighting visible from outside shall be designed and located so
that the maximum illumination measured in footcandles at ground level at a property line or
right-of-way center line shall not exceed the standards in Table 4-5, Maximum Illumination
Levels. Cut-off lighting shall be designed to direct light downward (e.g., shoe box style).
TABLE 4-5: MAXIMUM ILLUMINATION LEVELS
Type of Use [1] Maximum Illumination (Footcandles)
All Uses 0.5 at all ROW center lines
Residential or Civic & Institutional Use 0.5 at Property Line
Commercial or Industrial Use [2] 1.0 at Property Line
Parking Lots 1.0 at Property Line
[1]: See Table 5-1: Uses by District
[2]: The minimum illumination level at the property line shall be 0.2 footcandle.
(F) Wall Pack Lights
Wall packs on buildings may be used at entrances to a building to light unsafe areas. They are not
intended to draw attention to the building or provide general building or site lighting. Wall packs on
the exterior of the building shall be fully shielded (e.g., true cut-off type bulb or light source not
visible from off-site) to direct the light vertically downward and be of low wattage (preferably 100
watts or lower). Wall pack light sources visible from any location off the site are prohibited.
(G) Exemptions for a Security Plan
Government facilities, parks and open areas, public safety, and other uses (see Table 5-1) where
sensitive or dangerous materials are stored may submit to the Community Development
Department a site security plan proposing exterior lighting that deviates from the standards in this
subsection. The Community Development Department shall approve, or approve with conditions,
the site security plan and its proposed deviation from the standards of this subsection, upon finding
that:
(1) Deviation Necessary to Protect Public or Ensure Security
The proposed deviation from the standards is necessary for the adequate protection of the
public;
(2) Significantly Greater Danger of Theft or Damage Without Additional Lighting
The condition, location, or use of the land, or the history of activity in the area, indicates the
land or any materials stored or used on it are in significantly greater danger of theft or
damage, or members of the public are at greater risk for harm than on surrounding land; and
186-4
(3) Deviation is Minimum Required and Will Not Have Adverse Effect
The proposed deviation from the standards is the minimum required, and will not have a
significant adverse effect on neighboring lands.
(H) Illumination of Outdoor Sports Fields and Performance Areas
Lighting of outdoor sports fields and performance areas shall comply with the following standards:
(1) Glare Control Package
All lighting fixtures shall be equipped with an existing glare control package (e.g., louvers,
shields, or similar devices) and aimed so that their beams are directed and fall within the
primary playing or performance area.
(2) Hours of Operation
The lighting system for any game or event shall be extinguished after the end of the game or
event.
(I) Sign Lighting
Lighting fixtures illuminating signs shall comply with the standards of this section, and such
fixtures shall be aimed and shielded so that direct illumination is focused exclusively on the sign
face and is not visible from off-site areas.
(J) Lighting Requirements for the CCD District
(1) Parking lot lighting shall be consistent with the common lighting style for fixtures and
poles within the CCD design guidelines, or as adopted by the City Council.
(2) Public street lighting shall be consistent with a common lighting style throughout the
CCD, based on a style for fixtures and poles to be identified in the City’s public
improvement specification.
210-1
4.8 Off-street Parking
(A) Purpose
The regulation of off-street parking spaces in these zoning regulations is to alleviate or prevent
congestion of the public right-of-way and to promote the safety and general welfare of the public by
establishing minimum requirements for off-street parking of motor vehicles in accordance with the
utilization of various parcels of land or structures.
(B) Application of Off-Street Parking Regulation
The regulations and requirements set forth herein shall apply to all off-street parking facilities in all
of the zoning districts of the City.
(C) Change in Use or Occupancy
(1) Change in Use or Occupancy of Land
(a) Any change of use or occupancy of land already dedicated to a parking area, parking
spaces, or loading spaces shall not be made, nor shall any sale of land, division, or
subdivision of land be made which reduces area necessary for parking, parking stalls, or
parking requirements below the minimum prescribed by these zoning regulations.
(b) Off-street parking spaces and loading spaces or lot area existing upon the effective date
of this ordinance as denoted in Section 1.4 shall not be reduced in number or size unless
said number of size exceeds the requirements set forth herein for a similar new use.
(2) Change in Use or Occupancy of a Building
Any change of use of occupancy of any building or buildings, including additions thereto,
requiring more parking area shall not be permitted until there is furnished such additional
parking spaces as required by these zoning regulations.
(3) Site Plan Drawing Necessary
All applications for a building permit or certificate of occupancy in all zoning districts shall
be accompanied by a site plan drawn to scale and dimensioned indicating the location of off-
street parking and loading spaces in compliance with the requirements set forth in Section
4.8.
(D) Prohibited Uses Related to Off-street Parking
(1) Required accessory off-street parking spaces in any district shall not be utilized for open
storage, sale, or rental of goods; or storage of inoperable vehicles and/or storage of snow.
210-2
(2) For single family and two family dwellings, off-street parking in the rear yard is
prohibited as illustrated in Figure 4-11.
(3) Except for temporary uses as permitted by Section 5.4 and trailers parking in a designated
loading area, no vehicle may be parked and used for storage of items in any district.
(E) Standards Applicable to All Uses
(1) Location of Required Parking
(a) Required accessory off-street parking shall be on the same lot under the same ownership
as the principal use being served except under the provisions of Section 4.8(G)(3).
(b) Except for single, two-family, townhouse dwellings and parcels in the CCD, head-in
parking directly off of and adjacent to a public street with each stall having its own direct
access to the public street shall be prohibited.
(c) Except in the case of single, two-family, and townhouse dwellings, parking areas shall be
designed so that circulation between parking bays or aisles occurs within the designated
parking lot and does not depend upon a public street or alley.
(d) Except in the case of single, two-family, and townhouse dwellings and parcels in the
CCD, parking area design which requires backing into the public street is prohibited.
(e) All accessory off-street parking facilities required by this ordinance shall be located and
restricted as follows:
(i) For single family and two family dwellings, the part of a paved driveway within
boulevard portion of the street right-of-way shall only be used for parking in a
manner that does not block any public sidewalk or pathway.
(ii) In the case of single family dwellings, parking shall be prohibited in any portion of
the rear yard. In the case where the only attached or detached garage on a property is
located in the rear yard, parking may be allowed in designated driveways leading
directly into a garage, or on one (1) open surfaced space located on the side of a
driveway away from the principal use as shown in Table 4-9 and Figure 4-11. Said
extra space shall be surfaced as required by Table 4-9 and Figure 4-11.
(iii) In the case of single family dwellings, parking in the side yard shall be allowed on a
surfaced space as shown in Table 4-9 and Figure 4-11.
(2) Vehicular Use Area Design
(a) Curb Cuts and Access
(i) Each property shall be allowed one (1) curb cut access per one hundred twenty -
five (125) feet of street frontage. All property shall be entitled to at least one (1)
curb cut.
210-3
(ii) The maximum driveway width between the public street and the property line shall
not exceed twenty-four (24) feet.
(iii) Within all districts, a five foot radius curb may be constructed at the public street in
addition to the maximum driveway width allowed.
(iv) Driveway access curb openings on a public street except for single, two-family, and
townhouse dwellings shall not be located less than forty (40) feet from one another.
(v) No curb cut access shall be located less than forty (40) feet from the intersection of
two (2) or more street right-of-ways. This distance shall be measured from the
intersection of lot lines.
(vi) All driveway access openings shall require a culvert unless the lot is served by storm
sewer or is determined unnecessary by the Community Development Department.
Size of culvert shall be determined by the Community Development Department but
shall be a minimum of fifteen (15) inches in diameter.
(vii) Except for single, two-family, and townhouse residential development (and as
otherwise noted in this ordinance), all open vehicular use areas shall have a
perimeter concrete curb barrier around the entire parking lot, said curb barrier shall
not be closer than six (6) feet to any lot line as measured from the lot line to the face
of the curb.
(b) Stall, Aisle, and Driveway Design
(i) Each parking space shall be not less than nine (9) feet wide and twenty (20) feet in
length exclusive of access aisles, and each space shall be served adequately by access
aisles. EXCEPTION: Where desired, up to 25% of the parking spaces may be not
less than seven and one-half (7-1/2) feet in width and not less than sixteen (16) feet
in length when served adequately by access aisles to accommodate compact car
parking and should be marked as such.
(ii) Except in the case of single family, two-family, and townhouse dwellings, parking
areas and their aisles shall be developed in compliance with the following standards:
TABLE 4-6: PARKING STALL AND AISLE STANDARDS
Angle Wall to Minimum Wall to Interlock Minimum Interlock to Interlock Minimum
30 48.6’ 44.5’ 40.3’
45 56.8’ 53.4’ 50.0’
60 62.0’ 59.7’ 57.4’
90 64.0’ 64.0’ 64.0’
Parallel Parking: Twenty-two (22) feet in length
210-4
(c) Surfacing
(i) Except in the case of single family and two-family dwellings, driveways
and stalls shall be surfaced with six (6) inch class five base and two (2)
inch bituminous topping or concrete equivalent. Drainage plans shall be
reviewed and subject to approval by the Community Development
Department. The Community Development Department staff may waive
this requirement if it is determined that the drainage plans do not merit
further study. Community Development Department determination in this regard
shall be based on the size of parking surface area, simplicity of design plan, and
proximity/accessibility to existing storm sewer facilities.
(ii) The grade elevation of any parking area shall not exceed five (5) percent.
(d) Striping
Except for single, two-family, and townhouses, all parking stalls shall be marked with
white painted lines not less than four (4) inches wide.
(e) Lighting
Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect
the light away from adjoining property, abutting residential uses, and public right-of-
ways and be in compliance with Section 4.4 of this ordinance.
(f) Landscaping and Screening
All open, non-residential, off-street parking areas of five (5) or more spaces
shall be screened and landscaped from abutting or surrounding residential
districts in compliance with Section 4.1(F) of this ordinance.
(i) Interior Vehicular Use Area Landscaping – see Section 4.1(F)(2)
(ii) Perimeter Vehicular Use Area Landscaping – see Section 4.1(F)(3)
Section 4.8(E)(5)
outlines
requirements for
a CUP to
potentially lessen
surfacing
requirements
Section 4.1(F):
Standards for
Vehicular Use
Area
Landscaping
210-5
(iii) Perimeter Buffers – see Section 4.1(G)
(g) Signs
No sign shall be so located as to restrict the sight lines and orderly operation and traffic
movement within any parking lot.
(3) Parking Within a Structure
The off-street parking requirements may be furnished by providing a space so designed
within the principal building or one (1) structure attached thereto; however, unless provisions
are made, no building permit shall be issued to convert said parking structure into a dwelling
unit or living area or other activity until other adequate provisions are made to comply with
the required off-street parking provisions of this ordinance.
(4) Vehicular Use Area Stall Calculation Requirements
(a) General Provisions
(i) The minimum number of off-street parking spaces shown in Table 4-7 shall be
provided and maintained by ownership, easement, and/or lease for and during the life
of the respective uses hereinafter set forth.
(ii) When determining the number of off-street parking spaces results in a fraction, each
fraction of one-half (1/2) or more shall constitute another space.
(iii) In stadiums, sports arenas, churches, and other places of public assembly in which
patrons or spectators occupy benches, pews, or other similar seating facilities, each
twenty-two (22) inches of such seating facilities shall be counted as one (1) seat for
the purpose of determining requirements.
(iv) Should a structure contain two (2) or more types of use, each shall be calculated
separately for determining the total off-street parking spaces required.
(b) Floor Area
(i) The term "floor area" for the purpose of calculating the number of off-street parking
spaces required shall be determined on the basis of the interior floor area dimensions
of the buildings, structure, or use times the number of floors.
(ii) Whenever practical, final parking calculations shall be based on an actual building floor
plan.
Section 4.1(G):
Standards for
Perimeter Buffers
210-6
TABLE 4-7: MINIMUM OFF-STREET PARKING SPACES BY USE
Use Type Minimum # of Spaces & Additional Requirements
Residential Uses
Detached Dwelling 2.0 spaces for each dwelling unit
Duplex 2.0 spaces for each dwelling unit
Townhome 2.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus
one (1) guest parking space for every four (4) units
Multiple Family
In general 2.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus
one (1) guest parking space for every four (4) units
Senior housing
Reservation of area equal to 1.0 space per unit
Initial development shall require only 0.5 spaces per unit, and said
number of spaces may continue until such time as the City Council
considers a need for additional parking spaces has been demonstrated
Group Residential Facility, Single
Family
2.0 spaces for each three persons for whom sleeping accommodations are
provided
Group Residential Facility, Multi-
Family
2.0 spaces for each three persons for whom sleeping accommodations are
provided
Manufactured Home 2.0 spaces per manufactured home
Civic and Institutional Uses
Active Park Facilities (public or
private)
5.0 spaces for each acre of park over one (1) acre; two (2) spaces per acre
for playgrounds; and ten (10) spaces for each acre of play field
When a public recreation site has more than one (1) use designation,
the areas must be divided for determining the required parking
Assisted Living Facilities 0.5 spaces for each assisted living unit (a required half space shall be
rounded up)
Baseball Fields, Stadium 1.0 space for each eight (8) seats of design capacity
Cemeteries See Parking Schedule #2 [Section 4.8(H)(3)]
Clinics/Medical Services 4.0 spaces for each one thousand (1000) square feet
Hospitals 2.0 spaces per each bed
Nursing/Convalescent Home 4.0 spaces plus one (1) for each three (3) beds for which accommodations
are offered
Passenger Terminal 8.0 spaces plus one (1) additional space for each eight hundred (800)
square feet of floor area over one thousand (1000) square feet
Passive Parks and Open Space See Parking Schedule #2 [Section 4.8(H)(3)]
Public Buildings or Uses 10.0 spaces plus one (1) for each one hundred fifty (150) square feet in
excess of two thousand (2000) square feet of floor area in the principal
structure
Schools,
Kindergarten through Junior High
1.0 space for each classroom plus one (1) additional space for each fifty
(50) student capacity
Use Type Minimum # of Spaces & Additional Requirements
210-7
Civic and Institutional Uses (continued)
Schools,
Kindergarten through Junior High
1.0 space for each classroom plus one (1) additional space for each fifty
(50) student capacity
Schools,
High School & post-secondary
1.0 space for each seven (7) students based on design capacity plus one (1)
for each three (3) classrooms
Place of Public Assembly
1.0 space for each four (4) seats based on the design capacity of the main
assembly hall
Facilities as may be provided in conjunction with places of public
assembly shall be subject to additional requirements which are imposed
by this ordinance
Utilities (major) See Parking Schedule #2 [Section 4.8(H)(3)]
Office Uses
Offices 3.0 spaces plus at least one (1) space for each three hundred (300) square
feet of floor space
Commercial Uses
Adult Uses 1.0 space for each one hundred (100) square feet of floor space.
Auction House
1.0 space for each forty (40) square feet of floor space.
Outside sales area shall be added to the floor space of the principal
building when determining square footage of floor space
Auto Repair – Minor 8.0 spaces plus one (1) additional space for each eight hundred (800)
square feet of floor area over one thousand (1000) square feet
Automotive Wash Facilities
10.0 spaces or one (1) space for each employee on the maximum shift,
whichever is greater
For self service facilities, there shall be a minimum of two (2) spaces
If the wash facility is integrated into an approved vehicle fuel sales
business, the wash facility shall require no additional parking
Bed & Breakfasts 1.0 space for each rental unit in addition to required residential off-street
parking
Boarding House 2.0 spaces for each three (3) persons for whom accommodations are
provided for sleeping
Business Support Services 1.0 space for each two hundred (200) square feet of floor space
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Communications/Broadcasting 1.0 space for each four hundred (400) square feet of floor space.
Convenience Stores 1.0 space for each two hundred (200) square feet of floor space
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Country Club 4.0 spaces per golf hole plus spaces provided for accessory uses in
accordance with this ordinance
Use Type Minimum # of Spaces & Additional Requirements
Commercial Uses (continued)
Day Care Centers 1.0 space for each employee plus one (1) space per five children
210-8
Entertainment/Recreation, Indoor Commercial
Bowling Alley 5.0 spaces for each alley plus additional spaces as may be required herein
for related uses associated with the principal structure
Theater
1.0 space for each four (4) seats based on the design capacity of the main
assembly hall; facilities as may be provided in conjunction with such buildings
or uses shall be subject to additional requirements imposed by this
ordinance
If the theater is located in the original plat of Monticello, the required
spaces shall be reduced to 1.0 space per five (5) seats
Entertainment/Recreation, Outdoor
Commercial
10.0 spaces plus one (1) for each one hundred (100) square feet of floor
area inside an associated structure
Financial Institution 1.0 space for each four hundred (400) square feet of floor space.
Funeral Homes
20.0 spaces for each chapel or parlor, plus one (1) space for each funeral
vehicle maintained on the premises
Aisle spaces shall also be provided off the street for making up a funeral
procession
Hotels or Motels 1.0 space for each rental unit plus one space for each ten (10) units and
one (1) space for each employee on the maximum shift
Kennels (commercial) 1.0 space for each four hundred (400) square feet of floor space.
Landscaping / Nursery Business See Parking Schedule #1 [Section 4.8(H)(2)]
Personal Services
1.0 space for each two hundred fifty (250) square feet of floor space
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Recreational Vehicle Camp Site 1.0 space per each recreational vehicle plus one (1) guest space per ten
recreational vehicles
Repair Establishment See Parking Schedule #1 [Section 4.8(H)(2)]
Restaurants
Sit down restaurants 1.0 space for each forty (40) square feet of gross floor area of dining and
bar area and one (1) space for each eighty (80) square feet of kitchen area
Drive Through restaurants 1.0 space for each fifteen (15) square feet of gross floor area but not less
than fifteen (15) spaces
210-9
Use Type Minimum # of Spaces & Additional Requirements
Commercial Uses (continued)
Retail Commercial Uses
In General
1.0 space for each two hundred (200) square feet
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
In which 50% or more of the gross floor
area is devoted to storage, warehouses,
and/or industry. The number of spaces
may be determined by either of the
listed options
OPTION #1: 8.0 spaces OR one (1) space for each two hundred (200)
square feet devoted to public sales or service plus one (1) space for each
500 square feet of storage area
OPTION #2: 8.0 spaces OR one space for each employee on the
maximum shift
Specialty Eating Establishments
1.0 space for each two hundred (200) square feet
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Vehicle Fuel Sales
4.0 spaces plus two (2) spaces for each service stall (not pump)
Those facilities designed for sale of other items than strictly automotive
products, parts, or service shall be required to provide additional
parking in compliance with other applicable sections of this ordinance
Vehicle Sales and Rental 8.0 spaces plus one (1) additional space for each eight hundred (800)
square feet of floor area over one thousand (1000) square feet
Veterinary Facilities 1.0 space for each two hundred fifty (250) square feet
Wholesale Sales
1.0 space for each two hundred (200) square feet
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Industrial Uses
Auto Repair – Major See Parking Schedule #1 [Section 4.8(H)(2)]
Extraction of Materials See Parking Schedule #2 [Section 4.8(H)(3)]
General Warehousing
8.0 spaces plus one (1) space for each two (2) employees on the maximum
shift or, at a minimum, at least eight (8) spaces plus one (1) space for each
one thousand (1000) square feet of floor area
Truck or Freight Terminal 8.0 spaces plus one (1) space for each two (2) employees on the maximum
shift or, at a minimum, at least eight (8) spaces plus one (1) space for each
five hundred (500) square feet of floor area
Waste Disposal & Incineration See Parking Schedule #1 [Section 4.8(H)(2)]
Wrecker Services See Parking Schedule #1 [Section 4.8(H)(2)]
Heavy Manufacturing See Parking Schedule #1 [Section 4.8(H)(2)]
Industrial Services See Parking Schedule #1 [Section 4.8(H)(2)]
Light Manufacturing See Parking Schedule #1 [Section 4.8(H)(2)]
210-10
Use Type Minimum # of Spaces & Additional Requirements
Industrial Uses (continued)
Machinery/Truck Repair See Parking Schedule #1 [Section 4.8(H)(2)]
Recycling and Salvage Center See Parking Schedule #1 [Section 4.8(H)(2)]
Self Storage Facilities
1.0 space per 100 lockers/units on the inside of the fenced area and at least
five (5) spaces outside the fenced area
If a caretaker’s quarters is provided on-site, at least one (1) covered
parking space for exclusive use by the caretaker shall be provided
(iii) Unusable space (e.g. entries, halls, service areas, bathrooms, etc) within uses may be
excluded from floor area calculations when applicable.
(iv) Required parking spaces may be reduced through alternative development types (e.g.
Planned Unit Development, utilization of Performance Based Enhancement Overlay
District provisions, etc) as permitted in this ordinance.
(c) CCD District Exceptions
Property owners in the CCD District shall comply with the parking supply requirements
as listed in Table 4-7 of this ordinance. However, property owners may be granted
flexibility from a portion of their required parking supply under the following conditions:
(i) Where the City finds that there will be adequate opportunity to provide public
parking in the vicinity of the subject property, and at the City’s option, the owner
shall pay into a CCD Parking Fund an amount as established by City Council
Resolution. Said fund shall be used for the acquisition, construction, and/or
maintenance of publicly-owned parking in the CCD district.
(ii) The City may, in addition to, or as an alternative to, the option listed in Section
4.8(E)(4)(c)(i) above, and at the discretion of the City, offer the property owner the
opportunity to choose to supply parking at a rate which is sixty (60) percent of the
requirement listed in Section 4.8 provided that the owner grants an easement to the
public for automobile parking use over the subject area. The owner shall retain
responsibility for maintenance of said parking area.
(iii) Parking shall not be located on a parcel between the front building line of the
principal building and the public street, except where expressly provided for by the
City Council after recommendation from the Planning Commission.
(d) Parking Stall Requirement: Schedule #1
Uses subject to Off-Street Parking Schedule #1 must provide the minimum number of
off-street parking spaces indicated in Table 4 -8, Off-Street Parking Schedule #1.
210-11
TABLE 4-8: OFF STREET PARKING SCHEDULE #1
Activity Number of Spaces Required
Office or Administrative Area 1.0 space per three hundred (300) square feet
Indoor Sales Area 1.0 space per two hundred (200) square feet
Outdoor Sales, Display, or Storage
Area (3000 sq ft or less) 1.0 space per seven hundred fifty (750) square feet
Outdoor Sales, Display, or Storage
Area (over 3000 sq ft) 1.0 space per one thousand (1000) square feet
Indoor Storage / Warehousing / Vehicle Repair / Manufacturing Area
≤ 3000 sq ft 1.0 space per two hundred (200) square feet
3000 ≤ 5000 sq ft 1.0 space per five hundred (500) square feet
5000 ≤ 10,000 sq ft 1.0 space per seven hundred fifty (750) square feet
> 10,000 sq ft 1.0 space per one thousand two hundred fifty (1250) square feet
(e) Parking Stall Requirement: Schedule #2
Uses subject to Off-Street Parking Schedule #2 have widely varying parking demand
characteristics, making it very difficult to specify a single appropriate off-street parking
standard. Upon receiving a development application for a use subject to Schedule #2
standards, the Community Development Department is authorized to apply the off-street
parking and loading standard specified for the listed use that is deemed most similar to
the proposed use or establish minimum off-street parking requirements on the basis of a
parking study prepared by the applicant. The study must include estimates of parking
demand based on recommendations of the Institute of Traffic Engineers (ITE) or other
acceptable estimates as approved by the Community Development Department, and
should include other reliable data collected from uses or combinations of uses that are the
same as or comparable with the proposed use. Comparability will be determined by
density, scale, bulk, area, type of activity, and location. The study must document the
source of data used to develop the recommendations.
(5) Vehicular Use Area Design Conditional Use Permit
Stall aisle and driveway design requirements outlined in Section 4.8 may be lessened subject
to the following conditions:
(a) Any reduction in requirements requires completion of the conditional use
permit process outlined in Section 2.4(D) of this ordinance.
(b) Final approval of parking and driveway drainage plans associated with conditional use
permit request shall be provided in writing by the Community Development Department.
Engineering expenses greater than the portion of building permit fee allocated for
engineer plan review shall be paid by applicant prior to occupancy of structure.
Section 2.4(D):
Conditional Use
Permits
210-12
(c) Only properties which have existing buildings and are being expanded or remodeled for a
new use shall be eligible for this conditional use permit.
(d) The applicant must show, and the Planning Commission must find, that there are existing
non-conformities of the property which are being eliminated by the expansion or
remodeling which justify a deferral to the paving, landscaping, or curbing requirements.
(e) A deferral shall be considered by the City as a part of an application which includes full
site plans, drawn to scale, of both the immediate paving, landscaping and curbing
improvements and the ultimate paving, landscaping, and curbing improvements.
(f) In all districts other than the A-O District, this deferral shall apply only to the required
paving, curbing and landscaping which is applicable to the existing portion of the use and
building. Paving, curbing and landscaping attributable to any expansion shall be installed
at the time of the expansion.
(6) Deferred Parking
Where a proposed use clearly demonstrates affirmative design efforts toward the preservation
and enhancement of desirable natural site characteristics, ordinance- required paved parking
spaces may be reduced and installation deferred until such time as the need for the full
complement of parking. The need shall be determined in conformance with a "proof of
parking" plan so approved by the Community Development Department.
(7) Permit Required
A permit shall be required for the installation of any surfacing material intended to be utilized
for off-street parking. The fee for an off-street parking permit shall be set forth in a fee
schedule adopted by the City Council. The fee payment shall accompany the permit
application.
(8) Maintenance
It shall be the joint and several responsibility of the lessee and owner of the principal use,
uses, or building to maintain in a neat and adequate manner, the parking space, accessways
striping, landscaping, and required fences.
(F) Standards Applicable to Residential Uses
(1) Location of Required Parking in Residential Areas
(a) For single family and two family dwellings, off-street parking on a paved driveway
within fifteen (15) feet of any street surface shall be allowed as long as it does not block
any public sidewalk or pathway.
(b) In the case of townhouse dwellings, parking shall be prohibited in any portion of the front
yard except designated driveways leading directly into a garage or one (1) open paved
space located on the side of a driveway away from the principal use. Said extra space
210-13
shall be surfaced with concrete or bituminous material. For single family and two-family
dwellings, parking shall be located as found in Table 4-9 and Figure 4-11.
(c) Parking and/or storage of passenger vehicles, recreational vehicles and equipment,
emergency vehicles, and small commercial vehicles shall conform to the requirements
of Table 4-9 and Figure 4-11. For the purposes of Table 4-9 and Figure 4-11, emergency
vehicles shall be treated as “small commercial vehicles”, but without limitations as to
size.
(d) Under no circumstances shall large commercial vehicles be parked or stored in residential
zoning districts, or on property that is used for residential purposes.
TABLE 4-9: TYPE OF REQUIRED BUFFER YARD FOR OFF-STREET PARKING
AREAS IN RESIDENTIAL AREAS
Diagram
Area
Key
Passenger
Vehicles [1]
Recreational
Vehicles [1]
Emergency
Vehicles [1]
Small
Construction
Vehicles [1]
Other
Notes
Driveway leading
directly into a garage
within the front yard of
a lot
A Any number
(paved)
One such
vehicle
(paved)
One such
vehicle
(paved)
Any number
(paved)
Parking space adjacent
to the driveway within
the front yard of a lot
B
One passenger
or small
commercial
vehicle (paved)
One such
vehicle, if it is
the only such
vehicle within
the front yard
(surfaced)
One such
vehicle (paved)
One passenger
or small
commercial
vehicle (paved)
Other portions of the
front yard C No No No No
Side yard, adjacent to
garage side of structure D
Yes, within a
space consisting
of the 15 feet
adjacent to the
building
(surfaced)
Yes within a
space
consisting of
the 15 feet
adjacent to the
building
(unsurfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to the
building
(surfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to the
building
(surfaced)
Must maintain minimum 3
foot setback to side lot line
in all cases
Side yard more than 15
feet from garage E No No No No
Side yard on opposite
side of house from
garage
F No No No No
Side yard on corner lot
facing a public street G
Yes, within a
space consisting
of the 15 feet
adjacent to the
building
(surfaced)
Yes within a
space
consisting of
the 15 feet
adjacent to the
building.
(unsurfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to the
building
(surfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to the
building
(surfaced)
Must maintain minimum 3
foot setback to side lot line
in all cases. This space may
encroach to within 5 feet
of the right of way,
provided screening is
included.
Rear yard H No Yes
(unsurfaced) No No
No current limit to
number of such vehicles –
must maintain a 3 foot
setback to lot line
[1] see section 8.4 for definition
210-14
Figure 4-11
(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
210-15
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.
(iii) T-N District
1. A garage of at lest 450 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.
(G) Standards Applicable to Commercial, Industrial & Civic/Institutional Uses
(1) Location of Required Parking for Commercial, Industrial & Civic/Institutional Uses
(a) In business, industrial and institutional areas, no parking area may be located upon a
public drainage and/or utility easement adjoining a public street without an
encroachment agreement approved by the Community Development Department.
(b) In the B-1 district, off-street parking shall not include semi-trailer trucks.
(2) Vehicular Use Area Design Applicable to Commercial, Industrial & Civic/Institutional
Uses
(a) Access and Curbing
(i) Curb cut access in industrial and commercial zoning districts may exceed twenty-four
(24) feet with the approval of the Community Development Department. Denial by
the Community Development Department of curb cut access in excess of twenty-four
(24) feet may be appealed following the procedures outlined in Section 2.4(H) of this
ordinance.
(ii) Curb cut access shall not be closer than six (6) feet to any lot line as measured from
the lot line to the face of the curb. An exception to the setback requirement shall be
granted in Business Districts where adjoining business provide for private cross
access between parking lots.
(iii) All off-street parking areas and driveways shall have a six (6) inch non-surmountable
continuous concrete curb around the perimeter of the parking area and driveways. The
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Community Development Department may approve bituminous curbing as a temporary
measure under the following conditions:
1. If the area is shown by adequate site plans and reasonable growth to be subject to a
future expansion of the driveway and/or parking area.
2. The area is shown by adequate site plans to be able to control site traffic and
circulation as recommended by the Community Development Department. The
Community Development Department may approve movable curb stops as a
temporary traffic control measure.
3. The area is shown by adequate drainage plans to be able to control drainage as
recommended by the Community Development Department. The Community
Development Department may approve bituminous curbing as a temporary
drainage control measure.
(iv) Adjoining business properties may allow cross parking and/or access if authorized by
a Conditional Use per the requirements of Section 2.4(D) and subject the following
conditions:
1. The required island and landscaping requirements in Section 4.1 are met.
2. The vehicular use area meets the required setback at the perimeter of the parcels
in question.
3. The curb cut access locations to the parking lot(s) are approved by the City.
4. A shared parking/access and maintenance agreement is provided by the parking
owners and recorded against all subject properties.
(b) Parking Setbacks for the CCD District
(i) From public street right of way: Six (6) feet.
(ii) From private property: Six (6) feet, except that parking lots may provide shared
access driveways or spaces between adjoining private parking lots. In the CCD, such
shared access driveways or spaces shall be permitted, exempt from the requirement
for a Conditional Use Permit applicable in other zoning districts.
(c) Perimeter Vehicular Use Buffer
(i) Open, non-residential off-street parking areas shall be designed to screen headlights
from abutting or surrounding residential districts through the use of a half-berm
design. Said design shall be required in all instances where headlights are directed at
surrounding or abutting residential properties. A half-berm is required in addition to
any buffer yard landscaping requirements with a design as illustrated in Figure 4-12:
Figure 4-12
210-17
(ii) In the event that drainage or other conditions do not permit a berm of this size and for
parcels in the CCD district which abut residentially zoned property, a solid,
maintenance free fence may be permitted for all or a portion of the retaining wall to
the extent necessary to permit property drainage. Examples may include a two-foot
retaining wall and berm, with a four foot tall fence section. This alternative may be
allowed by Conditional Use Permit. Any fence proposed in lieu of the required
design must be 100 percent opaque and in character with the surrounding area.
(3) Joint Facilities for Commercial, Industrial & Civic/Institutional Uses
The City Council may, after receiving a report and recommendation from the Planning
Commission, approve a conditional use permit for one (1) or more businesses to provide the
required off-street parking facilities by joint use of one (1) or more sites where the total
number of spaces provided are less than the sum of the total required for each business should
they provide them separately. When considering a request for such a permit, the Planning
Commission shall not recommend that such permit be granted nor the Council approve such a
permit except when the following conditions are found to exist:
(a) Up to fifty (50) percent of the parking facilities required for a theatre, bowling alley,
dance hall, bar, or restaurant may be supplied by the off-street parking facilities provided
by types of uses specified as a primarily daytime use in subparagraph (d) below.
(b) Up to fifty (50) percent of the off-street parking facilities required for any use specified
under (d) below as primary daytime uses may be supplied by the parking facilities
provided by the following nighttime or Sunday uses: Auditoriums incidental to a public
or parochial school, churches, bowling alleys, dance halls, theatres, bars, or restaurants.
(c) Up to eighty (80) percent of the parking facilities required by Section 4.8 for a church or
for an auditorium incidental to a public or parochial school may be supplied by off-street
parking facilities provided by uses specified under (d) below as primarily daytime uses.
(d) For the purpose of this section, the following uses are considered as primarily daytime
uses: Banks, business offices, retail stores, personal service shops, household equipment
or furniture shops, clothing or shoe repair or service shops, manufacturing, wholesale,
and similar uses.
(e) Conditions required for joint use:
(i) The building or use for which application is being made to utilize the off-street
parking facilities provided by another building or use shall be located within three
hundred (300) feet of such parking facilities with the following exception: For
theatres located in the Original Plat of Monticello, theatre parking provided by
another use shall be located within five hundred (500) feet of said theatre.
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(ii) The applicant shall show that there is no substantial conflict in the principal operating
hours of the two (2) buildings or uses for which joint use of off-street parking
facilities is proposed.
(iii) A properly drawn legal instrument executed by the parties concerned for joint use of
off-street parking facilities, duly approved as to form and manner of execution by the
City Attorney, shall be filed with the City Administrator and recorded with the
County Recorder, Wright County.
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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.
(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%.
241-2
(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
(e) Wood, provided that the surfaces are finished for exterior use and wood of proven
exterior durability is used, such as cedar, redwood, or cypress
(f) Glass
(g) Exterior Insulated Finish systems, where said system is manufactured to replicate the
look of one of the approved building materials in this section
(h) Stucco
(4) Metal exterior finishes shall be permitted only where coordinated into the overall
architectural design of the structure, such as in window and door frames, mansard roofs or
parapets, and other similar features, and in no case shall constitute more than 15% of the total
exterior finish of the building.
(5) Building Materials and Design for the CCD District
All buildings within the CCD shall meet the materials and design standards of the
Comprehensive Plan as defined by the report “Embracing Downtown Monticello”, Appendix
B, Design Guidelines, as well as the standards in Section 4.11 of this ordinance.
(E) Industrial Requirements
(1) In the Industrial and Business Campus District (IBC), the Light Industrial District (I-1) and
the Heavy Industrial District (I-2), the following building materials and standards shall apply:
(a) Any exposed metal or fiberglass finish on all buildings shall be limited to no more than
fifty (50) percent of any one wall if it is coordinated into the architectural design. Any
241-3
metal finish utilized in the building shall be aluminum of twenty-six (26) gauge steel, the
roof slope shall be limited to a maximum of one (1) in twelve (12) slope.
(b) All buildings constructed of curtain wall panels of finished steel, aluminum, or fiberglass
shall be required to be faced with brick, wood, stone, architectural concrete cast in place
or pre-cast panels on all wall surfaces.
(2) In the Light Industrial (I-1) and Heavy Industrial (I-2) districts, the following building
materials and standards shall apply:
RESERVED
(F) Institutional Requirements
All institutional uses shall adhere to the building materials requirements spelled out for commercial
districts in Section 4.11(D) above.
TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES
Sub-Districts Use Types
“P” = Permitted
“C” = Conditionally Permitted
“I” = Interim Permitted
F-1 F-2 F-3 L
Exceptions Additional
Requirements
Retail Sales <10,000 SF P P C C 5.2(F)(27)
Retail Sales >10,000 SF P C C 5.2(F)(27)
Professional Office-Services Including
Financial Institutions P P P C L-2: NA first floor,
CUP upper floors
5.2(F)(21)
5.2(F)(14)
Personal Services P P P P
L-2: NA first floor,
CUP upper floors;
L-3: CUP
5.2(F)(22)
Retail With Service P C C L-2: NA first floor,
CUP upper floors 5.2(F)(27)
Commercial Offices-Principal C P P C L-2: NA first floor,
CUP upper floors 5.2(F)(20)
Indoor Commercial Recreation P P C C 5.2(F)(12)
Outdoor Commercial Recreation C C 5.2(F)(13)
Medical/Clinical Services C P P P L-2: NA first floor,
CUP upper floors 5.2(F)(19)
Restaurants, Bars <10,000 SF P P C C 5.2(F)(26)
Restaurants, Bars >10,000 SF P C C 5.2(F)(26)
Commercial Lodging P P C 5.2(F)(16)
Convenience Services: Retail, Vehicle
Fuel, Specialty Food, Drive-Through C P* C * F-2 Drive
through by CUP
5.2(F)(9)
5.2(F)(28)
5.2(F)(29)
Places of Public Assembly C C C C 5.2(F)(23)
Veterinary Facilities C P C C 5.2(F)(31)
Commercial Day Care C C C C 5.2(F)(11)
Funeral Services C C 5.2(F)(15)
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
Residential – Single Family C
Industrial PUD L-3: PUD only
Public Buildings or Uses C C C P
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CHAPTER 5: USE STANDARDS
Section 5.2 Use-Specific Standards
Subsection (F) Regulations for Commercial Uses
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(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.
Section 4.1(G):
Standards for (b) When abutting a residential use, the property shall be screened with at least
a semi-opaque buffer (Perimeter BuffersTable 4-1, Buffer Type “C”) in accordance with
Section 4.1(G) of this ordinance.
Section 4.1(F):
Standards for (c) Parking areas shall be landscaped and screened from view in compliance
with Section 4.1(F) of this ordinance. Vehicular Use Area
Landscaping
(d) Off-street parking shall comply with Section 4.8 of this ordinance.
Section 4.8: Off-
(e) Vehicular access points shall be limited, shall create a minimum of conflict
through traffic movements, and shall be subject to the approval of the
Community Development Department.
Street Parking
Section 4.4:
Exterior Lighting(f) All lighting shall be in compliance with Section 4.4 of this ordinance.
(g) The entire area shall have a drainage system which is subject to the
approval of the Community Development Department.
Section 4.5: Signs(h) All signing and information or visual communication devices shall be in
compliance with Section 4.5 of this ordinance.
Section 2.4(D):
Conditional Use (i) The use shall require authorization through a conditional use permit
following the provisions of Section 2.4(D) of this ordinance. Permits
(j) All conditions pertaining to a specific site are subject to change when the
Council, upon investigation in relation to a formal request, finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
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(k) No pets or livestock may be sold at this auction sales facility.
(l) Provisions must be made to control and reduce noise when adjacent to a
residential zoning district.
(m) All outside storage, if allowed, shall be effectively screened from public
view in accordance with Section 4.1(I) and limited to 10% of the gross floor
area of the principal use building.
Section 4.1(I):
Standards for
Required Screening
(3) Auto Repair – Minor
(a) The use shall be designed to ensure proper functioning of the site as related
to vehicle stacking, circulation, and turning movements.
(b) Repair of all vehicles shall occur within an enclosed building. Temporary
outdoor vehicle storage may be allowed in an outdoor storage area that is no
larger than 25 percent of the buildable area of the lot, is located behind the
front building line of the principal structure, and is screened with a wooden
fence or masonry wall in accordance with Section 4.3, Fences & Walls.
Section 4.3:
Fences & Walls
Section 5.2(F)(22): (c) If gasoline is sold on-site, the use shall also comply with the standards for
Vehicle Fuel Sales as regulated by this ordinance. Vehicle Fuel Sales
(d) Vehicles not being repaired but used as a source of parts shall be prohibited
unless full enclosed within a building.
(e) Vehicles that are repaired and are awaiting removal shall not be stored or
parked for more than 30 consecutive days. In cases where a vehicle is
abandoned by its lawful owner before or during the repair process, the
vehicle may remain on site as long as is necessary after the 30 day period,
provided the owner or operator of the establishment demonstrates steps
have been taken to remove the vehicle from the premises using the
appropriate legal means.
(4) Automotive Wash Facilities
(a) All automotive wash facilities shall adhere to the following standards:
(i) The architectural appearance and functional plan of the building and
site shall be consistent with the existing buildings and area to avoid
impairment in property values and blight within a reasonable distance
of the lot.
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(ii) Magazining or stacking space is constructed to accommodate that
number of vehicles which can be washed during a maximum thirty (30)
minute period and shall be subject to the approval of the Community
Development Department.
Section 4.1(G): (iii) When abutting a residential use, the property shall be screened with at
least a semi-opaque buffer (Standards for Table 4-1, Buffer Type “C”) in
accordance with section 4.1(G) of this ordinance.
Perimeter Buffers
(iv) All lighting shall be in compliance with Section 4.4 of this ordinance.
Section 4.1(F): (v) Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Section 4.1(F) of this
ordinance.
Standards for
Vehicular Use Area
Landscaping
(vi) The entire area other than occupied by the buildings or plantings shall
be surfaced with material which will control dust and drainage which is
subject to the approval of the Community Development Department.
(vii) The entire area shall have a drainage system which is subject to the
approval of the Community Development Department.
(viii) Vehicular access points shall be limited, shall create a minimum of
conflict with through traffic movement, and shall be subject to the
approval of the Community Development Department.
Section 4.5: Signs(ix) All signing and informational or visual communication devices shall be
in compliance with Section 4.5 of this ordinance.
(x) Provisions are made to control and reduce noise.
(xi) Car wash facility shall have direct access to major thoroughfare via
driveway or frontage road.
(xii) Intermittent sounds produced by car wash operation such as the sound
of a vacuum or warning signal shall not be audible to adjoining
residential properties.
(b) If the automotive wash facility is located in the CCD district, the following
additional regulations shall apply:
(i) The car wash building and the principal building must meet the
architectural requirements of the “CCD” district and design review is
conducted by the Planning Commission.
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(ii) The automobile stacking space area is screened from abutting property,
both residential and commercial.
(iii) Noise generated by the use, including vacuums, is mitigated by location
or architectural features from adjoining or nearby residential uses and
pedestrian or outdoor commercial activities. Doors of car wash must be
closed during drying operation. Mechanical interlock between door
and dryer must be employed to assure compliance.
(iv) Lighting on the site shall be in compliance with Section 4.4 of this
ordinance.
(v) Signage meets the requirements of the CCD zoning district and is
reviewed by the Planning Commission.
(vi) Drive through traffic does not interfere with pedestrian routes around
and/or through the property.
(vii) A minimum of five stacking spaces for car wash customers is provided
that avoids interference with other traffic on the site.
(viii) Site landscaping is provided to mitigate the amount of concrete and/or
asphalt surfacing. The use of alternative paving surfaces is encouraged.
(ix) Measures are taken to avoid freezing and icing from washed vehicles
prior to exiting the site to the public street.
(x) All other applicable requirements of the City’s Zoning Ordinance are
considered and met.
(5) Bed and breakfast facilities:
(a) Bed and breakfast operations shall be limited to residential structures
existing prior to the date of this ordinance.
(b) The property shall be landscaped with at least a basic buffer (Table 4-1,
Buffer Type “A”) in accordance with section 4.1(G) of this ordinance.
Section 4.1(G):
Standards for
Perimeter Buffers
(c) Food served on the premises may be served only to overnight guests of the
bed and breakfast.
(d) The owner, operator, or manager of the bed and breakfast shall reside on the
premises.
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Subsection (F) Regulations for Commercial Uses
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(e) Activities shall be limited to those customary to the operation of a bed and
breakfast facility. Commercial use of the property for other activities not
normally associated with the operation of a bed and breakfast such as
wedding receptions, parties, etc., are not allowed.
(f) Operation of the bed and breakfast facility shall comply with all state
regulations governing such facilities.
(6) Boarding House:
(a) There shall be no less than three (3) units nor more than 15 units, and each
unit shall be of a design considered to be an efficiency apartment.
(b) At least one unit shall be on the ground floor fully accessible to
handicapped persons.
(c) At least 50% of the floor area on the ground floor shall be developed as
complete restaurant facilities with a minimum seating capacity of two seats
per dwelling unit but in no case less than 25 seats.
(i) Restaurant shall not be eligible for licenses regulating the sale of
intoxicating liquors, non-intoxicating malt liquors, wine, or the display
and consumption of liquors.
(ii) The restaurant shall be so equipped to provide food service to the
dwelling units if required.
(d) The architectural appearance and functional plan of the building and site
shall be consistent with the existing buildings on the site or in the area to
avoid impairment in property values or blight within a reasonable distance
of the lot.
(e) All conditions pertaining to a specific site are subject to change when the
Council, upon investigation in relation to a formal request, finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
(7) Communications / Broadcasting
Section 5.3: (a) All communication antennas, antenna support structures and satellite dishes
shall adhere to the applicable accessory use requirements for such outlined in
Section 5.3 of this ordinance.
Accessory Use
Standards
(8) Convenience Stores
(a) In the B-1 zoning district, the following conditions shall apply:
(b) The site is adequately served by a collector street.
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(c) Access point to the site shall be limited to a collector street.
(d) Conformity with the surrounding neighborhood is maintained.
(e) Adequate screening and landscaping from neighborhood residential districts
is provided in accordance with this ordinance.
(f) Traffic generated by the proposed use does not exceed the capacity of
surrounding streets and intersections to accommodate it.
(g) The site shall conform to parking requirements as provided in this
ordinance.
(h) Building setback from residential uses must be 30 feet or greater.
(i) Parking lot setback from residential uses must be 15 feet or greater.
(j) The site shall conform to signage requirements as recommended by the
City. At no time shall the signage exceed the requirements as provided in
this ordinance.
(k) 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.
(l) The hours of operation shall be limited to 6:00 a.m. to 9:00 p.m.
(9) Convenience Services: Retail, Vehicle Fuel, Specialty Food, and Drive-
Through Facilities
In the CCD, F-1 sub-district, the following conditions shall apply:
(a) Building architecture shall be designed to reflect retail street-level
architecture as defined in the City’s Comprehensive Plan, and detailed in
the document “Embracing Downtown Monticello.”
(b) Site planning shall maximize building exposure to the street.
(c) Drive-through facilities shall be located to minimize their exposure to the
street.
(d) Accessory structures, including canopies, menu boards, pay windows, and
other structures supporting drive-through functions shall be constructed of
materials to match those of the principal building.
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(e) Site planning shall be designed to emphasize connections to pedestrian
facilities.
(10) Country Club
(a) The principal use, function, or activity is open, outdoor in character.
(b) Not more than five (5) percent of the land area of the site be covered by
buildings or structures.
(c) When abutting a residential use, the property shall be screened with at least
an aesthetic buffer (Section 4.1(G): Table 4-1, Buffer Type “B”) in accordance with
section 4.1(G) of this ordinance.
Standards for
Perimeter Buffers
(d) The land area of the property containing such use or activity meets the
minimum established for the districts.
(11) Day Care Center
(a) No overnight facilities shall be provided for children served by the daycare.
Children must be delivered and removed from the facility daily.
(b) An outdoor recreational facility:
(i) Shall be appropriately separated from the parking lot and driving areas
by a fence not less than 4 feet in height,
(ii) Shall be located continuous to the day-care facility,
(iii) Shall not be located in any yard abutting a major thoroughfare,
(iv) Shall not have an impervious surface for more than one-half of the
playground area,
(v) Shall extend at least 60 feet from the wall of the building or to an
adjacent property line, whichever is less, or shall be bound on not more
than two sides by parking and driving areas, and
(vi) Shall be a minimum size of 2,000 sq. ft., or in the alternative 75 sq. ft.
per child at licensed capacity, whichever is the greater figure.
(c) All state laws and statutes governing such use are strictly adhered to and all
required operating permits are secured.
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(d) In addition to items (a) through (c) above, day care centers in the I-1
district, shall adhere to the following additional requirements:
(i) Only be allowed as a secondary combination use which complements a
primary business;
(ii) Only be conducted in the principal building, and not exceed 20% of the
total principal building square footage;
(iii) Be physically separated from the other activities occurring in the
principal building;
(iv) Not have a dedicated entrance (other than emergency exits) from the
exterior of the principal building;
(v) Not have dedicated off-street parking or signage.
(12) Entertainment/Recreation – Indoor Commercial
(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 this ordinance.
(d) When abutting a residential use, 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.
(13) Entertainment/Recreation – Outdoor Commercial
(a) When abutting a residential use, the property shall be
screened with at least a semi-opaque buffer (
Section 4.1(G):
Standards for Table 4-1,
Buffer Type “C”) in accordance with section 4.1(G) of this
ordinance.
Perimeter Buffers
(b) Adequate measures to contain the proposed activity on the subject site shall
be provided
(c) Dust and noise are controlled consistent with Minnesota Pollution Control
rules and regulations.
(14) Financial Institutions
(a) Drive-thru service, if approved as an accessory use to a financial institution,
shall be located to the side or rear of the principal building whenever feasible.
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Subsection (F) Regulations for Commercial Uses
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(15) Funeral Homes
(a) Funeral homes shall have its principal frontage, access, and orientation
direction on an arterial or collector street.
(b) All structures shall be located so as not to require access from an interior
residential street.
(16) Hotels or Motels
(a) All hotels and motels shall adhere to the following:
(i) A hotel or motel shall have its principal frontage, access, and
orientation direction on an arterial street or collector street.
(ii) Vehicular access from a local residential street is prohibited.
(iii) No more than one security or caretakers quarters may be provided on
the site, and such quarters shall be integrated into the building’s design.
(b) In the CCD district, the following additional standards shall apply:
(i) The principal building lot coverage is no less than fifty (50) percent of
the property, exclusive of easements devoted to public pedestrian use or
other outdoor public spaces.
(ii) The building, site, and signage meet the standards for the “CCD”
district and design review is conducted by the Planning Commission.
(iii) The proposed use demonstrates compatibility and consistency with the
City’s Comprehensive Plan and the Downtown Revitalization Plan.
(17) Kennels (Commercial):
(a) The kennel shall be sufficiently insulated so no unreasonable noise or odor
can be detected off the premises.
(b) Any open runs or pens used to house animals shall be located at least 75
feet from any lot line.
(c) Accessory uses to a kennel may include retail sales and grooming services,
as long as the accessory uses do not occupy more than 25 percent of the
total gross floor area of the principal building.
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(18) Landscaping / Nursery Business
(a) The business shall be located next to a collector or arterial street as
identified in the comprehensive plan, or otherwise located so that access to
the site will not conduct significant traffic on local residential streets.
(b) Exterior displays visible from adjacent properties or right-of-way shall be
limited to plants unless otherwise approved by the City Council.
(19) Medical / Clinical Services
In the CCD, F-1 sub-district, the following shall apply:
(a) Building architecture designed to reflect retail street-level architecture as
defined in the City’s Comprehensive Plan, and detailed in the document
“Embracing Downtown Monticello.”
(b) Street-level floor planning designed to accommodate use by or conversion
to future use as retail land uses.
(20) Offices (Commercial)
In the CCD, F-1 sub-district, the following shall apply:
(a) Building architecture designed to reflect retail street-level architecture as
defined in the City’s Comprehensive Plan, and detailed in the document
“Embracing Downtown Monticello.”
(b) Street-level floor planning designed to accommodate use by or conversion
to future use as retail land uses.
(c) Parking areas shall be situated so as to minimize their exposure to public
areas, or shall be landscaped and screened to minimize large expanses of
open pavement.
(21) Offices (Professional) Including Financial Institutions
In the CCD, Professional Offices and Financial Institutions shall include the
following:
(a) Building architecture designed to reflect retail street-level architecture as
defined in the City’s comprehensive plan, as detail in the document
“Embracing Downtown Monticello”.
(b) Street-level floor planning designed to accommodate use by or conversion
to future use as retail land uses.
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(c) Parking areas shall be situated so as to minimize their exposure to public
areas or shall be landscaped and screed to minimize large expanses of open
pavement.
(d) Parking supply shall be calculated at the same rate as retail sales.
(22) Personal Services
(a) In the B-1 district, the following shall apply:
(i) Outdoor lighting shall be restricted to be consistent with the hours of
operation, within one half hour of open and close times.
(ii) Hours of operation shall be limited to 6:00 a.m. to 9:00 p.m.
(b) Establishments engaged in dry cleaning shall be held to the following
requirements:
(i) Dry cleaning processing shall be restricted to the B-4 district.
(ii) Dry cleaning operations shall be self-contained in terms of noise and
fumes with no venting to outside of building.
(iii) Dry cleaning facilities shall have direct access to major thoroughfare
via driveway or frontage road.
(c) Tattoo parlors shall be restricted to the B-4 district.
(23) Places of Public Assembly
In the CCD, F-1 sub-district, the following shall apply:
(a) Building architecture designed to reflect retail street-level architecture as
defined in the City’s Comprehensive Plan, and detailed in the document
“Embracing Downtown Monticello.”
(b) Site planning shall minimize parking lot development adjacent to public
areas in the district, including streets, pathways, and open spaces.
(24) Recreational Vehicle Camp Site
(a) The land area of the property containing such use or activity meets the
minimum established for the district.
(b) The site shall be served by a major or arterial street capable of
accommodating traffic which will be generated.
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(c) All driveways and parking areas shall be surfaced with a dustless material.
(d) Plans for utilities and waste disposal shall be subject to approval by the
Community Development Department, and all applicable requirements of
the State Pollution Control Agency are complied with.
(e) Not more than five (5) percent of the land area of the site shall be covered
by buildings or structures.
(f) The locations of such use shall be at minimum one hundred (100) feet from
any abutting residential use district.
(25) Repair Establishments
(a) Outdoor storage shall be prohibited in the B-1, B-2 and CCD districts.
(b) No process involved in a repair operation shall produce noise, vibration, air
pollution, fire hazard, or noxious emission which will disturb or endanger
neighboring properties.
(26) Restaurants
(a) For all restaurants, if the establishment (building) or outdoor seating area is
located within 300 feet of a residential zoning district, the following
standards shall apply:
(i) The use shall require authorization through a conditional use permit.
(ii) Primary access from local residential streets shall be prohibited.
(b) Restaurants having outdoor seating (including, but not limited to, seating
for dining or listening to live or recorded acoustic or amplified
entertainment outside of the building) shall comply with the following
standards:
(i) The outdoor portions of the restaurant shall not operate after 10:00 P.M.
(ii) The outdoor seating area shall not obstruct the movement of pedestrians
along sidewalks or through areas intended for public use.
(c) Restaurants having drive-through facilities shall require a conditional use
permit and comply with the following standards:
(i) All requirements for an accessory drive-through facility shall be met.
(ii) The architectural appearance and functional plan of the building and
site shall not be so dissimilar to the existing buildings or area as to
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cause impairment in property values or constitute a blighting influence
within a reasonable distance of lot.
Section 4.1(G): (iii) When abutting a residential use, the property shall be screened with at
least a semi-opaque buffer (Standards for Table 4-1, Buffer Type “C”) in accordance
with section 4.1(G) of this ordinance.
Perimeter Buffers
(iv) Each light standard island and all islands in the parking lot landscaped
or covered.
Section 4.1(F): (v) Parking areas shall be screened from view of abutting residential
districts in compliance with Section 4.1(F) of this ordinance. Standards for
Vehicular Use Area
Landscaping(vi) Vehicular access points shall be limited, shall create a minimum of
conflict with through traffic movements, and shall be subject to the
approval of the Community Development Department.
(vii) If in the CCD District, the following standards shall also apply:
1. The design of the site promotes pedestrian access adjacent to and
along the property.
2. Site lighting shall utilize fixtures similar in style to that designated
by the City for use in public areas of the “CCD” district.
3. The building, site, and signage meet the standards for the “CCD”
district and design review is conducted by the Planning
Commission.
Section 5.3(D)(11): 4. Drive through facilities comply with the requirements of Section
5.3(D)(11). Drive Through
Service
5. The proposed use demonstrates compatibility and consistency with
the City’s Comprehensive Plan and the Downtown Revitalization
Plan.
(27) Retail Commercial Uses (Other)
(a) If the retail sales includes consignment sales, the following standards shall
apply:
(i) Sales and storage shall not exceed 1,000 square feet in area.
(ii) At least 80% of the sales shall be of consigned merchandise.
(iii) No auctions shall take place on the premises.
(iv) There shall be no outside storage.
(b) In the CCD, F-2 sub-district, the following shall apply to retail sales in
buildings having a retail floor area greater than 10,000 square feet:
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(i) Building architecture shall be designed to vary façade height,
fenestration, and other details to provide the appearance of several
smaller retail buildings, rather than a single large structure.
(ii) Parking shall be oriented to wrap around buildings, rather than be located
entirely in the front of the building.
(c) In the CCD, F-2 sub-district, the following shall apply to retail sales
accessory services:
(i) Accessory service shall occupy no more than 40 percent of the main floor
of any building.
(ii) Service may include activities that support the retail sales of goods on the
premises, including repair, fabrication, rental, assembly, shipping, or
similar activities.
(iii) Service activities may occur as an entity separate from retail sales, but
shall meet the requirements of this section.
(28) Specialty Eating Establishments
(a) Drive through service, if approved as an accessory use within the applicable
district, shall be located to the side or rear of the building whenever
feasible.
(b) For all specialty eating establishments, if the establishing (building) or
outdoor seating area is located within 300 feet of a residential zoning
district, the following standards shall apply:
(i) The use shall require authorization through a conditional use permit.
(c) Restaurants having outdoor seating (including, but not limited to, seating
for dining or listening to live or recorded acoustic or amplified
entertainment outside of the building) shall comply with the following
standards:
(i) The outdoor portions of the restaurant shall not operate after 10:00 P.M.
(ii) The outdoor seating area shall not obstruct the movement of pedestrians
along sidewalks or through areas intended for public use.
(29) Vehicle Fuel Sales
(a) Regardless of whether the dispensing, sale, or offering for sale of motor
fuels and/or oil is incidental to the conduct of the use or business, the
standards and requirements imposed by this ordinance for motor fuel
stations shall apply. These standards and requirements are, however, in
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addition to other requirements which are imposed for other uses of the
property.
(b) Wherever fuel pumps are to be installed, pump islands shall be installed.
Section 4.5: Signs
(c) All signing and informational or visual communication
devices shall be minimized and shall be in compliance with Section 4.5 of
this ordinance.
(d) Provisions are made to control and reduce noise.
(e) If in the CCD District, the following standards shall also apply:
(i) The design of the site promotes pedestrian access adjacent to and along
the property.
(ii) No more than two (2) curb cuts of twenty-four (24) feet in width or less
shall be permitted.
(iii) Site lighting shall utilize fixtures similar in style to that designated by
the City for use in public areas of the “CCD” district.
(iv) The building, site, and signage meet the standards for the “CCD”
district and design review is conducted by the Planning Commission.
(v) The proposed use demonstrates compatibility and consistency with the
City’s Comprehensive Plan and the Downtown Revitalization Plan.
(30) Vehicle Sales or Rental
(a) The minimum building size for any vehicle sales or rental use shall comply
with the standards in Table 5-5.
TABLE 5-5: MINIMUM BUILDING SIZE FOR VEHICLE SALES/RENTAL USES
Parcel Size Lot Coverage Percent * Minimum Building Size *
< 2 acres 5% 2,500 square feet
2 acres ≥ 4 acres 10% 10,000 square feet
> 4 acres 15% 40,000 square feet
* Whichever requires the larger building
(b) When abutting a residential use, the property shall be screened with an
opaque buffer (Table 4-1, Buffer Type “D”) in accordance with section
4.1(G) of this ordinance.
Section 4.1(G):
Standards for
Perimeter Buffers
(c) All lighting shall be in compliance with Section 4.4 of this ordinance.
(d) The outside sales and display area shall be hard surfaced.
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(e) The outside sales and display area does not utilize parking spaces which are
required for conformance with this ordinance.
(f) Vehicular access points shall create a minimum of conflict with through
traffic movement and shall be subject to the approval of the Community
Development Department.
(g) There is a minimum lot area of twenty-two thousand five hundred (22,500)
square feet and minimum lot dimensions of one hundred fifty (150) feet by
one hundred thirty (130) feet.
(h) A drainage system subject to the approval of the Community Development
Department shall be installed.
(31) Veterinary Facilities
(a) Treatment shall be limited to small household pets unless the facility
is conditionally permitted as a rural veterinary facility.
(b) The site shall be designed to prevent animal waste from being exposed to
stormwater or entering the stormwater system, streams, lakes, or
conveyances. If an area is provided for animals walking, it shall not be
exposed to stormwater and the waste shall immediately be picked up and
disposed of properly.
(c) Animals shall not be kept outdoors or be allowed to remain outside
unsupervised.
(d) All animals must be leashed.
(e) No outside storage of carcasses.
(f) The facility shall be subject to an annual inspection by a City Health Officer
at owner's expense.
(g) In the CCD, F-1 sub-district, the following additional standards shall apply:
(i) Building architecture designed to reflect retail street-level architecture
as defined in the City’s Comprehensive Plan, and detailed in the
document “Embracing Downtown Monticello.”
(ii) Street-level floor planning designed to accommodate use by or
conversion to future use as retail uses.
(iii) Overnight animal boarding shall only be allowed as an accessory use to
clinic services, and shall be situated so as to prohibit exposure, noise, or
other nuisance conditions.
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City of Monticello Zoning Ordinance Page 295
DRAFT FINAL REPORT
Embracing Downtown Monticello
Monticello CCD Redevelopment
City of Monticello, Minnesota
Appendix B
Design Guidelines
EMBRACING DOWNTOWN
MONTICELLO
DESIGN GUIDELINES
November 4, 2011
FRAMEWORK FOR DOWNTOWN DEVELOPMENT
The Preferred development plan selected for the CCD Redevelopment shows specific
uses and parking relationships that may, or may not accurately depict how opportunities
are captured over time within the CCD. However, what is specific about the preferred
alternative is the general organization of uses, and the location of types of uses within
the CCD. The Redevelopment Framework Plan, depicted below, illustrates the
recommended use districts consistent with the preferred plan for the CCD.
Proposed use areas, or districts, in the Framework Plan are based on access, location
within the CCD, and surrounding land use relationships. The Framework Plan
represents the flexibility needed to capture all potential development and redevelopment
opportunities for the CCD. As opportunities present themselves and are evaluated,
locations for uses should fit the purpose and capabilities of the districts illustrated in the
Framework Plan. The use districts are defined in greater deta il as part of the proposed
Design Guidelines for the CCD.
Figure 21 – Framework Plan
DOWNTOWN FRAMEWORK PLAN
STRUCTURE FOR DESIGN GUIDELINES
The Design Guidelines are intended to correspond to the limits of the CCD Zoning
District, and to establish development controls within the CCD. With the recent
modifications to the Monticello Zoning Code, the development standards for the CCD
District were revised to refer to the CCD Design Guidelines as the controlling legislation
for land use, site development standards, and building design standards. The prop osed
CCD Design Guidelines have been structured to provide these controls while
maintaining the flexibility that will be important to allow response to a wide variety of
development and redevelopment opportunities as they present themselves. A key
feature of the Design Guidelines is the attempt to draft them so that while they remain
somewhat flexible, they also provide enough certainty so that prospective owners and
developers can evaluate how they relate to site and building design and the cost
implications of conforming to the standards outlined by the Guidelines.
The most basic purpose of the Design Guidelines is to establish direction and controls
for land use within the CCD. The Framework Plan is the basis for the definition of uses
and relationships that have been determined to be desirable to achieve the desired
results for the redevelopment of the downtown. Use areas or districts for the CCD are
established and described in the Design Guidelines as either Landmark Areas, or Flex
Areas. The establishment of these districts, and their location in the CCD, is illustrated
in the Design Guideline Zones map on the next page. The Landmark Areas represent
locations that have individual, single purpose from a land use perspective. The Flex
Areas present a greater range of land use options, and represent the most flexible
portions of the CCD. Transitional areas that provide use buffers to adjacent,
established residential neighborhoods are included as one of the Flex Area land use
types.
Eight Landmark Areas have been defined in the Design Guidelines as specific use
recommendations that are consistent with the redevelopment plan:
L-1: Public parking ramp to the west of Westbridge Park
L-2: River-oriented shopping in the northwest quadrant of Broadway an d TH-25
L-3: The Cargill properties
L-4: The Community Center
L-5: The Riverfront Park (Westbridge and Eastbridge Parks)
L-6: Future Open Space (current liquor store site)
L-7: Permanent Public Open Space (cemetery)
L-8: Freeway retail (blocks 1,2, and 3 adjacent to I-94)
Each of these use areas has its own distinct set of requirements related to the
development objectives for the specific use zone. In contrast to the Landmark Areas,
Flex Areas have also been established that define areas within the CCD District that
require land use flexibility to encourage the success of downtown. Three types of Flex
Areas have been defined and incorporated into the Design Guidelines:
F-1: Shopping Area west of Highway 25
F-2 : Convenience and Service Area east of Highway 25
F-3: Transition zones
The primary distinction in the Flex Areas is to encourage retail uses west of Highway 25
and to encourage service commercial, office, and clinic uses to the east of Highway 25.
This land use arrangement is recommended in order to emphasize Walnut Street as the
primary pedestrian zone and north-south connector through the CD, and to limit the
need for pedestrian interaction across TH-25. The transition zones are established with
uses that will help buffer commercial activity in the CCD District from adjacent
residential neighborhoods to the east of Palm Street, and to the west of Maple and Linn
Streets.
DESIGN GUIDELINE ZONES
L-5, L-6, L-7 PUBLIC SPACES:
The river front park to the north and cemetery open space to the south provide
gateway opportunities that help define the Downtown area. Welcome to
Downtown Monticello monuments or public sculptures and other amenities are
encouraged for these areas. The southern public spaces offer opportunities for a
visual connection to the Community Center- a high demand area for indoor
gatherings. The northern park offers opportunities for recreation such as river
boating, skating, sliding, picnics, amphitheatre, events, swan related activities,
farmers markets and outdoor public gatherings. Active programming of the
riverfront as outdoor space can complement active p rogramming of the indoor
civic center space.
L-8 FREEWAY RETAIL:
Key anchor to the south of Downtown district. Freeway oriented shopping drives
regional traffic to the area. Convenient and safe pedestrian and vehicular
connections through Walnut Street is critical. Design guidelines should remain in
the B-4 zoning criteria.
CORRIDORS
________________________________________________________________________
1 BROADWAY STREET:
Area for redevelopment and reorientation of storefronts to have both front and
back exposure to the street and parking field. Broadway sidewalks ne ed special
attention to streetscape enhancements in order to temper the high volume of
traffic and to accommodate pedestrian and outdoor seating areas.
2 WALNUT STREET:
Area to accommodate both vehicular traffic as well as the major north -south
pedestrian corridor from the river to the shopping center north of Hwy 94. This
pedestrian corridor is to provide the alternative walking experience to Hwy 25.
Storefronts should face the street and provide a human scale atmosphere with
sidewalks of an appropriate depth in order to provide ample streetscaping and
amenities.
3 HIGHWAY 25:
Area intended to capitalize on the intensity of traffic, yet make an immediate
positive impression of Downtown Monticello. Structures are located away from
the corridor to provide enough room for significant berming and landscaping.
Bicycle trails and vehicular movement is the dominant activity. Gateway features
such as monuments, sculptures, or public kiosks to welcome residents,
commuters, and travelers to the Downtown at both the river crossing and the
south end.
STREETSCAPE DESIGN GUIDELINES – CORRIDORS
Downtown Monticello owes its identity in part to the primary movement corridors along
which it is most usually experienced by those who travel through it and those who live,
shop, work, and play in the Downtown d istrict. The design recommendations for the
Downtown are extracted in part from the positive and negative features of the existing
corridors and their existing strengths and shortcomings. The following descriptions
attempt to isolate important elements f or three primary corridors that must contribute to
the overall image to be created as the downtown area redevelops and revitalizes. For
each corridor a brief description of its contribution to the identity of the Downtown area
is followed by design objectives for continuing, strengthening, and/or improving upon its
contribution.
THE BROADWAY STREET CORRIDOR
The Broadway Street identity through downtown Monticello is largely created by
continuous, varied storefronts along the edge of relatively narrow sidewalks in a mostly
hard-surfaced environment. In this respect, Broadway Street and its historic remnants
represent the closest model for traditional Downtown Monticello. Visual diversity in this
corridor is provided mostly by variations in building architecture.
Although the land use recommendations envision partial replacement of existing
structures with new buildings in a similar relationship to the street, there will also be
necessary open edges created along Broadway to promote visibility to retail
development set back from the street. To recapture definition of edges along
Broadway, the following streetscape design objectives should apply:
Establish a setback for new structures 10 feet from the existing right-of-way line.
The additional corridor width will:
o allow expansion of the sidewalk zone with sufficient distance between
storefront and curb line to allow for continuous new street tree plantings
along both sides of the corridor.
o allow for future widening of the roadway lanes to reasonable minimum
lane widths while also preserving on-street parking critical to adjacent
businesses.
o provide additional space for other streetscape elements including outdoor
seating area, bicycle parking, signage, and way-finding features.
Reinforce the streetscape identity with consistent street lighting, pedestrian-scale
lighting, and other street furnishings as used elsewhere throughout the downtown
area as unifying design elements. Encourage the continued and expanded use
of ornamental fencing with design origins in the old river bridge for Highway 25.
Street trees should be provided along the Broadway corridor with the same
density of spacing as used elsewhere throughout the downtown district to
reinforce the grid street pattern and “block” structure of the downt own area.
Where corridor edges are not completed by structures, provide vertical “edge”
elements to reinforce the separation of the street corridor and pedestrian
sidewalk zones from adjacent open areas. “Edge” features could include walls,
fencing, columns, bollards, or landscape hedges that relate to the back side or
edge of the sidewalks.
As suggested for the Walnut Street corridor, allow the evolution of sidewalk
materials and finishing techniques as sites develop and redevelop along the
corridor.
Promote the provision of pedestrian byways and gathering spots along the
corridor, especially at or near pedestrian street crossings.
If possible, continue the utilization of medians in this corridor with uniform
landscape/streetscape applications to calm traffic and reinforce corridor
aesthetics and continuity through the downtown area.
THE WALNUT STREET CORRIDOR
The identity for the Walnut Street Corridor is currently established primarily by its design
elements and adjacent development in the segment between 5th Street and 7th Street.
The street corridor in this two-block segment is reinforced by buildings located near the
BROADWAY STREET CROSS SECTION
street, and by design elements for sidewalks, lighting, and landscape details such as
fencing, raised planters, and stamped colored concrete utilized along its length.
Design objectives to reinforce and expand the identity of the Walnut Street corridor
include:
Provide street trees in boulevard and sidewalk areas to reinforce the corridor
spatially and to emphasize the street grid and “block” structure of the downtown
area.
Promote infill development near the street edge between 5th Street and 4th Street
on both sides of the corridor.
Promote retail development along the west side of the corridor for the two-block
segment from 4th street to Broadway. This approach will contribute to defining an
edge for Walnut Street while providing visibility from Highway 25.
Promote retail development adjacent to Walnut Street from Broadway north to
River Street and the riverfront park area to promote pedestrian movement from
Broadway to the park and its potential public parking and activities.
Work with the owners of the retail development on the south side of 7 th Street to
extend pedestrian-oriented design features along the private entry drive f rom 7th
and Walnut to the storefront area.
Repeat street lighting, pedestrian scale lighting, and site furnishings consistently
along the Walnut Street corridor to provide design continuity leading to a
recognizable identity for the downtown district.
If building placement, street trees, and site furnishings can provide consistent
visual cues along Walnut Street to reinforce its identity as a major downtown
corridor, then it may not be necessary to provide absolute design consistency or
uniformity in the application of materials used for hard-surfaced walk areas.
There is currently an interesting variety in the application of pavement materials
and finishing techniques through the downtown area that is eclectic, but part of
the identity of the existing downtown. Infill hardscape material should be
consistent with, but need not be identical to existing walking surfaces in this
corridor.
Consideration should be given to providing distinct and highly visible pedestrian
crosswalk designs to enhance pedestrian movement at local street intersections
along Walnut Street from 4th Street south to 7th Street. This approach would
create a recognizable design feature that could be replicated at Broadway, and at
a plaza terminus at the north end of Walnut. These featur es would strengthen
the identity of Walnut Street as a pedestrian-friendly corridor.
Promote the provision of pedestrian byways and gathering spots along the
corridor, especially at or near pedestrian street crossings.
THE HIGHWAY 25 CORRIDOR
The identity of the Highway 25 corridor varies dramatically from the south end at
Highway 94 where it is wide open and expansive, to the north end at Broadway where it
is narrow and constrained by existing structures on either side of its 80-foot wide right-
of-way. Tight conditions and high traffic levels in the corridor make it an unpleasant
location for pedestrian circulation, so the corridor is largely experienced from vehicles
passing through it. The variation in spatial relationships and general lack of consi stent
design elements and landscaping detract from a positive identity within the downtown
area.
Design objectives to improve the identity for the Highway 25 corridor through the
downtown area from Highway 94 to the river crossing include:
Provide for street trees to frame the corridor and enclose the unconfined
southern end.
Provide “edge” elements from the ground plane to a height just below eye level
for travelers along the corridor to define a boundary for the corridor while still
allowing visibility to development beyond the new “edge”.
Include streetscape elements in repetitive fashion to establish continuity along
the corridor. Streetscape elements used in this way should include consistent
street lighting, signage, way-finding elements, and possibly larger structures
marking entry points to the downtown at the northerly and southerly gateways to
the downtown district.
WALNUT STREET CROSS SECTION
Provide for a bicycle trail along the west edge of the roadway, set back from the
edge of the roadway and protected by a landscaped boulevard area.
Reserve up to 10 feet of lot area along the east and west sides of the corridor
from 5th Street north to Broadway. Reserved areas should be acquired for
MnDOT right-of-way to expand the width available for corridor improvements
from 80 to 100 feet. Building setback lines should be established ten feet to the
east and west of the existing right-of-way line to prevent redevelopment within
the reserved area until the right-of-way can be dedicated or acquired.
Pedestrian interaction with the Highway 25 corridor should be limited to the
establishment of safe pedestrian crossings at Broadway, 4th Street, and 7th
Street. Gathering places should be located a safe distance from this corridor.
HIGHWAY 25 TYPICAL CROSS SECTION
HIGHWAY 25 CROSS SECTION WITH TURN LANE
Planning Commission Agenda 7/03/12
6. Public Hearing Consideration of a request for Rezoning from B-3 (Highway
Business) to B-4 (Regional Business) and a Conditional Use Permit for Cross and
Joint Parking for a commercial development including a Clinic use. Applicant:
Mickle, Bill & Warnert Commercial Realty (NAC)
Property: Monticello Chiropractic
Lots 1 & 2, Block 1, Warnert Retail
Highway 25 & Cedar Street
The site is located south of Chelsea Road between
Highway 25 and Cedar Street. The subject building
(Building A) is being constructed as part of the retail
portion of the property. The first commercial building
(Building B to the south), is a 17,297 square foot combined
retail/restaurant shopping center, approved by the City for
development in 2006.
Planning Case Number: 2012-022
A. REFERENCE & BACKGROUND
Request(s): Rezoning the subject parcel from B-3, Highway Business
District to B-4, Regional Business District; Conditional Use
Permit to allow cross parking between Building A and
Building B of the Warnert Retail Development.
th
Deadline for Decision: August 5, 2012
Land Use Designation: Places to Shop
Zoning Designation: B-3, Highway Business District
-
provide for limited commercial and service activities and
provide for and limit the establishment of motor vehicle
oriented or dependent commercial and service activities.
Current Site Use: Current uses for Building B of the Warnert Retail
Development include retail shopping and a Pizza Ranch
Њ
Planning Commission Agenda 7/03/12
restaurant. Building A is proposed to include Monticello
Chiropractic, and potentially other tenant space in the
future.
Surrounding Land Uses:
North: Chelsea Road, Commercial Court
East: Non-Homestead Commercial Land & Bldgs
South: Commercial Plaza 25
West: Highway 25, Commercial Sandberg South
Project Analysis:
REZONING
The applicants have requested a rezoning of Lots 1 and 2, Block 1 of the plat of Warnert
Retail, from a B-3 (Highway Business) District to a B-4 (Regional Business) District, to
Chapter 2.4 B (5) Approval Criteria
Recommendations and decisions on zoning amendments shall be based on consideration
of the following criteria:
(a) Whether the proposed amendment corrects an error in the original text or
map; or
(b) Whether the proposed amendment addresses needs arising from a changing
condition, trend, or fact affecting the subject property and surrounding area; or
(c) Whether the proposed amendment is consistent with achieving the goals and
objectives outlined in the comprehensive plan.
The subject site is guided for commercial uses, and
developed with businesses involved with the sale of goods & services, both local and
regional in nature. Offices for service businesses, such as the proposed Monticello
Chiropractic, would be a guided land use in this category.
-3 Highway Business District designation provides for
commercial and services activities, its standards best support the needs of motor vehicle
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Planning Commission Agenda 7/03/12
oriented activities. Rezoning the site to a B-4 Regional Business District would continue
to support local & regional scale commercial and service activities, while addressing the
needs of a more diverse and less automobile dependent set of businesses. In this regard,
the rezoning of the property as proposed would be consistent with the goals & objectives
Additionally, the B-4 District allows for the proposed
-3 District does not allow clinic or
medical services as either permitted or conditional uses.
Future Site Development.
Future development (or redevelopment) of the site will be subject to site and building
plan review procedures. In that regard, future development plans will be subject to
review and recommendation by the Planning Commission and approval by the City
Council.
CONDITIONAL USE PERMIT CROSS and JOINT PARKING
Project Description:
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. In the B-4 District, parking areas may be shared between two uses
if approved by a conditional use permit
The applicant has requested a Conditional Use Permit Amendment to allow cross and
joint parking uses between the subject sites, an approximate 7500 square foot chiropractic
office located south of Chelsea Road between Highway 25 and Cedar Street (Building
A), and an existing 17,297 square foot retail/restaurant shopping center located to the
south (Building B).
The site plan for Building A illustrates a building of 7548 square feet on a parcel with
112 parking spaces. This includes 71 existing parking stalls, 56 of which are currently
allocated as shared parking to meet the demand for the Pizza Ranch restaurant in
Building B to the south, and 41 newly proposed parking stalls.
The proposed Monticello Chiropractic building requires 30.2 (30) stalls (4 stalls per 1000
sq ft), so the total required stalls for the site is 86 (56 for shared parking for Pizza Ranch
and 30 stalls for the new building). Should all 41 new stalls be created, there will be a
surplus of 26 additional stalls above the 86 required.
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Planning Commission Agenda 7/03/12
CUP Evaluation Criteria:
In consideration of conditional use permit applications, Chapter 2.4 (D) of the Ordinance
establishes a number of criteria that must be satisfied. These are as follows:
(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.
Staff response: The plans show that each of the above criteria to be met by the proposed
plans.
Parking Requirements and Design. As part of the original PUD review for the Warnert
Retail development in 2006, it was determined that parking stall & drive aisle dimensions
met the minimum requirements of the Code. The proposed parking stall & drive aisle
parking area also meets minimum requirements of the Code, as seen in Section 4.8 (E).
Chapter 4.8, Section G identifies base location and design standards for all commercial,
industrial and institutional uses, and sets the requirements for approval of cross parking
by conditional use permit.
(1) Location of Required Parking for Commercial, Industrial, & Civic Institutional
Uses
(a) In business, industrial and institutional areas, no parking area may be
located upon a public drainage and/or utility easement adjoining a public street
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Planning Commission Agenda 7/03/12
without an encroachment agreement approved by the Community Development
Department.
(2) Vehicular Use Area Design Applicable to Commercial, Industrial &
Civic/Institutional Uses
(a) Access and Curbing
(i) Curb cut access in industrial and commercial zoning districts may exceed
twenty-four (24) feet with the approval of the Community Development
Department.
(ii) Curb cut access shall not be closer than six (6) feet to any lot line as
measured from the lot line to the face of the curb.
(iii) All off-street parking areas and driveways shall have a six (6) inch
nonsurmountable continuous concrete curb around the perimeter of the
parking area and driveways.
(iv) Adjoining business properties may allow cross parking and/or access if
authorized by a Conditional Use per the requirements of Section 2.4(D) and
subject the following conditions:
1. The required island and landscaping requirements in Section 4.1
are met.
Staff response: The plans show that each of the above criteria to be met, subject to the
analysis and conditions associated with the proposed landscaping plan below.
In addition to CUP requirements for cross parking areas, adjoining business properties
may allow joint parking if authorized by a Conditional Use Permit, subject to the
following conditions listed in Section 4.8 G(3).
(3) Joint Facilities for Commercial, Industrial & Civic/Institutional Uses
The City Council may, after receiving a report and recommendation from the
Planning Commission, approve a conditional use permit for one (1) or more
businesses to provide the required off-street parking facilities by joint use of one (1)
or more sites where the total number of spaces provided are less than the sum of
the total required for each business should they provide them separately. When
considering a request for such a permit, the Planning Commission shall not
recommend that such permit be granted nor the Council approve such a permit
except when the following conditions are found to exist:
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Planning Commission Agenda 7/03/12
(a) Up to fifty (50) percent of the parking facilities required for a theatre, bowling
alley, dance hall, bar, or restaurant may be supplied by the off-street parking
facilities provided by types of uses specified as a primarily daytime use in
subparagraph (d) below.
(b) Up to fifty (50) percent of the off-street parking facilities required for any use
specified under (d) below as primary daytime uses may be supplied by the
parking facilities provided by the following nighttime or Sunday uses:
Auditoriums incidental to a public or parochial school, churches, bowling
alleys, dance halls, theatres, bars, or restaurants.
(d) For the purpose of this section, the following uses are considered as primarily
daytime uses: Banks, business offices, retail stores, personal service shops,
household equipment or furniture shops, clothing or shoe repair or service
shops, manufacturing, wholesale, and similar uses.
Staff response. Fifty (50) percent or less of the required parking facilities for the Pizza
Ranch restaurant in Building B will be supplied by the off-street parking facilities
associated with the Monticello Chiropractic office in Building A to the north. Building
B, including the restaurant, requires 135 spaces, 56 of which are attained from Building
The chiropractic office in Building A requires 30 parking stalls (4 stalls
required per 1,000 sq ft), all of which will be attained in its own proposed parking
facilities (proposed parking facilities for Lot 1 include 113 stalls 30 for Building A, 56
for Building B, and 27 extra stalls). In addition, the chiropractic office would be
considered as primarily a daytime use.
Staff response.
(e) Conditions required for joint use:
(i) The building or use for which application is being made to utilize the off-
street parking facilities provided by another building or use shall be located
within three hundred (300) feet of such parking facilities with the following
exception: For theatres located in the Original Plat of Monticello, theatre
parking provided by another use shall be located within five hundred (500)
feet of said theatre.
Staff response. The Pizza Ranch restaurant is within three hundred (300) feet of the off
street parking facilities associated with the Monticello Chiropractic building.
(ii) The applicant shall show that there is no substantial conflict in the
principal operating hours of the two (2) buildings or uses for which joint
use of off-street parking facilities is proposed.
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Planning Commission Agenda 7/03/12
Staff response. The applicant should supply this information to verify compliance,
however, the uses appear to be compatible with each other for purposes of the joint use
parking requirements.
(iii) A properly drawn legal instrument executed by the parties concerned
for joint use of off-street parking facilities, duly approved as to form and
manner of execution by the City Attorney, shall be filed with the City
Administrator and recorded with the County Recorder, Wright County.
Staff response. This standard will need to be met, as described in Exhibit Z.
The following off-street parking supply analysis summarizes site parking conditions:
Required Spaces Proposed Spaces Difference
Building A 30 113 + 83
Building B 135 79 -56
165 192 27
Total for site
As illustrated in the chart above, the parking requirement for Building B (combined
retail/restaurant) is not met by its associated parking facilities. As a result, space for 56
additional stalls was required, which was attained through the use of available parking
space in the Building A parcel. Seventy-one (71) spaces were previously built in the
Building A lot to immediately serve the needs of Building B, and 41 additional spaces are
now proposed in association with the construction and requirement of Building A. As the
Pizza Ranch restaurant will attract a significant amount of evening patronage, and the
chiropractic office in Building A will attract primarily day patronage, there should be
little conflict of interest in the shared use of Building A parking facilities. In addition,
the combined required amount for both buildings.
Landscaping Requirements. New development is required to comply with Chapter 4,
Section1 - Landscaping
compliance with these regulations.
Section 4.1 (F) Standards for Vehicular Use Area Landscaping
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Planning Commission Agenda 7/03/12
All vehicular use areas shall include landscaping both within the
interior of the vehicular use area and around its perimeter, as a means
Staff response. Landscaping is designed within the vehicle use area and around the
perimeter, with the exception of the west perimeter, adjacent to Highway 25. Though
landscaping quotas have been met, staff would recommend that some of the deciduous
canopy trees (at a minimum) be placed along the west perimeter, to improve appearance
of lot, and create visual continuity with other landscaping.
(2) Interior Vehicular Use Area Landscaping Standards
All vehicular use areas shall provide and maintain landscaped planting areas
within the interior of the vehicular use area in accordance with the following.
(a) Configuration Interior planting areas shall be designed in accordance with
the following standards:
(i) Islands shall be located at the end of parking bays and have a minimum
size of 180 square feet when adjacent to single loaded parking spaces,
and a minimum size of 360 square feet when adjacent to double loaded
parking spaces.
Staff response. The above requirement is not met for the double loaded parking bay in
the parking area associated with Building A. The individual islands on either end of the
bay total 280 sf ft or less. To meet the parking island size requirement, the applicant may
consider removing four parking stalls, two on either end of the bay adjacent to the
islands, using the available space to expand the islands. Parking quotas would still be
met, as parking area is currently designed to incorporate 27 surplus stalls, given that
shared parking is approved.
(ii) The maximum length of a parking bay to be bounded by interior planting
islands shall be in accordance with Table 4-1.
Staff response. Maximum length of parking bays before planting islands are applied
meets the twenty-four (24) stalls or less requirement for commercial districts.
(iii) Landscaped planting areas shall be distributed throughout the parking area
for the purpose of heat abatement.
Staff response. Landscaped plantings are distributed throughout the parking area. As
noted above, very few trees are used on the south or west aspects of the parking area.
Expanded parking islands on either side of the double loaded parking aisle may allow for
the addition of canopy trees, to create improved shade conditions in the parking area.
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Planning Commission Agenda 7/03/12
(iv) Driveway and primary drive aisle medians shall have a minimum width of four
feet for medians containing shrubs and six feet for medians containing both
shrubs and understory trees.
Staff response. Parking islands meet a minimum of four (4) feet in width. No driveway
or primary drive aisle medians are proposed.
(v) Each interior planting island shall contain at least one canopy or understory
tree per every 180 square feet, or portion thereof, of the total landscape island
area.
Staff response. The interior planting island at the south end of the double loaded parking
bay is at least 180 sq ft, but does not contain a canopy or understory tree. Islands at the
ends of the single loaded parking bays adjacent to the building are paved and have
concrete planters, but no trees. Once parking islands at end of the double loaded parking
bay are expanded to the required 360 sq ft size, canopy trees should be incorporated.
(vi) Shrubs shall be planted within landscaping islands at a minimum rate
necessary to ensure that at least 25 percent of the total land area occupied by
landscaping islands is planted with shrubs.
Staff response. Shrubs planted within landscaping islands meet the minimum
requirement of 25% for total land area occupied. Islands at the ends of the single loaded
parking bays adjacent to the building are paved with concrete planters.
Other issues pertaining to the proposed Monticello Chiropractic building and site:
Signage.
Section 4.8 (E) (2) (g) No sign shall be so located as to restrict the sight lines and orderly
operation and traffic movement within any parking lot. The applicants have not supplied
additional signage details at this time, however, it is expected that a sign request may be
forthcoming in the future.
Trash Enclosure/Handling. The Architectural Site Plan for the Monticello Chiropractic
office indicates a trash enclosure on the east side of the building. It appears from the
plans that the enclosure is to be constructed of materials used in the construction of the
building. The final design of the trash enclosure must meet the screening requirements of
Section 4.1 (I).
Lighting. Four light poles currently exist along the west and north perimeter of Building
nal light
poles on the north side of the lot. No additional photometric lighting plan was provided
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Planning Commission Agenda 7/03/12
Lighting Ordinance as described in Section 4.4.
Grading, Drainage, and Utilities. Issues related to grading, drainage, and utilities should
be subject to the review and comment of the City Engineer. Specific comment should be
provided in regard to stormwater drainage issues associated with the joint parking area.
Building Finishes. As shown on the submitted building elevations, the exterior of
Building A will be made of a combination of concrete masonry units, prefinished metal
flashing, and insulated glass, and will incorporate a canopy (dark bronze). These
materials
Section 4.11 (D).
B. ALTERNATIVE ACTIONS
Decision 1: Resolution for Rezoning Lots 1 and 2, Block 1, Warnert Commercial
1. Motion to approve Resolution 2012-063 recommending approval of the Rezoning
of Lots 1 and 2, Block 1, Warnert Retail, to a B-4 (Regional Business) District.
2. Motion to deny Resolution 2012-063 recommending approval of the Rezoning of
Lots 1 and 2, Bloack 1, Warnert Retail, to a B-4 (Regional Business) District.
3. Motion to table action on the request, pending additional information as identified
by the Planning Commission and staff report.
Decision 2: Resolution of Recommendation for Conditional Use Permit for Cross
and Joint Parking
4. Motion to approve Resolution 2012-064 recommending approval of the
Conditional Use Permit for joint and cross parking and access, contingent on
compliance with those conditions specified in Exhibit Z.
5. Motion to deny Resolution 2012-064 recommending for a Conditional Use Permit
for joint and cross parking and access, based on findings to be made by the
Planning Commission.
6. Motion to table action on the request, pending additional information as identified
by the Planning Commission and staff report.
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Planning Commission Agenda 7/03/12
C. STAFF RECOMMNDATION
Subject to the conditions listed in Exhibit Z, staff recommends Alternative 1 for both
decisions 1 and 2 above. The plans are consistent with the previously reviewed project
concepts, with the understanding that details of the landscaping improvements were to be
addressed at the time of the second phase of building construction.
D. SUPPORTING DATA
A. Resolution 2012-063
B. Resolution 2012-064
C. Aerial Image
D. Plat of Warnert Retail
E. Applicant Narrative
F. Application Plans
1. Title Sheet
2. Site Plan
3. Architectural Site Plan
4. Suggested Landscaping Plan
5. Architectural Floor Plan
6. Exterior Elevations/Sign Plan
7. Building Elevation Examples
Z. Conditions of Approval
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Planning Commission Agenda 7/03/12
Exhibit Z Conditions of Approval
Warnert Retail Development
Conditional Use Permit for Cross and Joint Parking and Access
Highway 25 and Chelsea Road
1. Disperse some of the landscaping, particularly overstory trees, to the west perimeter
property line to meet the requirements of the zoning ordinance.
2. Expand or add islands within the parking lot to meet the requirements of the zoning
ordinance relating to the square footage of landscaped islands.
3. Add canopy plantings to the parking lot islands to shade the parking area and minimize
reflected heat, per zoning ordinance requirements.
4. Add shrub planting areas to meet the 25% coverage requirement of the zoning ordinance.
5. Applicant should verify peak use times for the subject property uses to validate parking
arrangements.
6. Applicant must execute the required agreement for cross access, use, and maintenance.
7. Signage, screening and lighting are verified to comply with zoning ordinance
requirements.
8. Grading, drainage, and utilities requirements subject to the comment and requirements of
the City Engineer.
ЊЋ
CITYOFMONTICELLOPLANNINGCOMMISSION
WRIGHTCOUNTY,MINNESOTA
RESOLUTIONNO.2012-063
Date:July3,2012ResolutionNo.2012-063
MotionBy:SecondedBy:
ARESOLUTIONRECOMMENDINGAPPROVALOFANAMENDMENTTO
THEMONTICELLOZONINGMAPBYREZONINGLOT1&2,BLOCK1,WARNERT
RETAILFROMB-3,HIGHWAYBUSINESSDISTRICTTOB-4,REGIONALBUSINESS
DISTRICT.
WHEREAS,theCityofMonticellohasadoptedazoningmapprovidingfortheregulationofland
usesinvariouszoningdistricts;and
WHEREAS,Lot1&2,Block1,WarnertRetaillarezonedB-3,HighwayBusinessDistrict;and
WHEREAS,Lot1&2,Block1,WarnertRetailareidentifiedintheCity’sLandUsePlanasbeing
guidedfor“PlacestoShop;and
WHEREAS,Lot1&2,Block1,WarnertRetailexhibitthecharacteristicsofvisibility,accessibility,
andsimilarconditionsthatwouldsupportretail,office,andrelatedlanduses;and
WHEREAS,thePlanningCommissionoftheCityofMonticellofindsthattherezoningwill
consistentwiththeComprehensivelanduseplan;and
WHEREAS,thePlanningCommissionhasconductedapublichearingonJuly3,2012toreviewthe
requestsandreceivepubliccommentontherezoning;
WHEREAS,thePlanningCommissionfindsthatthemostappropriatezoningdistrictfortheproperty
inimplementationoftheCity’sLandUsePlanisB-4,RegionalBusiness;and
NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof
Monticello,Minnesota:
ThePlanningCommissionrecommendsthattheCityCouncilrezoneLot1and2,Block1,Warnert
RetailfromB-3,HighwayBusinessDistricttoB-4,RegionalBusinessDistrict.
ADOPTED this3rddayofJuly2012,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
WilliamSpartz,Chair
ATTEST:
___________________________________
JeffO’Neill,CityAdministrator
CITYOFMONTICELLOPLANNINGCOMMISSION
WRIGHTCOUNTY,MINNESOTA
RESOLUTIONNO.2012–064
Date:July3,2012ResolutionNo.2012-064
MotionBy:SecondedBy:
ARESOLUTIONRECOMMENDINGAPPROVALOFACONDITIONALUSEPERMIT
FORCROSSACCESSANDCROSSANDJOINTPARKING.
WHEREAS,theCityofMonticellohasadoptedazoningordinanceallowingadjoiningpropertyto
sharedrivewayaccessandparkingareasbyConditionalUsePermit;and
WHEREAS,theparcel(s)subjecttothisConditionalUsePermitarelegallydescribedasLot1&2,
Block1,WarnertRetail;and
WHEREAS,thesubjectpropertyispartofacoordinateddevelopmentoflandusesrelyingon
commonaccessdrivewaysandcommonparkingareasservingthevariousproperties,buildings,and
tenants;and
WHEREAS,suchcommonparkingandaccessdrivewaysresultinenhancedsafetyontheadjoining
roadways;and
WHEREAS,thePlanningCommissionhasheldapublichearingonJuly3,2012toreviewthe
requestandreceivepubliccomments;and
WHEREAS,thePlanningCommissionhasreviewedthestaffreportandincorporatedthe
requirementsandconditionstheExhibitZofsaidreport;and
WHEREAS,thePlanningCommissionfindsthattheConditionalUsePermitforcrossaccessand
crossandjointparkingwill,whenconsideredwiththerequirementsandconditionsofExhibitZof
saidstaffreport,meetthecriteriarequiredbytheZoningOrdinanceforconsiderationofsuchpermit;
NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof
Monticello,Minnesota:
ThePlanningCommissionrecommendsthattheCityCouncilapprovetheConditionalUsePermitfor
crossaccessandcrossandjointparkingforthesubjectproperty,togetherwiththerequirementsand
conditionsofExhibitZofthestaffreport.
ADOPTED this3rddayofJuly2012,bythePlanningCommissionoftheCityof
Monticello,Minnesota.
MONTICELLOPLANNINGCOMMISSION
By:_______________________________
WilliamSpartz,Chair
ATTEST:
___________________________________
JeffO’Neill,CityAdministrator
Planning Commission Agenda: 07/03/12
7. Public Hearing Consideration of a request for amendment to the Monticello
Zoning Ordinance, Chapters and Sections:
3.3(D) Common Yard & Height Requirements
3.4(E) Single-Family Residential District
3.4(H) R-3 Medium Density Residential District
3.7(H) Performance Overlay District
4.3(C) Fences and Walls
4.8 - Off-Street Parking
5.1 - Use Table
5.2(G) Regulations for Industrial Uses
5.3 - Accessory Uses
5.4 - Temporary Uses
8.2 Rules of Measurement
8.4 - Definitions
A. REFERENCE AND BACKGROUND:
Staff has identified minor corrections and/or clarifications to the Monticello Zoning
. The proposed amendments are
a result of the new zoning . Many of the proposed
the City and may require additional discussion.
However, planning staff is asking the Commission to table the hearing on the proposed
amendments to the August meeting in order to allow for additional discussion and
review. It is anticipated that the Commission may have questions or request
supplemental supporting material in order to evaluate some of the proposed amendments.
In addition, staff have found other amendments (code sections 4.5 Signs and 4.9 Off-
Street Loading) to be noticed and presented for review with those included in this report.
1. Amendment to the Monticello Zoning Ordinance, Chapter 3, Section 3.3(D), as
related to Allowable Yard Encroachments
The amendment proposed is to better define required requirements for yard
encroachments. At the current time, the ordinance only specifies setbacks on side
yard lot lines without reference to corner lot properties. In addition, the ordinance is
unclear on whether structures such as open decks and patios are allowed in side yard
areas.
sory
within Chapter 5, Section 3(B). It is recommended that all standards for these types
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Planning Commission Agenda: 07/03/12
of structures be contained in one code section. Finally, the current ordinance allows
the encroachment of porches, which are considered to be part of the principle
structure, to encroach into required yards.
Staff is recommending three changes to this section in order to better clarify this
section of ordinance, as follows. Additional changes related to minor and major
accessory structures can be found in the review of Chapter 5, Section 3.
Text of amendment:
3.3(D)(2)(a)(iii) Allowable Yard Encroachments
(iii) In rear and side yards: recreational and laundry drying equipment, arbors and
trellises, balconies, breezeways, open porches, decks, major and minor accessory
buildings, 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 for all interior lots.
3.
abutting public streets.
3.4. A rear yard setback of ten (10) six (6) feet shall be maintained.
4.5. No encroachment shall be permitted within an existing or required easement.
2. Amendment to the Monticello Zoning Ordinance, Chapter 3, Section 4(E) - Illustration
The illustration in this section incorrectly identifies the front yard setback at
side yard setback for corner in the left lot graphic. The numbers are
transposed.
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Planning Commission Agenda: 07/03/12
3. Amendment to the Monticello Zoning Ordinance, Chapter 3, Section 4(H) as
related to Density Standards for Medium-Density Residential
This amendment asks the City to consider allowing higher densities in the R-3 than
currently listed, as the densities provided may be restrictive in terms of the amount of
land required to construct a multi-family structure such as an apartment complex or
senior living facility.
For reference, Silvercrest Apartments, a 35 unit apartment complex located in an R-3
District, would become non-compliant with this ordinance. The complex is located
on a 1.9 acre parcel, resulting in an overall density of over 18 units per gross acre. In
another example, Autumn Ridge, a PUD townhome development located in an R-3
district, is at a density of 7.8 units per gross acre.
The existing code language allows up to 14 units per gross acre under performance or
PUD standards, and up to 7.3 units per gross acre as a base density.
The City may wish to consider an increase the allowable density per gross acre for
both the base and Performance & PUD standards. Other options outside of straight
increases to the densities liste- district with higher
density allowances, or to separate out density allowances for PUD and Performance
areas. This would create a graduated scale of densities for the R-3 District.
Additional information and proposed ordinance language will be prepared for the
August meeting. The text of the ordinance is included as supporting data, for
reference.
4. Amendment to the Monticello Zoning Ordinance, Chapter 3, Section 7(H) as
related to the Performance Overlay District
During the updating of the Zoning Ordinance in 2010-2011, the Commission
recommended (and the City ultimately approved) the elimination of the Performance
Zone-Residential and Performance Zone-Mixed Districts in favor of a by-right zoning
Performance Zone overlay. The overlay was then applied to some, but not all, of the
previous performance-zoned areas.
In considering the practical application of the Performance Zone Overlay District, the
use of CUP may be an appropriate requirement in some cases (as opposed to by-right
development) in order to evaluate land use impacts between and among mixed
commercial and residential uses. Conditional use permits are not currently required
for mixed commercial and residential uses in the Performance Zone Overlay.
th
In example, for corner lot properties along West 6 Street, currently zoned R-3 with a
PZ overlay, the introduction of B-2 commercial uses into an exclusively residential
district would be allowed by right under the current Performance Zone Overlay
regulations, subject to the subsection provisions.
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Planning Commission Agenda: 07/03/12
Staff is recommending an amendment which would require a CUP for the
development of new commercial uses within residential areas.
Text of amendment:
3.7(H)(6)(b):
(b) Non-residential uses in Mixed Use Developments
(i) New non-residential uses in a mixed use development shall be restricted to lots
adjacent to existing non-residential uses or lots at corner locations.
(ii) New non-residential uses in a mixed use development on corner lots within the R-3
District shall be authorized by conditional use permit pursuant to Section 2.4(D).
(iii) Buildings shall incorporate one or more transitional features as required by the
Community Development Department (see Section 4.7, Transitional Features).
(iv) When the underlying zoning district is B-1 or B-2, individual retail and other
commercial uses shall not exceed 5,000 square feet unless authorized by a
conditional use permit pursuant to Section 2.4(D).
(v) Developments are encouraged to situate buildings at the street frontage, locating
parking to the side and rear of buildings to avoid views of large, paved parking areas
from public rights-of-way.
(vi) Loading and service areas shall be placed to the sides or rear of a structure, or shall
imizing their
appearance.
5. Amendment to the Monticello Zoning Ordinance, Chapter 4, Section 3(C) as
related to Fences and Walls
Upon further review of this section, no amendment is necessary at this time.
6. Amendment to the Monticello Zoning Ordinance, Chapter 4, Section 8 as related
to Off-Street Parking
The first proposed amendment to this section is a housekeeping amendment, proposed
to require concrete curb barriers as specified by the City Plan Requirements and
Design Guidelines. The current ordinance does not specify the concrete material
requirement.
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Planning Commission Agenda: 07/03/12
Text of amendment:
4.8(E)(2) - Vehicular Use Area Design
(a) Curb Cuts and Access
(i) Each property shall be allowed one (1) curb cut access per one hundred twenty-five
(125) feet of street frontage. All property shall be entitled to at least one (1) curb cut.
(ii) The maximum driveway width between the public street and the property line shall
not exceed twenty-four (24) feet.
(iii) Within all districts, a five foot radius curb may be constructed at the public street in
addition to the maximum driveway width allowed.
(iv) Driveway access curb openings on a public street except for single, two-family, and
townhouse dwellings shall not be located less than forty (40) feet from one another.
(v) No curb cut access shall be located less than forty (40) feet from the intersection of
two (2) or more street right-of-ways. This distance shall be measured from the
intersection of lot lines.
(vi) All driveway access openings shall require a culvert unless the lot is served by
storm sewer or is determined unnecessary by the Community Development
Department. Size of culvert shall be determined by the Community
Development Department but shall be a minimum of fifteen (15) inches in
diameter.
(vii) Except for single, two-family, and townhouse residential development (and as
otherwise noted in this ordinance), all open vehicular use areas shall have a
perimeter curb barrier around the entire parking lot, said curb barrier shall not be
closer than six (6) feet to any lot line as measured from the lot line to the face of the
curb.
The second proposed amendment to this section is the addition of an illustration
intended to provide additional clarity to the dimensional standards required via
section 4.8(E)(2)(b)(ii).
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Planning Commission Agenda: 07/03/12
The third proposed amendment outlines parking requirements for specific types of
restaurants or areas of restaurants. Currently, the ordinance specifies two types of
restaurants, sit-down and drive-through. However, many restaurants incorporate both
elements and the ordinance currently lacks clarity in the ability to calculate for each
type of restaurant use area.
The proposed amendment allows each area to be calculated independently under the
restaurant heading as follows. No changes to the parking space requirements are
proposed under this amendment.
Use Type Minimum # of Spaces & Additional Requirements
Commercial Uses (continued)
Restaurants
Sit Down Restaurants/Sit Down/Dining 1.0 space for each forty (40) square feet of gross floor area of dining and
Area bar area
Drive Through Restaurants - Pick-Up or 1.0 space for each fifteen (15) square feet of gross floor area but not less
Counter Area than fifteen (15) spaces
Kitchen Area 1.0 space space for each eighty (80) square feet of kitchen area
7. Amendment to the Monticello Zoning Ordinance, Chapter 5, Section 1 Use Table
In order to maintain consistency with the proposed changes to the CCD regulations,
which includes adoption of a new use table specific to the CCD, staff is proposing to
amend the names of uses listed within Table 5-1 consistent with the proposed use
titles for the CCD. Corresponding changes will be made to the Definitions section of
ordinance, as well.
Please note that the tables included below do not include the proposed changes
related to the CCD District, as those are covered in the staff report and proposed
amendments for Item 5 of this meeting.
In addition to the changes noted above, staff would also propose to add single-family
mitted only in the B-1 district.
Chapter 3, Section C allows residential dwellings in the B-1 district.
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Planning Commission Agenda: 07/03/12
TABLE 5-1: USES BY DISTRICT
Use Types
Base Zoning Districts
Additional
CI
Requirements
ARRRTRMBBBBII
CB
erim Permitted
O A 1 2 N 3 H 1 2 3 4 1 2
D C
Agricultural Uses
Agriculture 5.2(B)(1)
P P P P P P P P P P P P P P P
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)
Residential Uses 5.2(C)(1)
Attached Dwelling Types 5.2(C)(2)(a)
- Single-Family
P
- Duplex P 5.2(C)(2)(b)
- Townhouse C P 5.2(C)(2)(c)
- Multiple-Family C P C P 5.2(C)(2)(d)
Detached Dwelling None
P P P P P P
Group Residential Facility,
5.2(C)(3)
P P P P P
Single Family
Group Residential Facility,
P P 5.2(C)(3)
Multi-family
Mobile & Manufactured Home /
5.2(C)(4)
C C P C C
Home Park
Civic & Institutional Uses
Active Park Facilities (public) P P P P P P P P P P P P 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 P C 5.2(D)(2)
Cemeteries C C C C C C 5.2(D)(3)
Clinics/Medical Services C P P P C None
Essential Services None
P P P P P P P P P P P P P P P
Hospitals 5.2(D)(4)
C P P P C
Nursing/Convalescent Home 5.2(D)(5)
C C C C C C C C P P P
Passenger Terminal None
C C C C C
Passive Parks and Open Space None
P P P P P P P P P P P P P P P
Public Buildings or Uses C C C C C C P C C P P P C P P 5.2(D)(6)
Schools, K-12 C C C C P C I I 5.2(D)(7)
Schools, Higher Education C C None
Place of Public Assembly C C C C P C 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)
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Planning Commission Agenda: 07/03/12
TABLE 5-1: USES BY DISTRICT
Use Types
Base Zoning Districts
Additional
CI
Requirements
ARRRTRMBBBBII
CB
mitted
O A 1 2 N 3 H 1 2 3 4 1 2
D C
Office Uses
Offices 5.2(E)
P P P P P P P
Commercial Uses
Adult Uses P P 3.7(J)
Auction House C 5.2(F)(2)
Auto Repair Minor C C C P P 5.2(F)(3)
5.2(F)(4)
Automotive Wash Facilities P C C
5.2(F)(5)
Bed & Breakfasts C C C C C
5.2(F)(6)
Boarding House C
none
Business Support Services P P P P P
5.2(F)(15)
Commercial Lodging C P P
C
Communications/Broadcasting P P P P 5.2(F)(7)
Convenience Retail C P P P 5.2(F)(8)
Country Club C 5.2(F)(9)
Day Care Centers C C P P P C 5.2(F)(10)
Entertainment/Recreation,
P P C C 5.2(F)(11)
Indoor Commercial
Entertainment/Recreation,
5.2(F)(12)
C C C C
Outdoor Commercial
5.2(F)(13)
Financial Institution P P P
5.2(F)(14)
Funeral Services P P P
5.2(F)(15)
Hotels or Motels C P C P
5.2(F)(16)
Kennels (commercial) C
Landscaping / Nursery Business P 5.2(F)(17)
Personal Services C P P P 5.2(F)(18)
Recreational Vehicle Camp Site C 5.2(F)(19)
Repair Establishment C P P P P P 5.2(F)(20)
Restaurants C P P C 5.2(F)(21)
Retail Commercial Uses (other) P P P 5.2(F)(22)
Specialty Eating Establishments C P P P 5.2(F)(23)
Vehicle Fuel Sales C C C C 5.2(F)(24)
Vehicle Sales and Rental C C 5.2(F)(25)
Veterinary Facilities (Rural) C 5.2(F)(26)
Veterinary Facilities
C C C C 5.2(F)(26)
(Neighborhood)
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Planning Commission Agenda: 07/03/12
8. Amendment to the Monticello Zoning Ordinance, Chapter 5, Section 3(G) as
related to Regulations for Industrial Uses
Bulk Fuel Sales & Storage is a permitted use in the I-1 and I-2 District. However, the
Zoning Ordinance includes no specific regulations pertaining to liquid gases in the
Bulk Fuel Sales & Storage use category. For reference, the previous zoning
ordinance required a conditional use permit for such uses in the I-2 District, although
no specific conditions were listed.
Staff is preparing proposed regulations for these uses, consulting with area
to duplicate requirements of other agencies, but to provide the City with regulations
that directly relate to the specific land use impacts of this type of use. In addition, the
City may consider whether the ordinance should be amended to require a conditional
use permit in either or both the I-1 and I-2 Districts.
In developing the proposed amendments, staff will also be consulting with the
existing bulk fuel provider in the community.
Commission meeting.
9. Amendment to the Monticello Zoning Ordinance, Chapter 5, Section 3 as related
to Accessory Uses and Amendment to the Monticello Zoning Ordinance, Chapter
5, Section 4, as related to Temporary Uses
These two amendments are being described together due to the relationship between
the uses and required permitting.
In working with the Deputy City Clerk on the issuance of Transient Merchant permits,
(which are regulated by City Code), amendments to the existing Accessory Uses and
Temporary Uses & Structures regulations have become necessary in order to avoid the
necessity of obtaining multiple permits through the City.
Any vendor operating a temporary, transient business must obtain a Transient
Merchant permit. The transient merchant regulations require the applicant to comply
with all existing city codes and ordinances, including zoning regulations for parking
and signage. As such, no secondary land use permit for wayside stands or seasonal
sales are needed for these vendors.
Existing businesses who wish to provide for seasonal outdoor or sidewalk sales at their
place of business are allowed to do so under the accessory use regulations for Outdoor
Sidewalk Sales, or under the Seasonal Sales provisions of the Temporary Use
regulations.
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Planning Commission Agenda: 07/03/12
In addition to amendments as noted above, staff is proposing amendments to the
Accessory Use table and regulations to allow Entertainment/Recreation Outdoor
Commercial as an allowable accessory use in select commercial districts. This is to
allow for outdoor uses without direct sales occurring outdoors (such as volleyball
courts, etc.)
Text of amendment(s):
TABLE 5-4: ACCESSORY USES BY DISTRICT
Use Types
Base Zoning Districts
Additional
CI
Requirements
ARRRTRMBBBBII
CB
= Interim Permitted
O A 1 2 N 3 H 1 2 3 4 1 2
D C
Accessory Dwelling Unit P P P P P 5.3(D)(1)
Accessory Building minor
5.3(D)(2)
P P P P P P P P P P P P P P P
feet)
Accessory Building major
P P P P P P C P P P P P P P P 5.3(D)(3)
(> 120 square feet)
Adult Use accessory C 5.3(D)(4)
Agricultural Buildings P 5.3(D)(5)
Automated Teller Machines
P P P P P P P P 5.3(D)(6)
(ATMs)
Boarder(s) P P P 5.3(D)(7)
Commercial Canopies P P P P P P P P 5.3(D)(8)
Communication Antennas and
P P P P P P P P P P P P P P P 5.3(D)(9)
Antenna Support Structures
Donation Drop-off Containers P P 5.3(D)(10)
Drive-Through Services P P P C P P P 5.3(D)(11)
Entertainment/Recreation
C C C C 5.3(D)(12)
Outdoor Commercial
5.3(D)
(12) Entertainment/Recreation Outdoor Commercial
(a) When abutting a residential use, the property shall be screened with at least a semi-
opaque buffer (Table 4-2
this ordinance.
(b) Adequate measures to contain the proposed activity on the subject site shall be
provided
(c) Dust and noise are controlled consistent with City Ordinance.
Note: All subsequent subsections will be renumerated due to addition of above.
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Planning Commission Agenda: 07/03/12
TABLE 5-6: TEMPORARY USES & STRUCTURES
Additional
Temporary Use or Structure Allowable Duration (per site) Permit(s) Required
Requirements
Temporary Structure
Until issuance of certificate of occupancy
Construction Dumpster (on
or two days following expiration or Yes Sec 5.4(E)(1)(a)
public ROW/property)
finaling of a building permit
Construction Dumpster (on
30 days without a building permit No Sec 5.4(E)(1)(b)
private property)
Construction Trailer Until issuance of certificate of occupancy Yes Sec 5.4(E)(2)
Recreational Vehicle Use 1 month Yes Sec 5.4(E)(3)
Real Estate Office / Model Until 85% occupancy of the phase is Yes + Building
Sec 5.4(E)(4)
Sales Home reached Permit
Yes + Building
Temporary Mobile Cell Site 30 days Sec 5.4(E)(5)
Permit
Temporary Sign 40 days per year Yes Sec 4.5(I)
Temporary Storage in a
30 days per year Yes Sec 5.4(E)(6)
Portable Container
Tents, Canopies, Tarp
30 days per year Yes Sec 5.4(E)(7)
Garages, and Hoop Buildings
Temporary Sale
Continuous; up to 5 months per year on
Yes Sec 5.4(E)(8)
a single site
4 days per event; 3 events total per
Garage/Yard Sale No Sec 5.4(E)(9)
calendar year
60 days per permit; 120 days per Sec 5.4(E)(7) &
Seasonal Sales Yes
calendar year maximum term Sec 5.4(E)(12)
Temporary Merchant See Title 3, Chapter 10 of City Code
3 days per week; up to 4 months per
No Sec 5.4(E)(10)
year on a site
Wayside Stands
See Title 3, Chapter 10 of City Code
Special Events
14 days per calendar year, per parcel
Special Events Yes Sec 5.4(E)(11)
unless expressly stated otherwise
Additional amendments to Chapter 5, Section 3(B) are also proposed. The
amendments correspond to provisions for Minor and Major Accessory Structures.
Similar to the amendments proposed to Chapter 3, Section 3(D), the proposed
amendments clarify requirements for these types of detached uses, placing all
location/setback regulations in one code section.
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Planning Commission Agenda: 07/03/12
Text of amendment:
(1) Location of Accessory Uses or Structures
Except for fences and walls, the following standards shall apply to all accessory
structures:
(a) All accessory structures, except as may be specifically denoted, shall be located at
least six (6) feet from all lot lines, and at least the minimum distance from public
rights-of-way as denoted in the individual zoning district regulations.
(i)
abutting public streets.
(b) Detached accessory buildings shall be six (6) feet or more from any other building
or structure on the same lot.
*Note: Discussion on potential amendment to this item occurs under Item 8 of
the Planning Commission agenda.
(c) Accessory structures shall not be located beyond the front building line
established by the principal structure.
10. Amendment to Chapter 8, Section 2 as related to Rules of Measurement
This amendment clarifies existing language for front yard determinations.
Text of Amendment:
8.2(B)(1)(g) Front Lot line
The front lot line is the line connecting the two side lot lines along the edge of the
opposes parallels the primary
entrance elevation of a building.
11. Amendment to Monticello Zoning Ordinance, Chapter 8, Section 4, Definitions
Staff is proposing an a
porches are considered to be part of the principle structure. As such, they are subject
to principal building setback regulations and should therefore be removed from the
existing definition.
Text of Amendment:
APPURTENANCES - The visible, functional, or ornamental objects accessory to,
and part of a building, such as chimneys, fire escapes, open decks, stoops, steps,
12
Planning Commission Agenda: 07/03/12
open porches, bay windows, roof overhangs, awnings, solar energy systems and
similar features.
Additional amendments to the Definitions section are described with the CCD
amendments proposed under Item 8.
B. ALTERNATIVE ACTIONS:
1. Motion to table the public hearing on the proposed ordinance amendments to the
regular Planning Commission meeting of August 7th, 2012.
C. STAFF RECOMMENDATION:
Staff recommends alternative 1 above. Tabling of the items will allow Planning
Commission to direct staff to prepare any additional supporting information and the
formal ordinance document, Ordinance #561.
D. SUPPORTING DATA:
A. Monticello Zoning Ordinance Excerpts:
3.3(D) Common Yard & Height Requirements
3.4(E) Single-Family Residential District
3.4(H) R-3 Medium Density Residential District
3.7(H) Performance Overlay District
4.3(C) Fences and Walls
4.8 - Off-Street Parking
5.1 - Use Table
5.2(G) Regulations for Industrial Uses
5.3 - Accessory Uses
5.4 - Temporary Uses
8.2 Rules of Measurement
8.4 - Definitions
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Planning Commission Agenda: 07/03/12
13
open porches, bay windows, roof overhangs, awnings, solar energy systems and
similar features.
Additional amendments to the Definitions section are described with the CCD
amendments proposed under Item 8.
B. ALTERNATIVE ACTIONS:
1. Motion to table the public hearing on the proposed ordinance amendments to the
regular Planning Commission meeting of August 7th, 2012.
C. STAFF RECOMMENDATION:
Staff recommends alternative 1 above. Tabling of the items will allow Planning
Commission to direct staff to prepare any additional supporting information and the
formal ordinance document, Ordinance #561.
D. SUPPORTING DATA:
A. Monticello Zoning Ordinance – Excerpts:
3.3(D) – Common Yard & Height Requirements
3.4(E) – Single-Family Residential District
3.4(H) –R-3 – Medium Density Residential District
3.7(H) – Performance Overlay District
4.3(C)– Fences and Walls
4.8 - Off-Street Parking
5.1 - Use Table
5.2(G) – Regulations for Industrial Uses
5.3 - Accessory Uses
5.4 - Temporary Uses
8.2 – Rules of Measurement
8.4 - Definitions
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 yards: recreational and laundry drying equipment, arbors and
trellises, balconies, breezeways, open porches, decks, major and minor
accessory buildings, 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 rear yard setback of ten (10) feet shall be maintained.
4. 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 (E) R-1: Single Family Residence District
Page 94 City of Monticello Zoning Ordinance
TABLE 3-5: R-1 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 Interior
Side [1]
Street
Side
Rear
[3]
Single
Family
Building
30 10
[2] 20 30 2.5 stories
35 feet
1,050 foundation/
2,000 finishable [4]
24
5” / 12”
no minimum
soffit
[1]: For interior lots in R-1 and R-A districts, an attached accessory structure may be allowed to meet a 6’
setback, provided that the sum of both side yard setbacks shall be a minimum of 20 feet..
[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]: The required rear yard shall consist of a space at least 30-feet in depth across the entire width of the lot
that is exclusive of wetlands, ponds, or slopes greater than 12 percent.
[4]: 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-1 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 550 sq. ft.
See footnote [1] above as related to setbacks for attached accessory structures on interior lots.
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 3: ZONING DISTRICTS
Section 3.4 Residential Base Zoning Districts
Subsection (H) R-3: Medium Density Residence District
City of Monticello Zoning Ordinance Page 99
(H) R-3: Medium Density Residence District
Section 3.4 (H)
R-3 Medium Density Residence District
The purpose of the “R-3” medium density residential
district is to provide for medium density housing in
multiple family structures ranging up to and including
twelve (12) units and directly related, complementary
uses.
Maximum Density through PUD or Performance
Standards = 3111 sq. ft. per unit (14.0 units per gross
acre)
Base Density = 6,000 sq ft per unit (7.3 units per gross
acre)
Base Lot Area
Minimum = 10,000 sq ft.
Base Lot Width
Minimum = 80 ft.
Typical R-3 Building Types
Typical R-3 Lot
Configuration
CHAPTER 3: ZONING DISTRICTS
Section 3.4 Residential Base Zoning Districts
Subsection (H) R-3: Medium Density Residence District
Page 100 City of Monticello Zoning Ordinance
TABLE 3-8: R-3 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 Interior
Side
Street
Side Rear
Multi Family
Building
[1]
30 20 20 30
2.0 stories
30 feet
[2]
1,000 24 3” / 12”
Minimum 6” soffit
[1]: When multiple family units are to be located adjacent to property which can be used for single family
detached residential construction, the following shall apply:
(a) The front, side, and rear yard setbacks shall be a minimum of forty (40) feet.
(b) The minimum setbacks for parking areas shall be forty (40) feet on the front yard and fifteen (15) feet
on the side and rear yards.
[2]: Additional stories may be allowed through a conditional use pursuant to section 2.4(D) contingent upon
strict application of a requirement that fire extinguishing systems be installed throughout the building.
Accessory
Structures See Section 5.3(B) for all general standards and limitations on accessory structures.
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 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
Page 134 City of Monticello Zoning Ordinance
(3) Special Freeway Sign Allowance
(a) In the Freeway Bonus Sign District, the area of a freestanding sign may not
exceed two hundred (200) square feet each side with a maximum height of
thirty two (32) feet.
(b) Double frontage lots within the Freeway Bonus Sign District shall be allowed
to have up to two (2) free-standing signs subject to the following conditions:
(i) At least one of the two free-standing signs shall be a monument sign
which does not exceed fourteen (14) feet in height nor an overall size of
100 square feet.
(ii) The above size and height limitations for the second free-standing sign
shall apply even if both signs are monument signs.
(iii) The overall sign area maximum for the property as outlined in Section 4.5
of this ordinance shall still be met.
(G) DW: Drinking Water Supply Management Area
RESERVED
(H) Performance Based Enhancement District
(1) Purpose
The purpose of the Performance Based Enhancement Overlay District is to
provide for by-right development flexibility and enhancement in exchange for
meeting special design controls and/or protecting sensitive natural features. The
district is intended to create a reasonable balance between the interests of a
property owner seeking more development options on a property and the interests
of the surrounding property owners in the following ways:
(a) By encouraging a more creative approach in commercial and housing
developments that will result in quality living environments through
innovative design and aesthetic controls;
(b) By permitting a combination of housing types and styles, including single
family, two-family, and multiple family dwellings, with the exception of
manufactured homes;
(c) By allowing flexibility in design by permitting cluster developments and a
variety of architectural styles and treatments;
(d) By allowing flexibility in setback and height restrictions;
Section 4.5(J): Sign
Specific District
Regulations
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
City of Monticello Zoning Ordinance Page 135
(e) By providing an efficient use of land resulting in more cost efficient
installation of utilities, streets, and other facilities;
(f) By encouraging the preservation of common open space, recreational
facilities, natural features such as woodland, wetland, and flood plain;
(g) By contributing to the tax base of the community without making undue
demands on the community services;
(h) By providing the means for greater flexibility in environmental design than is
provided under the strict application of the Monticello zoning ordinance and
subdivision ordinance while at the same time preserving general welfare of
the City of Monticello and its inhabitants.
(2) District Application
The provisions of Section 3.7(H) shall apply to all lands within the jurisdiction of
Monticello that are denoted on the official zoning map as being within the
performance based enhancement overlay district.
(3) Relation to Underlying Zoning District
The performance based enhancement district provides different opportunities
based on the underlying zoning district as follows:
(a) R-1 and R-2 Base Zoning Districts
Properties with a base zoning district classification of R-1 or R-2 within the
performance based enhancement district can provide a harmonious mixture of
different residential land use types to best utilize the development potential of
the land given the natural environment and existing/future adjacent land uses.
(i) Uses in general
Uses shall be governed by the regulations for the R-2 zoning district as
outlined in Tables 5-1, 5-4 and 5-6.
(ii) Allowed Density
1. The base density shall be governed by the regulations for the
underlying zoning district.
2. Adjustments to the allowed base density shall be permitted in
accordance with the provisions of the performance based
enhancement district, but in no case shall the maximum density of the
underlying zoning district be exceeded.
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
Page 136 City of Monticello Zoning Ordinance
3. Allowed percentage reductions to base density requirements shall
always be calculated off the standard base density for the underlying
zoning district, with the sum of all allowed reductions being used to
calculate the final allowed density.
(iii) Lot Standards
1. Minimum lot size shall be equivalent to the required square feet per
unit following execution of all permitted density adjustments outlined
in Section 3.7(H)(4).
2. Minimum lot width shall be based on the required minimum lot size
per the following table:
TABLE 3-23: REQUIRED MINIMUM BASE LOT WIDTHS FOR
PERFORMANCE RESIDENTIAL DEVELOPMENT
If lot is ≥ 11000 sq ft
If lot is < 11000 sq ft but
greater than or equal to
9000 sq ft
If lot is < 9000 sq ft but
greater than or equal to
7500 sq ft
If lot is < 7500 sq ft
80 foot lot width 70 foot lot width 60 foot lot width 50 foot lot width
(iv) Development Standards
Lot development standards and setbacks shall be governed by the
regulations for the R-2 zoning district as outlined in Table 3-6.
(b) R-3, B-1, B-2, and B-4 Base Zoning Districts
Properties with a base zoning district classification of R-3, B-1, B-2 or B-4
can provide a harmonious intermixing of residential and business land uses to
best utilize the development potential of the land given the natural
environment and existing/future adjacent land uses.
(i) Uses in general
Uses may be a mix of the uses allowed within the R-3 and B-2 zoning
districts as outlined in Tables 5-1, 5-4 and 5-6. The underlying district
type (residential or business) shall determine which permitting process
shall be used in the event of a conflict between R-3 and B-2 standards.
(ii) Allowed Residential Density
1. Exclusively residential development proposals on properties with an
underlying zoning district of R-3 shall be governed by the base
density regulations for the underlying zoning district.
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
City of Monticello Zoning Ordinance Page 137
2. The base density of residential units within a performance based
mixed-use development shall be 4200 square feet of gross lot area per
unit regardless of the underlying zoning district.
3. Adjustments to the allowed base density shall be permitted in
accordance with the provisions of Section 3.7(H)(4), but in no case
shall the residential density exceed twenty (20) units per acre.
(iii) Lot standards in general
1. Lot standards and setbacks shall be governed by the regulations for
the underlying zoning district.
2. Development which combines residential and business uses shall
conform to the mixed use standards of the performance district as
outlined in Section 3.7(H)(5).
(4) Density bonuses for improved residential development
Base density square footage requirements for residential development within a
performance based enhancement district may be reduced based on inclusion of the
following development features and the corresponding square foot reduction
factors. Under no circumstances shall the resulting density exceed the established
maximum density established by this ordinance.
(a) Bonuses for all housing types:
(i) Preservation of Natural Features – the base density requirement may be
reduced based on the amount of land being permanently set aside for the
preservation of natural features as outlined in Table 3-24:
TABLE 3-24: PRESERVATION OF NATURAL
FEATURES DENSITY BONUS
% of Land Being Permanently
Preserved
Reduction in Per Unit Base Density
Requirement
7.5% to less than 10% 2.0%
10% to less than 12.5% 4.0%
12.5% to less than 15% 7.0%
15% to less than 17.5% 11.0%
17.5 to less than 20% 16.0%
Greater than 20% 22.0%
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
Page 138 City of Monticello Zoning Ordinance
(ii) Additional Landscaping – the base density requirement may be reduced
based on the introduction of additional landscaping beyond the normal
requirements of code as outlined in Table 3-25:
TABLE 3-25: DENSITY BONUSES FOR ADDITIONAL LANDSCAPING
Reduction in Per Unit Base Density Requirement in square feet
2% 4% 7% 11% 16% 20%
Required increase in canopy
and/or evergreen trees as
outlined in Table 4-3
[1]
1.5 times
the
required
plantings
2.0 times
the
required
plantings
3.0 times
the
required
plantings
4.0 times
the
required
plantings
5.0 times
the
required
plantings
6.0 times
the
required
plantings
[1]: The required increase in landscape plantings shall exclude any shrubs planting requirements per 10 feet of
building perimeter.
(iii) Additional Useable Recreational Space – in conjunction with
development requiring park dedication, the base density requirement may
be reduced based on any additional amount of land accepted by the City
for public recreation purposes over that which is normally required by
code as outlined in Table 3-26:
TABLE 3-26: RECREATIONAL SPACE
DENSITY BONUS
% increase over normally required public
land dedication for recreational use
Reduction in Per Unit Base
Density Requirement
0.5% to less than 1% 2.0%
1% to less than 2% 4.0%
2% to less than 3% 7.0%
3% to less than 4% 11.0%
4% to less than 5% 16.0%
Greater than 5% 22.0%
(b) Bonuses exclusive to multi-family housing types:
(i) Shared Underground Parking – the base density requirement may be
reduced by 15% if each unit is provided a parking space within a shared
underground parking area.
(ii) Improved Construction Standards – the base density requirement may
be reduced by 15% if type two (2) construction is used.
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
City of Monticello Zoning Ordinance Page 139
(iii) Elevators – the base density requirement may be reduced by 10% if an
elevator serving each floor is provided.
(iv) Indoor Recreation Amenities – the base density requirement may be
reduced by 10% if indoor recreation and/or social room(s) equal to
twenty-five (25) square feet per unit or seven hundred fifty (750) square
feet total, whichever is greater, are provided.
(v) Outdoor Recreation Amenities – the base density requirement may be
reduced by 10% if major outdoor recreation facilities are provided such as
swimming pools, tennis courts, or similar facilities requiring a substantial
investment equaling at minimum five (5) percent of the construction cost
of the principal structure.
(5) Bonuses for Green Buildings
(a) The incentives listed in Table 3-27 are available to developments
incorporating the denoted number of green building features from schedules
“A” and “B” in Table 3-28.
TABLE 3-27: BONUSES FOR GREEN BUILDINGS
Type of Bonus
Minimum Number of Green
Building Features Provided [1]
From
Schedule “A”
From
Schedule “B”
CATEGORY 1: BASE DENSITY REDUCTION
4% reduction in the per unit base density requirement 1 2
11% reduction in the per unit base density requirement 1 3
20% reduction in the per unit base density requirement 2 4
CATEGORY 2: OFF-STREET PARKING REDUCTION
Decrease in required off-street parking spaces by 5% 1 2
Decrease in required off-street parking spaces by 10% 1 3
Decrease in required off-street parking spaces by 15% 2 4
CATEGORY 3: ADDITIONAL BUILDING HEIGHT
Increase in building height by one (1) story beyond the
district maximum 2 2
[1]: Development may include a sufficient number of green building features to take
advantage of more than one type of bonus with a limit of one (1) bonus per category.
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
Page 140 City of Monticello Zoning Ordinance
(b) The green building features listed in Table 3-28 below may be utilized to
obtain the development bonuses listed in Table 3-27.
TABLE 3-28: GREEN BUILDINGS FEATURES
Schedule Feature
ENERGY
A
Generation of a minimum of 20 percent of the electricity needed by the
development from alternative energy sources (solar, wind, geothermal or biomass)
within five years.
A Proof of purchase of carbon offsets in an amount equivalent to 15 percent of the
construction costs within five years
B Design buildings so that they can accommodate the installation and operation of
solar photovoltaic panels or solar thermal heating devices.
RECYCLING / WASTE REDUCTION
A Utilize recycled materials for 50% of streets, off-street parking, sidewalks, curbs,
and 25% of building materials
B Provide at least one enclosed recycling station per building suitable for storage and
collection of recyclable generated on-site
SITE CONFIGURATION
B Provision of a community garden with at least 500 square feet per dwelling that is
controlled by a property-owners association
B
Use of paving materials in driveways and parking lots that have solar reflectance
index (SRI) score of at least 29 (SRI is a measure of a parking lot’s ability to reject
solar heat; a higher SRI yields a cooler parking lot)
B Configuration of new buildings with one axis 1.5 times longer than the other, and
the long axis oriented in an east-west configuration for solar access
A Include underground parking or a parking structure
A Provide for mixed use structures with active retail or personal service uses on
ground floors and residential uses on upper floors
RESOURCE CONSERVATION
B Provision of 150-foot undisturbed buffers adjacent to all perennial stream banks,
wetlands, and bodies of water
A Use only native vegetation for required landscaping
A Use of Low Impact Development (LID) techniques instead of retention or
detention ponds for stormwater management
B Preservation of 15 percent of the tree canopy on a site comprised of the canopies
of trees 10” or greater in DBH
A Double the minimum open space set-aside amount
A Remediate site contamination on a documented (by means of a Phase II
Environmental Site Assessment) “brownfield” site
TRANSPORTATION
A Provision of a network of multi-purpose trails with at least one connection to a
public trail, sidewalk or greenway for every acre of land
B Inclusion of showering and dressing facilities in non-residential development for
employees using alternative forms of transportation
A Provide on-site transit facilities (e.g., designated park-and-ride parking spaces, bus
shelters, etc).
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (H) Performance Based Enhancement District
City of Monticello Zoning Ordinance Page 141
Schedule Feature
BUILDING CONFIGURATION
A Inclusion of green roofs on at least 30% of the roof area within the development
B Meet minimum Energy Star (or equivalent) criteria for at least 75 percent of the
residential floor area
A Design the building to achieve a minimum LEED certification of platinum [count s as
two (2) schedule “A” features]
A Design the building to achieve a minimum LEED certification of gold
B Design the building to achieve a minimum LEED certification of silver
B Include shade features (e.g., awnings, louvers, shutters, overhangs, etc) to shade all
windows and doors on the southern building façade
B Design buildings such that 25 percent of the residential units are consistent with
Universal Design practices
A Design buildings such that 50 percent of the residential units are consisten t with
Universal Design practices
WATER CONSERVATION
A Inclusion of a recycled or grey water system for landscaping irrigation
(6) Standards for Mixed Use Development
All mixed use development within the performance based enhancement district
shall adhere to the following:
(a) Residential Units in mixed use developments
Residential units shall be incorporated within a mixed use development to be
visually and/or physically integrated with nonresidential uses.
(i) When the underlying zoning district is R-3, B-1 or B-2, residential units
shall be located using one of the following options;
1. Residential uses are vertically located above street-level commercial
uses; or
2. Residential uses are horizontally integrated into the site development
in a manner that provides a transition between adjacent low intensity
uses (e.g. single family homes) to adjacent higher intensity uses (e.g.
commercial).
CHAPTER 3: ZONING DISTRICTS
Section 3.7 Overlay Zoning Districts
Subsection (I) CCD Residential Overlay District
Page 142 City of Monticello Zoning Ordinance
(ii) When the underlying zoning district is B-4, the following shall apply to
dwelling units:
1. Dwelling units shall not be located on the first floor street facing side
of a building.
2. First floor alley or side yard facing dwelling units are permitted, but
they shall not encompass more than 30% of the gross first floor area.
(b) Non-residential uses in Mixed Use Developments
(i) New non-residential uses in a mixed use development shall be restricted
to lots adjacent to existing non-residential uses or lots at corner locations.
(ii) Buildings shall incorporate one or more transitional features as required
by the Community Development Department (see Section 4.7,
Transitional Features).
(iii) When the underlying zoning district is B-1 or B-2, individual retail and
other commercial uses shall not exceed 5,000 square feet unless
authorized by a conditional use permit pursuant to Section 2.4(D).
(iv) Developments are encouraged to situate buildings at the street frontage,
locating parking to the side and rear of buildings to avoid views of large,
paved parking areas from public rights-of-way.
(v) Loading and service areas shall be placed to the sides or rear of a
structure, or shall be integrated within the building’s architecture as a
means of minimizing their appearance.
(I) CCD Residential Overlay District
(1) Purpose
The purpose of the CCD Residential Overlay District (CCD-R) is to provide for
sites within the Central Community District that are appropriate for full use as
multiple family attached housing, including residential uses on the ground floor.
In establishing this overlay district over specific areas within the CCD, the City
finds that the goals and policies of the City’s Comprehensive Plan are being
fulfilled by ground floor residential uses, including those goals and policies
expressly applying to uses in the downtown area as may be adopted as a part of
any Downtown Revitalization Plan or similar component of the Comprehensive
Plan. Parcels shall be included in the CCD Residential Overlay District only
where the more intensive residential uses allowed by this overlay district can be
found to enhance the commercial concentration in the surrounding “CCD”
downtown area.
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (C) General Requirements for Fences and Walls
City of Monticello Zoning Ordinance Page 179
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 180 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 (D) Requirements for Fences and Walls by District Type
City of Monticello Zoning Ordinance Page 181
(b) Fences which do not require a building permit under the provisions of Section
4.3(D)(4)(a) above may be constructed without a permit, but shall adhere to
all fencing requirements in this ordinance.
(D) Requirements for Fences and Walls by District Type
All fences and walls shall conform to the following standards. In all cases, heights are
measured from finished grade on the highest side of the fence or wall.
(1) Residential Districts
In residential districts (see Table 3-1: Base Zoning Districts), fences and walls
shall conform to the following:
(a) Front Yards
(i) Fences and walls shall not exceed a height of four (4) feet in front yards
and that part of side yards from the front lot line to the front building line.
(ii) If a fence or wall in a front yard exceeds three (3) feet in height, it must
be set back a minimum of fifteen (15) feet from the front property line.
(b) Side or Rear Yards
(i) Fences and walls shall not exceed a height of six (6) feet in side and rear
yards.
(ii) In side or rear yards which abut a public street, fences or walls which
exceed thirty-six (36) inches in height must be set back at least six (6) feet
from the property line, and the setback area shall be landscaped in
accordance with the provisions of Section 4.3(J)(4), Appearance.
(c) Transparency
Fences or walls located within a front yard or side yard adjacent to a street
shall maintain a minimum of 50 percent transparency.
(d) Access
Where any fence or wall connects to a building used as a dwelling, at least
one gate not less than 2 feet 6 inches in width shall be required to allow
access around the building.
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (D) Requirements for Fences and Walls by District Type
Page 182 City of Monticello Zoning Ordinance
(2) Business Districts
(a) General
In business districts (see Table 3-1: Base Zoning Districts), fences and walls
shall not be permitted in front setback areas, and shall not exceed a height of
four feet in the remainder of front yards and eight feet in side or rear yards,
unless the fence in the side or rear yard is located within 15 feet of a public
right-of-way, in which case it shall not exceed a height of six feet. If a fence
is constructed on top of a retaining or other wall, the combined height of the
fence and wall shall not exceed the maximum height that would apply to a
fence or wall alone.
(b) Major Utilities, Wireless Communications, Government Facilities, and
Other Public Safety Uses
Fences and walls in front, side, and rear yards of major utilities, wireless
communication towers, government facilities, and other public safety uses
shall not exceed eight feet.
(3) Industrial Districts
(a) Industrial and Business Campus District
(i) Fences and walls shall not be permitted in front setback areas;
(ii) Fences shall adhere to the following yard-based requirements:
1. In all front yards, a fence shall not exceed six (6) feet in height and
shall be at least 50% transparent.
2. In all side yards, a fence shall not exceed six (6) feet in height.
3. In all rear yards, a fence shall not exceed eight (8) feet in height
provided a building permit is obtained for any additional height over
six (6) feet.
(iii) In no event shall a fence exceed six (6) feet in height if the fence is
located within 15 feet of a public right-of-way.
(b) I-1 and I-2 Districts
(i) In all front yards, a fence shall not exceed six (6) feet in height and shall
be at least 50% transparent.
(ii) In all side and rear yards, a fence shall not exceed fifteen (15) feet in
height provided a building permit is obtained for any additional height
over six (6) feet.
See also Section
3.3(D)(2)(b) Corner
Visibility, for
additional
restrictions on fence
placement.
See also Section
3.3(D)(2)(b) Corner
Visibility, for
additional
restrictions on fence
placement.
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (F) Perimeter Fences and Walls Abutting Public Rights-of-Way
City of Monticello Zoning Ordinance Page 183
(4) Vacant Property
Vacant property may be fenced if the fence does not exceed four feet in residential
districts and eight feet in business or industrial districts, the fencing maintains a
minimum transparency of 50%, and the purpose of the fencing is to discourage
unauthorized dumping or unauthorized parking on the property. Fencing of the
vacant property shall not be construed to allow use of the property for outdoor
storage.
(E) Exemption for Security Plan
A property owner or tenant or a representative of a public agency responsible for a
government facility, public safety use, or other use in need of heightened security may
submit to the Community Development Department a site security plan proposing
fences or walls taller than those permitted by this section or proposing the use of barbed
or concertina wire atop a fence or wall for security reasons. The Community
Development Department may approve or approve with conditions the site security plan
and its proposed exemption of fences or walls from the standards of this section, upon
finding:
(1) Taller Fence or Wall Needed for Safety or Security Reasons
The condition, location, or use of the property, or the history of activity in the
area, indicates the land or any materials stored or used on it are in significantly
greater danger of theft or damage than surrounding land, or represent a significant
hazard to public safety without a taller fence or the use of barbed or concertina
wire atop a fence or wall; and
(2) Not Have Security, Functioning Appearance of Adjacent Properties
The proposed taller fences or walls or use of barbed or concertina wire will not
have a significant adverse effect on the security, functioning, appearance, or value
of adjacent properties or the surrounding area as a whole.
(F) Perimeter Fences and Walls Abutting Public Rights-of-Way
(1) Fences or walls located within 15 feet of a street or public right-of-way shall:
(a) Be of a uniform style;
(b) Be located outside the public right-of-way;
(c) Include breaks, offsets, access points, or other design details in the wall plane
at least every 200 feet;
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (H) Chain Link Fencing
Page 184 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 4.3 Fences & Walls
Subsection (J) Appearance
City of Monticello Zoning Ordinance Page 185
(I) Barbed or Razor Wire
Barbed or razor wire is prohibited except as expressly authorized through approval of a
security plan under the provisions of Section 4.3(E).
(J) Appearance
(1) Customary Materials
Fences and walls shall be constructed of any combination of treated wood posts
and vertically-oriented planks, rot-resistant wood, wrought iron, decorative metal
materials, brick, stone, masonry materials, or products designed to resemble these
materials. Where wood, masonry, or other opaque materials are specified for
particular types of screening or buffering fences or walls, all other fence materials
are prohibited.
(2) Finished Side to Outside
Wherever a fence or wall is installed, if one side of the fence or wall appears more
“finished” than the other (e.g., one side has visible support framing and the other
does not), then the more “finished” side of the fence shall face the perimeter of the
lot rather than the interior of the lot.
(3) Compatibility of Materials along a Single Lot Side
All fencing or wall segments located along a single lot side shall be composed of
a uniform style and colors compatible with other parts of the fence and with the
associated buildings.
(4) Landscape Screening
All fences and walls exceeding four feet in height and located within 15 feet of a
public street right-of-way in all districts, or as otherwise required by this
ordinance, shall be supplemented with landscape screening in accordance with the
following standards to soften the visual impact of the fence or wall.
(a) Shrubs Required
One evergreen shrub shall be installed for every fifteen linear feet of fence or
wall, on the side of the fence or wall facing the public street right-of-way.
Shrubs shall meet the size standards of Section 4.1(C)(2) Planting Standards,
and may be installed in a staggered, clustered, grouped, or linear fashion.
CHAPTER 4: FINISHING STANDARDS
Section 4.4 Exterior Lighting
Subsection (A) Purpose
Page 186 City of Monticello Zoning Ordinance
(b) Substitution of Understory Trees
One understory or ornamental tree may be substituted for every three
evergreen shrubs provided that the tree meets the size standards of Section
4.1(C)(2) Planting Standards.
(c) Integration with other Required Landscaping
Required landscape screening for fences or walls may be integrated into the
landscaping required for vehicular use area screening or perimeter buffers,
provided the standards in Section 4.1 Landscaping and Screening Standards,
are maintained.
(5) Maintenance Required
Every fence or wall must be maintained in a condition of reasonable repair and
shall not be allowed to become and remain in a condition of disrepair or danger or
constitute a nuisance. Fences or walls in a state of disrepair may be removed by
the City as provided by Minnesota Statutes. The cost of removing fences may be
levied against the property as a special assessment.
4.4 Exterior Lighting
(A) Purpose
The purpose of this section is to regulate light spillage and glare to ensure the safety of
motorists and pedestrians, and to ensure lighting does not adversely affect land uses on
adjacent properties. More specifically, this section is intended to:
(1) Regulate Exterior Lighting to Mitigate Adverse Impacts
Regulate exterior lighting to assure that excessive light spillage and glare are not
directed at adjacent properties, neighboring areas, and motorists;
(2) Ensure Proper Insulation
Ensure that all site lighting is designed and installed to maintain adequate lighting
levels on site while limiting negative lighting impacts on adjacent lands; and
(3) Provide Security
Provide security for persons and land.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (C) Change in Use or Occupancy
Page 210 City of Monticello Zoning Ordinance
4.8 Off-street Parking
(A) Purpose
The regulation of off-street parking spaces in these zoning regulations is to alleviate or
prevent congestion of the public right-of-way and to promote the safety and general
welfare of the public by establishing minimum requirements for off-street parking of
motor vehicles in accordance with the utilization of various parcels of land or structures.
(B) Application of Off-Street Parking Regulation
The regulations and requirements set forth herein shall apply to all off-street parking
facilities in all of the zoning districts of the City.
(C) Change in Use or Occupancy
(1) Change in Use or Occupancy of Land
(a) Any change of use or occupancy of land already dedicated to a parking area,
parking spaces, or loading spaces shall not be made, nor shall any sale of land,
division, or subdivision of land be made which reduces area necessary for
parking, parking stalls, or parking requirements below the minimum
prescribed by these zoning regulations.
(b) Off-street parking spaces and loading spaces or lot area existing upon the
effective date of this ordinance as denoted in Section 1.4 shall not be reduced
in number or size unless said number of size exceeds the requirements set
forth herein for a similar new use.
(2) Change in Use or Occupancy of a Building
Any change of use of occupancy of any building or buildings, including additions
thereto, requiring more parking area shall not be permitted until there is furnished
such additional parking spaces as required by these zoning regulations.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
City of Monticello Zoning Ordinance Page 211
(3) Site Plan Drawing Necessary
All applications for a building permit or certificate of occupancy in all zoning
districts shall be accompanied by a site plan drawn to scale and dimensioned
indicating the location of off-street parking and loading spaces in compliance with
the requirements set forth in Section 4.8.
(D) Prohibited Uses Related to Off-street Parking
(1) Required accessory off-street parking spaces in any district shall not be utilized
for open storage, sale, or rental of goods; or storage of inoperable vehicles and/or
storage of snow.
(2) For single family and two family dwellings, off-street parking in the rear yard
is prohibited as illustrated in Figure 4-11.
(3) Except for temporary uses as permitted by Section 5.4 and trailers parking in a
designated loading area, no vehicle may be parked and used for storage of items
in any district.
(E) Standards Applicable to All Uses
(1) Location of Required Parking
(a) Required accessory off-street parking shall be on the same lot under the same
ownership as the principal use being served except under the provisions of
Section 4.8(G)(3).
(b) Except for single, two-family, townhouse dwellings and parcels in the CCD,
head-in parking directly off of and adjacent to a public street with each stall
having its own direct access to the public street shall be prohibited.
(c) Except in the case of single, two-family, and townhouse dwellings, parking
areas shall be designed so that circulation between parking bays or aisles
occurs within the designated parking lot and does not depend upon a public
street or alley.
(d) Except in the case of single, two-family, and townhouse dwellings, parking
area design which requires backing into the public street is prohibited.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Page 212 City of Monticello Zoning Ordinance
(e) All accessory off-street parking facilities required by this ordinance shall be
located and restricted as follows:
(i) For single family and two family dwellings, the part of a paved driveway
within boulevard portion of the street right-of-way shall only be used for
parking in a manner that does not block any public sidewalk or pathway.
(ii) In the case of single family dwellings, parking shall be prohibited in any
portion of the rear yard. In the case where the only attached or detached
garage on a property is located in the rear yard, parking may be allowed
in designated driveways leading directly into a garage, or on one (1) open
surfaced space located on the side of a driveway away from the principal
use as shown in Table 4-9 and Figure 4-11. Said extra space shall be
surfaced as required by Table 4-9 and Figure 4-11.
(iii) In the case of single family dwellings, parking in the side yard shall be
allowed on a surfaced space as shown in Table 4-9 and Figure 4-11.
(2) Vehicular Use Area Design
(a) Curb Cuts and Access
(i) Each property shall be allowed one (1) curb cut access per one
hundred twenty-five (125) feet of street frontage. All property shall be
entitled to at least one (1) curb cut.
(ii) The maximum driveway width between the public street and the property
line shall not exceed twenty-four (24) feet.
(iii) Within all districts, a five foot radius curb may be constructed at the
public street in addition to the maximum driveway width allowed.
(iv) Driveway access curb openings on a public street except for single, two-
family, and townhouse dwellings shall not be located less than forty (40)
feet from one another.
(v) No curb cut access shall be located less than forty (40) feet from the
intersection of two (2) or more street right-of-ways. This distance shall
be measured from the intersection of lot lines.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
City of Monticello Zoning Ordinance Page 213
(vi) All driveway access openings shall require a culvert unless the lot is
served by storm sewer or is determined unnecessary by the Community
Development Department. Size of culvert shall be determined by the
Community Development Department but shall be a minimum of fifteen
(15) inches in diameter.
(vii) Except for single, two-family, and townhouse residential development
(and as otherwise noted in this ordinance), all open vehicular use areas
shall have a perimeter curb barrier around the entire parking lot, said
curb barrier shall not be closer than six (6) feet to any lot line as
measured from the lot line to the face of the curb.
(b) Stall, Aisle, and Driveway Design
(i) Each parking space shall be not less than nine (9) feet wide and twenty
(20) feet in length exclusive of access aisles, and each space shall be
served adequately by access aisles. EXCEPTION: Where desired, up to
25% of the parking spaces may be not less than seven and one-half (7-
1/2) feet in width and not less than sixteen (16) feet in length when served
adequately by access aisles to accommodate compact car parking and
should be marked as such.
(ii) Except in the case of single family, two-family, and townhouse dwellings,
parking areas and their aisles shall be developed in compliance with the
following standards:
TABLE 4-6: PARKING STALL AND AISLE STANDARDS
Angle Wall to Minimum Wall to Interlock Minimum Interlock to Interlock Minimum
30 48.6’ 44.5’ 40.3’
45 56.8’ 53.4’ 50.0’
60 62.0’ 59.7’ 57.4’
90 64.0’ 64.0’ 64.0’
Parallel Parking: Twenty-two (22) feet in length
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Page 214 City of Monticello Zoning Ordinance
(c) Surfacing
(i) Except in the case of single family and two-family dwellings, driveways
and stalls shall be surfaced with six (6) inch class five base and two (2)
inch bituminous topping or concrete equivalent. Drainage plans shall be
reviewed and subject to approval by the Community Development
Department. The Community Development Department staff may waive
this requirement if it is determined that the drainage plans do not merit
further study. Community Development Department determination in
this regard shall be based on the size of parking surface area, simplicity of
design plan, and proximity/accessibility to existing storm sewer facilities.
(ii) The grade elevation of any parking area shall not exceed five (5) percent.
(d) Striping
Except for single, two-family, and townhouses, all parking stalls shall be
marked with white painted lines not less than four (4) inches wide.
(e) Lighting
Any lighting used to illuminate an off-street parking area shall be so arranged
as to reflect the light away from adjoining property, abutting residential uses,
and public right-of-ways and be in compliance with Section 4.4 of this
ordinance.
(f) Landscaping and Screening
All open, non-residential, off-street parking areas of five (5) or more spaces
shall be screened and landscaped from abutting or surrounding residential
districts in compliance with Section 4.1(F) of this ordinance.
(i) Interior Vehicular Use Area Landscaping – see Section 4.1(F)(2)
(ii) Perimeter Vehicular Use Area Landscaping – see Section 4.1(F)(3)
(iii) Perimeter Buffers – see Section 4.1(G)
(g) Signs
No sign shall be so located as to restrict the sight lines and orderly operation
and traffic movement within any parking lot.
Section 4.8(E)(5)
outlines requirements
for a CUP to
potentially lessen
surfacing
requirements
Section 4.1(F):
Standards for
Vehicular Use Area
Landscaping
Section 4.1(G):
Standards for
Perimeter Buffers
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
City of Monticello Zoning Ordinance Page 215
(3) Parking Within a Structure
The off-street parking requirements may be furnished by providing a space so
designed within the principal building or one (1) structure attached thereto;
however, unless provisions are made, no building permit shall be issued to convert
said parking structure into a dwelling unit or living area or other activity until
other adequate provisions are made to comply with the required off-street parking
provisions of this ordinance.
(4) Vehicular Use Area Stall Calculation Requirements
(a) General Provisions
(i) The minimum number of off-street parking spaces shown in Table 4-7
shall be provided and maintained by ownership, easement, and/or lease
for and during the life of the respective uses hereinafter set forth.
(ii) When determining the number of off-street parking spaces results in a
fraction, each fraction of one-half (1/2) or more shall constitute another
space.
(iii) In stadiums, sports arenas, churches, and other places of public assembly
in which patrons or spectators occupy benches, pews, or other similar
seating facilities, each twenty-two (22) inches of such seating facilities
shall be counted as one (1) seat for the purpose of determining
requirements.
(iv) Should a structure contain two (2) or more types of use, each shall be
calculated separately for determining the total off-street parking spaces
required.
(b) Floor Area
(i) The term "floor area" for the purpose of calculating the number of off-
street parking spaces required shall be determined on the basis of the
interior floor area dimensions of the buildings, structure, or use times the
number of floors.
(ii) Whenever practical, final parking calculations shall be based on an actual
building floor plan.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Page 216 City of Monticello Zoning Ordinance
TABLE 4-7: MINIMUM OFF-STREET PARKING SPACES BY USE
Use Type Minimum # of Spaces & Additional Requirements
Residential Uses
Detached Dwelling 2.0 spaces for each dwelling unit
Duplex 2.0 spaces for each dwelling unit
Townhome 2.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus
one (1) guest parking space for every four (4) units
Multiple Family
In general 2.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus
one (1) guest parking space for every four (4) units
Senior housing
Reservation of area equal to 1.0 space per unit
Initial development shall require only 0.5 spaces per unit, and said
number of spaces may continue until such time as the City Council
considers a need for additional parking spaces has been demonstrated
Group Residential Facility, Single
Family
2.0 spaces for each three persons for whom sleeping accommodations are
provided
Group Residential Facility, Multi-
Family
2.0 spaces for each three persons for whom sleeping accommodations are
provided
Manufactured Home 2.0 spaces per manufactured home
Civic and Institutional Uses
Active Park Facilities (public or
private)
5.0 spaces for each acre of park over one (1) acre; two (2) spaces per acre
for playgrounds; and ten (10) spaces for each acre of play field
When a public recreation site has more than one (1) use designation,
the areas must be divided for determining the required parking
Assisted Living Facilities 0.5 spaces for each assisted living unit (a required half space shall be
rounded up)
Baseball Fields, Stadium 1.0 space for each eight (8) seats of design capacity
Cemeteries See Parking Schedule #2 [Section 4.8(H)(3)]
Clinics 4.0 spaces for each one thousand (1000) square feet
Hospitals 2.0 spaces per each bed
Nursing/Convalescent Home 4.0 spaces plus one (1) for each three (3) beds for which accommodations
are offered
Passenger Terminal 8.0 spaces plus one (1) additional space for each eight hundred (800)
square feet of floor area over one thousand (1000) square feet
Passive Parks and Open Space See Parking Schedule #2 [Section 4.8(H)(3)]
Public Buildings or Uses 10.0 spaces plus one (1) for each one hundred fifty (150) square feet in
excess of two thousand (2000) square feet of floor area in the principal
structure
Schools,
Kindergarten through Junior High
1.0 space for each classroom plus one (1) additional space for each fifty
(50) student capacity
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
City of Monticello Zoning Ordinance Page 217
Use Type Minimum # of Spaces & Additional Requirements
Civic and Institutional Uses (continued)
Schools,
Kindergarten through Junior High
1.0 space for each classroom plus one (1) additional space for each fifty
(50) student capacity
Schools,
High School & post-secondary
1.0 space for each seven (7) students based on design capacity plus one (1)
for each three (3) classrooms
Place of Public Assembly
1.0 space for each four (4) seats based on the design capacity of the main
assembly hall
Facilities as may be provided in conjunction with places of public
assembly shall be subject to additional requirements which are imposed
by this ordinance
Utilities (major) See Parking Schedule #2 [Section 4.8(H)(3)]
Office Uses
Offices 3.0 spaces plus at least one (1) space for each three hundred (300) square
feet of floor space
Commercial Uses
Adult Uses 1.0 space for each one hundred (100) square feet of floor space.
Auction House
1.0 space for each forty (40) square feet of floor space.
Outside sales area shall be added to the floor space of the principal
building when determining square footage of floor space
Auto Repair – Minor 8.0 spaces plus one (1) additional space for each eight hundred (800)
square feet of floor area over one thousand (1000) square feet
Automotive Wash Facilities
10.0 spaces or one (1) space for each employee on the maximum shift,
whichever is greater
For self service facilities, there shall be a minimum of two (2) spaces
If the wash facility is integrated into an approved vehicle fuel sales
business, the wash facility shall require no additional parking
Bed & Breakfasts 1.0 space for each rental unit in addition to required residential off-street
parking
Boarding House 2.0 spaces for each three (3) persons for whom accommodations are
provided for sleeping
Business Support Services 1.0 space for each two hundred (200) square feet of floor space
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Communications/Broadcasting 1.0 space for each four hundred (400) square feet of floor space.
Convenience Stores 1.0 space for each two hundred (200) square feet of floor space
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Country Club 4.0 spaces per golf hole plus spaces provided for accessory uses in
accordance with this ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Page 218 City of Monticello Zoning Ordinance
Use Type Minimum # of Spaces & Additional Requirements
Commercial Uses (continued)
Day Care Centers 1.0 space for each employee plus one (1) space per five children
Entertainment/Recreation, Indoor Commercial
Bowling Alley 5.0 spaces for each alley plus additional spaces as may be required herein
for related uses associated with the principal structure
Theater
1.0 space for each four (4) seats based on the design capacity of the main
assembly hall; facilities as may be provided in conjunction with such buildings
or uses shall be subject to additional requirements imposed by this
ordinance
If the theater is located in the original plat of Monticello, the required
spaces shall be reduced to 1.0 space per five (5) seats
Entertainment/Recreation, Outdoor
Commercial
10.0 spaces plus one (1) for each one hundred (100) square feet of floor
area inside an associated structure
Financial Institution 1.0 space for each four hundred (400) square feet of floor space.
Funeral Homes
20.0 spaces for each chapel or parlor, plus one (1) space for each funeral
vehicle maintained on the premises
Aisle spaces shall also be provided off the street for making up a funeral
procession
Hotels or Motels 1.0 space for each rental unit plus one space for each ten (10) units and
one (1) space for each employee on the maximum shift
Kennels (commercial) 1.0 space for each four hundred (400) square feet of floor space.
Landscaping / Nursery Business See Parking Schedule #1 [Section 4.8(H)(2)]
Personal Services
1.0 space for each two hundred fifty (250) square feet of floor space
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Recreational Vehicle Camp Site 1.0 space per each recreational vehicle plus one (1) guest space per ten
recreational vehicles
Repair Establishment See Parking Schedule #1 [Section 4.8(H)(2)]
Restaurants
Sit down restaurants 1.0 space for each forty (40) square feet of gross floor area of dining and
bar area and one (1) space for each eighty (80) square feet of kitchen area
Drive Through restaurants 1.0 space for each fifteen (15) square feet of gross floor area but not less
than fifteen (15) spaces
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
City of Monticello Zoning Ordinance Page 219
Use Type Minimum # of Spaces & Additional Requirements
Commercial Uses (continued)
Retail Commercial Uses
In General
1.0 space for each two hundred (200) square feet
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
In which 50% or more of the gross floor
area is devoted to storage, warehouses,
and/or industry. The number of spaces
may be determined by either of the
listed options
OPTION #1: One (1) space for each two hundred (200) square feet
devoted to public sales or service plus one (1) space for each 500 square
feet of storage area
OPTION #2: One space for each employee on the maximum shift plus
one (1) space for each 200 square feet devoted to public sales or service
Specialty Eating Establishments
1.0 space for each two hundred (200) square feet
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Vehicle Fuel Sales
4.0 spaces plus two (2) spaces for each service stall (not pump)
Those facilities designed for sale of other items than strictly automotive
products, parts, or service shall be required to provide additional
parking in compliance with other applicable sections of this ordinance
Vehicle Sales and Rental 8.0 spaces plus one (1) additional space for each eight hundred (800)
square feet of floor area over one thousand (1000) square feet
Veterinary Facilities 1.0 space for each two hundred fifty (250) square feet
Wholesale Sales
1.0 space for each two hundred (200) square feet
If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Industrial Uses
Auto Repair – Major See Parking Schedule #1 [Section 4.8(H)(2)]
Extraction of Materials See Parking Schedule #2 [Section 4.8(H)(3)]
General Warehousing
8.0 spaces plus one (1) space for each two (2) employees on the maximum
shift or, at a minimum, at least eight (8) spaces plus one (1) space for each
one thousand (1000) square feet of floor area
Truck or Freight Terminal 8.0 spaces plus one (1) space for each two (2) employees on the maximum
shift or, at a minimum, at least eight (8) spaces plus one (1) space for each
five hundred (500) square feet of floor area
Waste Disposal & Incineration See Parking Schedule #1 [Section 4.8(H)(2)]
Wrecker Services See Parking Schedule #1 [Section 4.8(H)(2)]
Heavy Manufacturing See Parking Schedule #1 [Section 4.8(H)(2)]
Industrial Services See Parking Schedule #1 [Section 4.8(H)(2)]
Light Manufacturing See Parking Schedule #1 [Section 4.8(H)(2)]
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Page 220 City of Monticello Zoning Ordinance
Use Type Minimum # of Spaces & Additional Requirements
Industrial Uses (continued)
Machinery/Truck Repair See Parking Schedule #1 [Section 4.8(H)(2)]
Recycling and Salvage Center See Parking Schedule #1 [Section 4.8(H)(2)]
Self Storage Facilities
1.0 space per 100 lockers/units on the inside of the fenced area and at least
five (5) spaces outside the fenced area
If a caretaker’s quarters is provided on-site, at least one (1) covered
parking space for exclusive use by the caretaker shall be provided
(iii) Unusable space (e.g. entries, halls, service areas, bathrooms, etc) within
uses may be excluded from floor area calculations when applicable.
(iv) Required parking spaces may be reduced through alternative development
types (e.g. Planned Unit Development, utilization of Performance Based
Enhancement Overlay District provisions, etc) as permitted in this
ordinance.
(c) CCD District Exceptions
Property owners i
n the CCD District shall comply with the parking supply requirements as
listed in Table 4-7 of this ordinance. However, property owners may be
granted flexibility from a portion of their required parking supply under the
following conditions:
(i) Where the City finds that there will be adequate opportunity to provide
public parking in the vicinity of the subject property, and at the City’s
option, the owner shall pay into a “CCD” Parking Fund an amount as
established by City Council Resolution. Said fund shall be used for the
acquisition, construction, and/or maintenance of publicly-owned parking
in the “CCD” district.
(ii) The City may, in addition to, or as an alternative to, the option listed in
Section 4.8(E)(4)(c)(i) above, and at the discretion of the City, offer the
property owner the opportunity to choose to supply parking at a rate
which is sixty (60) percent of the requirement listed in Section 4.8
provided that the owner grants an easement to the public for automobile
parking use over the subject area. The owner shall retain responsibility
for maintenance of said parking area.
(iii) Location: Parking shall not be located on a parcel between the front
building line of the principal building and the public street, except where
expressly provided for by the City Council after recommendation from
the Planning Commission.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
City of Monticello Zoning Ordinance Page 221
(d) Parking Stall Requirement: Schedule #1
Uses subject to Off-Street Parking Schedule #1 must provide the minimum
number of off-street parking spaces indicated in Table 4 -8, Off-Street
Parking Schedule #1.
TABLE 4-8: OFF STREET PARKING SCHEDULE #1
Activity Number of Spaces Required
Office or Administrative Area 1.0 space per three hundred (300) square feet
Indoor Sales Area 1.0 space per two hundred (200) square feet
Outdoor Sales, Display, or Storage
Area (3000 sq ft or less) 1.0 space per seven hundred fifty (750) square feet
Outdoor Sales, Display, or Storage
Area (over 3000 sq ft) 1.0 space per one thousand (1000) square feet
Indoor Storage / Warehousing / Vehicle Repair / Manufacturing Area
≤ 3000 sq ft 1.0 space per two hundred (200) square feet
3000 ≤ 5000 sq ft 1.0 space per five hundred (500) square feet
5000 ≤ 10,000 sq ft 1.0 space per seven hundred fifty (750) square feet
> 10,000 sq ft 1.0 space per one thousand two hundred fifty (1250) square feet
(e) Parking Stall Requirement: Schedule #2
Uses subject to Off-Street Parking Schedule #2 have widely varying
parking demand characteristics, making it very difficult to specify a single
appropriate off-street parking standard. Upon receiving a development
application for a use subject to Schedule #2 standards, the Community
Development Department is authorized to apply the off-street parking and
loading standard specified for the listed use that is deemed most similar to
the proposed use or establish minimum off-street parking requirements on the
basis of a parking study prepared by the applicant. The study must include
estimates of parking demand based on recommendations of the Institute of
Traffic Engineers (ITE) or other acceptable estimates as approved by the
Community Development Department, and should include other reliable data
collected from uses or combinations of uses that are the same as or comparable
with the proposed use. Comparability will be determined by density, scale,
bulk, area, type of activity, and location. The study must document the source
of data used to develop the recommendations.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Page 222 City of Monticello Zoning Ordinance
(5) Vehicular Use Area Design Conditional Use Permit
Stall aisle and driveway design requirements outlined in Section 4.8 may be
lessened subject to the following conditions:
(a) Any reduction in requirements requires completion of the conditional use
permit process outlined in Section 2.4(D) of this ordinance.
(b) Final approval of parking and driveway drainage plans associated with
conditional use permit request shall be provided in writing by the Community
Development Department. Engineering expenses greater than the portion of
building permit fee allocated for engineer plan review shall be paid by
applicant prior to occupancy of structure.
(c) Only properties which have existing buildings and are being expanded or
remodeled for a new use shall be eligible for this conditional use permit.
(d) The applicant must show, and the Planning Commission must find, that there
are existing non-conformities of the property which are being eliminated by
the expansion or remodeling which justify a deferral to the paving,
landscaping, or curbing requirements.
(e) A deferral shall be considered by the City as a part of an application which
includes full site plans, drawn to scale, of both the immediate paving,
landscaping and curbing improvements and the ultimate paving, landscaping,
and curbing improvements.
(f) In all districts other than the A-O District, this deferral shall apply only to the
required paving, curbing and landscaping which is applicable to the existing
portion of the use and building. Paving, curbing and landscaping attributable
to any expansion shall be installed at the time of the expansion.
(6) Deferred Parking
Where a proposed use clearly demonstrates affirmative design efforts toward the
preservation and enhancement of desirable natural site characteristics, ordinance-
required paved parking spaces may be reduced and installation deferred until such
time as the need for the full complement of parking. The need shall be
determined in conformance with a "proof of parking" plan so approved by the
Community Development Department.
Section 2.4(D):
Conditional Use
Permits
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
City of Monticello Zoning Ordinance Page 223
(7) Permit Required
A permit shall be required for the installation of any surfacing material intended
to be utilized for off-street parking. The fee for an off-street parking permit shall
be set forth in a fee schedule adopted by the City Council. The fee payment shall
accompany the permit application.
(8) Maintenance
It shall be the joint and several responsibility of the lessee and owner of the
principal use, uses, or building to maintain in a neat and adequate manner, the
parking space, accessways striping, landscaping, and required fences.
(F) Standards Applicable to Residential Uses
(1) Location of Required Parking in Residential Areas
(a) For single family and two family dwellings, off-street parking on a paved
driveway within fifteen (15) feet of any street surface shall be allowed as long
as it does not block any public sidewalk or pathway.
(b) In the case of townhouse dwellings, parking shall be prohibited in any portion
of the front yard except designated driveways leading directly into a garage or
one (1) open paved space located on the side of a driveway away from the
principal use. Said extra space shall be surfaced with concrete or bituminous
material. For single family and two-family dwellings, parking shall be
located as found in Table 4-9 and Figure 4-11.
(c) Parking and/or storage of passenger vehicles, recreational vehicles and
equipment, emergency vehicles, and small commercial vehicles shall
conform to the requirements of Table 4-9 and Figure 4-11. For the purposes
of Table 4-9 and Figure 4-11, emergency vehicles shall be treated as “small
commercial vehicles”, but without limitations as to size.
(d) Under no circumstances shall large commercial vehicles be parked or stored
in residential zoning districts, or on property that is used for residential
purposes.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
Page 224 City of Monticello Zoning Ordinance
TABLE 4-9: TYPE OF REQUIRED BUFFER YARD FOR OFF-STREET PARKING AREAS IN
RESIDENTIAL AREAS
Diagram
Area
Key
Passenger
Vehicles [1]
Recreational
Vehicles [1]
Emergency
Vehicles [1]
Small
Construction
Vehicles [1]
Other
Notes
Driveway leading
directly into a garage
within the front yard
of a lot
A Any number
(paved)
One such
vehicle
(paved)
One such
vehicle
(paved)
Any number
(paved)
Parking space adjacent
to the driveway within
the front yard of a lot
B
One
passenger or
small
commercial
vehicle
(paved)
One such
vehicle, if it is
the only such
vehicle within
the front yard
(surfaced)
One such
vehicle
(paved)
One
passenger or
small
commercial
vehicle
(paved)
Other portions of the
front yard C No No No No
Side yard, adjacent to
garage side of
structure
D
Yes, within a
space
consisting of
the 15 feet
adjacent to
the building
(surfaced)
Yes within a
space
consisting of
the 15 feet
adjacent to
the building
(unsurfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to
the building
(surfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to
the building
(surfaced)
Must maintain minimum
3 foot setback to side lot
line in all cases
Side yard more than
15 feet from garage E No No No No
Side yard on opposite
side of house from
garage
F No No No No
Side yard on corner
lot facing a public
street
G
Yes, within a
space
consisting of
the 15 feet
adjacent to
the building
(surfaced)
Yes within a
space
consisting of
the 15 feet
adjacent to
the building.
(unsurfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to
the building
(surfaced)
Yes, within a
space
consisting of
the 15 feet
adjacent to
the building
(surfaced)
Must maintain minimum
3 foot setback to side lot
line in all cases. This
space may encroach to
within 5 feet of the right
of way, provided
screening is included.
[1] see section 8.4 for definition
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
City of Monticello Zoning Ordinance Page 225
Diagram
Area
Key
Passenger
Vehicles
[1]
Recreational
Vehicles
[1]
Emergency
Vehicles
[1]
Small
Construction
Vehicles
[1]
Other
Notes
Rear yard H No Yes
(unsurfaced) No No
No current limit to
number of such vehicles
– must maintain a 3 foot
setback to lot line
[1] see section 8.4 for definition
Figure 4-11
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
Page 226 City of Monticello Zoning Ordinance
(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 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civic/Institutional Uses
City of Monticello Zoning Ordinance Page 227
(iii) T-N District
1. A garage of at lest 450 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.
(G) Standards Applicable to Commercial, Industrial & Civic/In stitutional Uses
(1) Location of Required Parking for Commercial, Industrial &
Civic/Institutional Uses
(a) In business, industrial and institutional areas, no parking area may be
located upon a public drainage and/or utility easement adjoining a public
street without an encroachment agreement approved by the Community
Development Department.
(b) In the B-1 district, off-street parking shall not include semi-trailer trucks.
(2) Vehicular Use Area Design Applicable to Commercial, Industrial &
Civic/Institutional Uses
(a) Access and Curbing
(i) Curb cut access in industrial and commercial zoning districts may exceed
twenty-four (24) feet with the approval of the Community Development
Department. Denial by the Community Development Department of curb
cut access in excess of twenty-four (24) feet may be appealed following
the procedures outlined in Section 2.4(H) of this ordinance.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civic/Institutional Uses
Page 228 City of Monticello Zoning Ordinance
(ii) Curb cut access shall not be closer than six (6) feet to any lot line as
measured from the lot line to the face of the curb. An exception to the
setback requirement shall be granted in Business Districts where
adjoining business provide for private cross access between parking lots.
(iii) All off-street parking areas and driveways shall have a six (6) inch non-
surmountable continuous concrete curb around the perimeter of the parking
area and driveways. The Community Development Department may approve
bituminous curbing as a temporary measure under the following
conditions:
1. If the area is shown by adequate site plans and reasonable growth to be
subject to a future expansion of the driveway and/or parking area.
2. The area is shown by adequate site plans to be able to control site
traffic and circulation as recommended by the Community
Development Department. The Community Development
Department may approve movable curb stops as a temporary traffic
control measure.
3. The area is shown by adequate drainage plans to be able to control
drainage as recommended by the Community Development
Department. The Community Development Department may approve
bituminous curbing as a temporary drainage control measure.
(iv) Adjoining business properties may allow cross parking and/or access if
authorized by a Conditional Use per the requirements of Section 2.4(D)
and subject the following conditions:
1. The required island and landscaping requirements in Section 4.1 are
met.
2. The vehicular use area meets the required setback at the perimeter of
the parcels in question.
3. The curb cut access locations to the parking lot(s) are approved by the
City.
4. A shared parking/access and maintenance agreement is provided by
the parking owners and recorded against all subject properties.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civic/Institutional Uses
City of Monticello Zoning Ordinance Page 229
(b) Perimeter Vehicular Use Buffer
(i) Open, non-residential off-street parking areas shall be designed to screen
headlights from abutting or surrounding residential districts through the
use of a half-berm design. Said design shall be required in all instances
where headlights are directed at surrounding or abutting residential
properties. A half-berm is required in addition to any buffer yard
landscaping requirements with a design as illustrated in Figure 4-12:
(ii) In the event that drainage or other conditions do not permit a berm of this
size, a solid, maintenance free fence may be permitted for all or a portion
of the retaining wall to the extent necessary to permit property drainage.
Examples may include a two-foot retaining wall and berm, with a four
foot tall fence section. This alternative may be allowed by Conditional
Use Permit. Any fence proposed in lieu of the required design must be
100 percent opaque and in character with the surrounding area.
See also
Section 4.1(F):
Standards for
Vehicular Use Area
Landscaping
See also
Section 4.1(G):
Standards for
Perimeter Buffers
Figure 4-12
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civic/Institutional Uses
Page 230 City of Monticello Zoning Ordinance
(3) Joint Facilities for Commercial, Industrial & Civic/Institutional Uses
The City Council may, after receiving a report and recommendation from the
Planning Commission, approve a conditional use permit for one (1) or more
businesses to provide the required off-street parking facilities by joint use of one
(1) or more sites where the total number of spaces provided are less than the sum
of the total required for each business should they provide them separately. When
considering a request for such a permit, the Planning Commission shall not
recommend that such permit be granted nor the Council approve such a permit
except when the following conditions are found to exist:
(a) Up to fifty (50) percent of the parking facilities required for a theatre, bowling
alley, dance hall, bar, or restaurant may be supplied by the off-street parking
facilities provided by types of uses specified as a primarily daytime use in
subparagraph (d) below.
(b) Up to fifty (50) percent of the off-street parking facilities required for any use
specified under (d) below as primary daytime uses may be supplied by the
parking facilities provided by the following nighttime or Sunday uses:
Auditoriums incidental to a public or parochial school, churches, bowling
alleys, dance halls, theatres, bars, or restaurants.
(c) Up to eighty (80) percent of the parking facilities required by Section 4.8 for a
church or for an auditorium incidental to a public or parochial school may be
supplied by off-street parking facilities provided by uses specified under (d)
below as primarily daytime uses.
(d) For the purpose of this section, the following uses are considered as primarily
daytime uses: Banks, business offices, retail stores, personal service shops,
household equipment or furniture shops, clothing or shoe repair or service
shops, manufacturing, wholesale, and similar uses.
(e) Conditions required for joint use:
(i) The building or use for which application is being made to utilize the off-
street parking facilities provided by another building or use shall be
located within three hundred (300) feet of such parking facilities with the
following exception: For theatres located in the Original Plat of
Monticello, theatre parking provided by another use shall be located
within five hundred (500) feet of said theatre.
(ii) The applicant shall show that there is no substantial conflict in the
principal operating hours of the two (2) buildings or uses for which joint
use of off-street parking facilities is proposed.
CHAPTER 4: FINISHING STANDARDS
Section 4.9 Off-street Loading Spaces
Subsection (B) Location
City of Monticello Zoning Ordinance Page 231
(iii) A properly drawn legal instrument executed by the parties concerned for
joint use of off-street parking facilities, duly approved as to form and
manner of execution by the City Attorney, shall be filed with the City
Administrator and recorded with the County Recorder, Wright County.
4.9 Off-street Loading Spaces
(A) Purpose
The regulation of loading spaces in these zoning regulations is to alleviate or prevent
congestion of the public right-of-way and so to promote the safety and general welfare
of the public by establishing minimum requirements for off-street loading and unloading
from motor vehicles in accordance with the utilization of various parcels of land or
structures.
(B) Location
(1) All required loading berths shall be off-street and located on the same lot as the
building or use to be served.
(2) The location of required loading births shall be such that circulation occurs within
the designated site or property and does not depend upon a public street or alley.
(3) All loading berth curb cuts shall be located at a minimum fifty (50) feet from the
intersection of two (2) or more street right-of-ways. This distance shall be
measured from the property line.
(4) No loading berth shall be located closer than fifty (50) feet from a residential
district unless within a structure.
(5) Loading berths shall not occupy the front yard setbacks.
(6) Loading berths located at the front or at the side of buildings on a corner lot shall
only be permitted if the following conditions can be met:
(a) Loading berths shall not conflict with pedestrian movement.
(b) Loading berths shall not obstruct the view of the public right-of-way from off-
street parking access.
(c) Loading berths shall comply with all other requirements of Section 4.8.
(d) All screening requirements of Section 4.1(I) are met.
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
City of Monticello Zoning Ordinance Page 263
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
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 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)
Residential Uses 5.2(C)(1)
Attached Dwelling Types 5.2(C)(2)(a)
- Duplex P C 5.2(C)(2)(b)
- Townhouse C P 5.2(C)(2)(c)
- Multiple-Family C P C P 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 P P 5.2(C)(3)
Mobile & Manufactured Home /
Home Park C C P C C 5.2(C)(4)
Civic & Institutional Uses
Active Park Facilities (public) P P P P P P P P P P P P 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 P C 5.2(D)(2)
Cemeteries C C C C C C 5.2(D)(3)
Clinics C P 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 P C 5.2(D)(4)
Nursing/Convalescent Home C C C C C C C C P P P 5.2(D)(5)
Passenger Terminal C 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 P C C P P P C P P 5.2(D)(6)
Schools, K-12 C C C C P C I I 5.2(D)(7)
Schools, Higher Education C C None
Place of Public Assembly C C C C P C 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)
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
Page 264 City of Monticello Zoning Ordinance
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
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Office Uses
Offices P P C P P P P P 5.2(E)
Commercial Uses
Adult Uses P P 3.7(J)
Auction House C 5.2(F)(2)
Auto Repair – Minor C C C P P 5.2(F)(3)
Automotive Wash Facilities P C 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 P none
Communications/Broadcasting P P P P 5.2(F)(7)
Convenience Stores C P P P 5.2(F)(8)
Country Club C 5.2(F)(9)
Day Care Centers C C P P P C 5.2(F)(10)
Entertainment/Recreation,
Indoor Commercial P P C C 5.2(F)(11)
Entertainment/Recreation,
Outdoor Commercial C C C C C 5.2(F)(12)
Financial Institution P C P P 5.2(F)(13)
Funeral Homes P P P 5.2(F)(14)
Hotels or Motels C P C 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 5.2(F)(18)
Recreational Vehicle Camp Site C 5.2(F)(19)
Repair Establishment C P P P P P 5.2(F)(20)
Restaurants C P P P C 5.2(F)(21)
Retail Commercial Uses (other) P P P P 5.2(F)(22)
Specialty Eating Establishments C P P P P 5.2(F)(23)
Vehicle Fuel Sales C C C C 5.2(F)(24)
Vehicle Sales and Rental C C 5.2(F)(25)
Veterinary Facilities (Rural) C 5.2(F)(26)
Veterinary Facilities
(Neighborhood) C C C C 5.2(F)(26)
Wholesale Sales P P P none
CHAPTER 5: USE STANDARDS
Section 5.2 Use-Specific Standards
Subsection (A) General Regulations Applicable to All Uses
City of Monticello Zoning Ordinance Page 265
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
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 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 5.2(G)(9)
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)(9)
Recycling and Salvage Center C C 5.2(G)(10)
Self Storage Facilities P C P 5.2(G)(11)
Truck or Freight Terminal C P P 5.2(G)(12)
Waste Disposal & Incineration C 5.2(G)(13)
Wrecker Services C P 5.2(G)(14)
5.2 Use-Specific Standards
(A) General Regulations Applicable to All Uses
(1) Combination Uses
In commercial and industrial base zoning districts, combination uses may be
allowed within the principal building with each use subject to all regulations in
this ordinance.
Table 3-1: Base
Zoning Districts
CHAPTER 5: USE STANDARDS
Section 5.2 Use-Specific Standards
Subsection (G) Regulations for Industrial Uses
Page 294 City of Monticello Zoning Ordinance
(h) The secondary or non-advertising wall facing a public right-of-way shall
utilize a combination of colors or materials that serve to break up the
monotony of a single color flat surface.
(i) No conditional use permit shall be granted for an auto body shop located
within 600 feet of a residential zone existing at the time the conditional use
permit is granted.
(2) Bulk Fuel Sales and Storage
(a) Gas storage shall be limited to quantities not exceeding 500,000 cubic feet
and not located within 100 feet from any lot line.
(b) Gas storage with quantities not exceeding 200 cubic feet, if the pressure is
greater than 100 pounds per square inch, shall not be located within 50 feet of
any lot line.
(3) Extraction of Materials
(a) All regulations in Title 8, Chapter 2 of City Code regarding excavations shall
be met.
(b) Plans shall be provided to illustrate how the land will be left in a useable
condition upon cessation of extraction activities, shall prove that the finished
grade will not adversely affect the surrounding land or future development of
the site on which the mining is being conducted, and the route of trucks
moving to and from the site.
(c) The interim use permit authorizing the extraction of materials shall regulate:
(i) The type(s) of material being mined on the site;
(ii) A program for rodent control;
(iii) A plan for fire control and general maintenance of the site;
(iv) Controls for vehicular ingress and egress, and for control of material
disbursed from wind or hauling of material to or from the site;
(v) A calendar of specific dates when mining operations will be conducted,
including specific beginning and ending dates; and
(vi) The submission of a surety by the applicant in an amount determined by
the Community Development Department to be equal to 100% of the
value of the cost of restoring land whereupon mining is to occur and
repairing the degradation of roadways used to transport soils.
Title 8, Chapter 2 of
City Code:
Excavations
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (B) General Standards and Limitations for Accessory Uses and Structures
Page 304 City of Monticello Zoning Ordinance
(3) Location of Accessory Uses or Structures
Except for fences and walls, the following standards shall apply to all accessory
structures:
(a) All accessory structures, except as may be specifically denoted, shall be
located at least six (6) feet from all lot lines, and at least the minimum
distance from public rights-of-way as denoted in the individual zoning district
regulations.
(b) Detached accessory buildings shall be six (6) feet or more from any other
building or structure on the same lot.
(c) Accessory structures shall not be located beyond the front building line
established by the principal structure.
(4) Maximum Height
(a) Detached accessory buildings shall not exceed fifteen (15) feet in height
except in the I-1 and I-2 districts.
(b) No accessory structure shall exceed the height of the principal structure unless
specifically allowed by this ordinance.
(5) Maximum Number of Accessory Structures
In all residential zoning districts, the following limitations on accessory structures
shall apply:
(a) No more than one (1) private, detached major accessory building may be
erected for each dwelling;
(b) No more than one (1) private, detached minor accessory building may be
erected for each dwelling;
(c) Additional major or minor accessory buildings may be erected if approved via
a conditional use permit pursuant to Section 2.4(D).
Section 2.4(D):
Conditional Use
Permits
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (C) Table of Permitted Accessory Uses
Page 306 City of Monticello Zoning Ordinance
(3) Table of Permitted Accessory Uses and Structures
TABLE 5-4: ACCESSORY USES BY DISTRICT
Use Types
“P” = Permitted
“C” = Conditionally Permitted
“I” = Interim Permitted
Base Zoning Districts
Additional
Requirements A
O
R
A
R
1
R
2
T
N
R
3
M
H
B
1
B
2
B
3
B
4
C
C
D
I
B
C
I
1
I
2
Accessory Dwelling Unit P P P P P 5.3(D)(1)
Accessory Building – minor
(≤ 120 square feet) P P P P P P P P P P P P P P P 5.3(D)(2)
Accessory Building – major
(> 120 square feet) P P P P P P C P P P P P P P P 5.3(D)(3)
Adult Use – accessory C 5.3(D)(4)
Agricultural Buildings P 5.3(D)(5)
Automated Teller Machines
(ATMs) P P P P P P P P 5.3(D)(6)
Boarder(s) P P P 5.3(D)(7)
Co-located Wireless
Telecommunications Antennae C C C C C C C C C C C C C C C 4.13(E)
Commercial Canopies P P P P P P P P 5.3(D)(8)
Commercial Transmission/
Reception Antennae/Structures C C C C C C 4.13(D)
Donation Drop-off Containers P P 5.3(D)(10)
Drive-Through Services P P P C P P P 5.3(D)(11)
Fences or Walls P P P P P P P P P P P P P P P 5.3(D)(12)
Greenhouse/Conservatory
(non-commercial) P P P P P P P P P P P P P P P 5.3(D)(13)
Heliports C C C C C 5.3(D)(14)
Home Occupations P P P P P P P P P 5.3(D)(15)
Indoor Food/Convenience Sales P P P P P P P P 5.3(D)(16)
Incidental Light Manufacturing P P P P P P P P 5.3(D)(17)
Off-street Loading Space P C P P P P P P P 5.3(D)(18)
Off-street Parking P P P P P P P P P P P P P P P 5.3(D)(18)
Open Sales P P P P P P C C C 5.3(D)(19)
Operation and storage of
agricultural vehicles, equipment,
and machinery
P
5.3(D)(20)
Outdoor Sidewalk Sales &
Display (businesses) P P P P P P P P 5.3(D)(21)
Outdoor Storage P P P P P P P P P C C C P P 5.3(D)(22)
Park Facility Buildings &
Structures (public) P P P P P P P P P P P P P P P 5.3(D)(23)
Private Amateur Radio P P P P P P P P P P P P P P P 4.13(B)
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (D) Additional Specific Standards for Certain Accessory Uses
City of Monticello Zoning Ordinance Page 317
(g) Specific Requirements for Conditionally Permitted Home Occupations
(i) Conditionally permitted home occupations may be established only after
securing a conditional use permit subject to the requirements of Section
2.4(D) of this ordinance. Examples of conditionally permitted home
occupations include: barber and beauty services, photography studio,
group lessons, saw sharpening, skate sharpening, small appliances and
small engine repair and the like.
(ii) All conditionally permitted home occupations shall comply with the
provisions applicable to all home occupations [Section 5.3(D)(15)(d)] and
the following additional provisions in order to obtain a permit:
1. No person other than a resident shall conduct the home occupation,
except where the applicant can satisfactorily prove unusual or unique
conditions or need for non-resident assistance from no more than four
people, and that this exception would not compromise the intent of
Section 5.3(D)(15).
2. The home occupations shall not create a parking demand in excess of
that which can be accommodated on the premises as regulated by
Section 4.8 of this ordinance, or five vehicles, whichever is less.
3. No vehicle on the premises shall be parked closer than fifteen (15)
feet from the curb line.
4. Areas for stock-in-trade incidental to the performance of the service
and equipment other than that which is typically found in a dwelling
shall be identified on a site plan, and the applicant shall need to
successfully demonstrate how such can be accommodated out of view
from neighboring properties.
(h) Inspection
The City hereby reserves the right upon issuing any home occupation permit
to inspect the premises in which the occupation is being conducted to ensure
compliance with the provisions of this section or any conditions additionally
imposed.
(16) Indoor Food / Convenience Sales
Indoor food/convenience sales occurring as an accessory use shall comply with
the following standards:
(a) Size
The square footage used by food sales operations, including preparation,
sales, and storage, but not including dining, shall not exceed 30 percent of the
principal use.
Section 2.4(D):
Conditional Use
Permits
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (D) Additional Specific Standards for Certain Accessory Uses
City of Monticello Zoning Ordinance Page 319
(18) Off-street Parking & Loading Space
Off-street parking and loading spaces shall comply with the finishing standards
contained in Sections 4.8 and 4.9, Off-Street Parking & Loading.
(19) Open Sales
(a) In all residential districts where open sales is permitted, such sales shall be
limited to motor vehicles, boats, motorized equipment, and recreational
vehicles subject to the following conditions:
(i) An active principal use operating in a principal structure shall be present.
(ii) No more than a total of three items per site may be advertised for sale per
year.
(iii) No more than two items can be displayed for sale at any one time on any
property.
(iv) Individual items may not be displayed in excess of 30 days in the
aggregate for all items displayed.
(v) Items sold are limited to articles owned by individuals that make their
primary residence at the limited open sales site.
(vi) Sale items may not be placed on a public right-of-way.
(vii) A sign advertising a sale item shall conform to the requirements of
Section 4.5 Signs.
(b) In commercial and industrial districts where open sales is conditionally
permitted, the following standards shall apply:
(i) Outside services, sales and equipment rental connected with the principal
uses is limited to thirty (30) percent of the gross floor area of the principal
use. This percentage may be increased through issuance of the
conditional use permit.
(ii) Outside sales areas are fenced or screened from view of residentially
zoned areas and public right-of-way in compliance with Section 4.1(I) of
this ordinance.
(iii) All lighting shall be in compliance with Section 4.4 of this ordinance.
(iv) Sales area is grassed or surfaced to control dust.
(v) Does not take up parking space as required for conformity to this
ordinance.
(20) Operation and Storage of Agricultural Vehicles, Equipment, and Machinery
Vehicles, equipment, and machinery being stored shall be incidental to a
permitted or conditionally permitted uses.
Section 4.8:
Off-Street Parking
Section 4.9:
Off-Street Loading
Section 4.5: Signs
Section 4.1(I):
Standards for
Required Screening
Section 4.4:
Exterior Lighting
CHAPTER 5: USE STANDARDS
Section 5.3 Accessory Use Standards
Subsection (D) Additional Specific Standards for Certain Accessory Uses
Page 320 City of Monticello Zoning Ordinance
(21) Outdoor Sidewalk Sales and Display
Outdoor sidewalk sales and display areas associated with legally permitted retail
uses shall:
(a) Not encroach into areas necessary for the safe ingress and egress into the
retail structure;
(b) Maintain a minimum pedestrian walkway of at least five feet in width along
the front of the display;
(c) Take place only on an improved dustless surface;
(22) Outdoor Storage
(a) In all zoning districts, all materials and equipment, except as specifically
denoted in this ordinance, shall be stored within a building or fully screened
so as not to be visible from adjoining properties except for the following:
(i) Clothes line pole and wire.
(ii) Recreational equipment and vehicles, subject to off-street parking
regulations in Section 4.8 of this ordinance.
(iii) Construction and landscaping material currently being used on the
premises.
(iv) Off-street parking of passenger vehicles, emergency vehicles and small
commercial vehicles in residential areas, unless otherwise required to be
screened according to Section 4.8 of this ordinance.
(v) Propane tanks, fuel oil tanks, and other similar residential heating fuel
storage tanks which do not exceed 1,000 gallons in capacity and shall not
be located within five (5) feet of any property line.
(vi) Wood piles in which wood is stored for fuel provided that not more than
10 cords shall be stored on any property. A cord shall be 4'x4'x8'.
(vii) All wood piles shall be five (5) feet or more from the rear and side yard
property lines and shall be stored behind the appropriate setback line in
front yards.
(viii) Solar energy systems.
(ix) Wind energy conversion systems.
(b) In business districts, the following shall apply:
(i) The area is fenced and screened from view of neighboring residential uses
in compliance with Section 4.1(I) of this ordinance.
(ii) Storage is screened from view from the public right-of-way in compliance
with Section 4.1(I) of this ordinance.
Section 4.8: Off-
Street Parking
Section 4.1(I):
Standards for
Required Screening
CHAPTER 5: USE STANDARDS
Section 5.4 Temporary Uses
Subsection (D) Table of Allowed Temporary Uses and Structures
City of Monticello Zoning Ordinance Page 327
(D) Table of Allowed Temporary Uses and Structures
Table 5-6 summarizes allowed temporary uses and structures and any general or
specific standards that apply. Temporary uses or structures not listed in the table are
prohibited.
TABLE 5-6: TEMPORARY USES & STRUCTURES
Temporary Use or Structure Allowable Duration (per site) Permit(s) Required Additional
Requirements
Temporary Structure
Construction Dumpster (on
public ROW/property)
Until issuance of certificate of occupancy
or two days following expiration or
finaling of a building permit
Yes Sec 5.4(E)(1)(a)
Construction Dumpster (on
private property) 30 days without a building permit No Sec 5.4(E)(1)(b)
Construction Trailer Until issuance of certificate of occupancy Yes Sec 5.4(E)(2)
Recreational Vehicle Use 1 month Yes Sec 5.4(E)(3)
Real Estate Office / Model
Sales Home
Until 85% occupancy of the phase is
reached
Yes + Building
Permit Sec 5.4(E)(4)
Temporary Mobile Cell Site 30 days Yes + Building
Permit Sec 5.4(E)(5)
Temporary Sign 40 days per year Yes Sec 4.5(I)
Temporary Storage in a
Portable Container 30 days per year Yes Sec 5.4(E)(6)
Tents, Canopies, Tarp
Garages, and Hoop Buildings 30 days per year Yes Sec 5.4(E)(7)
Temporary Sale
Farmer’s Market Continuous; up to 5 months per year on
a single site Yes Sec 5.4(E)(8)
Garage/Yard Sale 4 days per event; 3 events total per
calendar year No Sec 5.4(E)(9)
Seasonal Sales 60 days per permit; 120 days per
calendar year maximum term Yes Sec 5.4(E)(7) &
Sec 5.4(E)(12)
Temporary Merchant See Title 3, Chapter 10 of City Code
Wayside Stands 3 days per week; up to 4 months per
year on a site No Sec 5.4(E)(10)
Special Events
Special Events 14 days per calendar year, per parcel
unless expressly stated otherwise Yes Sec 5.4(E)(11)
CHAPTER 5: USE STANDARDS
Section 5.4 Temporary Uses
Subsection (E) Specific Standards for Temporary Uses
City of Monticello Zoning Ordinance Page 335
(12) Seasonal Sales
Seasonal sales shall:
(a) Be authorized in writing by the property owner if conducted on property not
owned by the seasonal sale operator;
(b) Not be located within any right-of-way;
(c) Not reduce available parking areas below that which is required by code;
(d) Provide adequate ingress, egress and off-street parking areas; and
(e) Be subject to the sign standards in Section 4.
CHAPTER 8: RULES & DEFINITIONS
Section 8.2 Rules of Measurement
Subsection (B) Lots
City of Monticello Zoning Ordinance Page 353
(e) Lot Depth
Lot depth shall be determined by a straight line connecting the midpoint of the
front lot line to the midpoint of the rear lot line, or to the rear most point of
the lot when there is no rear lot line (see Figure 8-2 for examples).
(f) Lot or Street Frontage
In the case of a building lot abutting upon only one street, the frontage line is
the line parallel to and common with the right-of-way. In the case of a corner
lot, that part of the building lot having the narrowest frontage on any street
shall be considered the frontage line. For the purpose of determining yard
requirements on corner lots and double frontage lots, all sides of a lot adjacent
to streets shall be considered frontage, and yards shall be provided as required
in this ordinance.
(g) Lot Line (see Figure 8-3)
(i) Corner Side Lot Line
The corner side lot line is a side lot line that abuts a street or other right-
of-way.
(ii) Front Lot Line
The front lot line is the line connecting the two side lot lines along the
edge of the street that provides a lot’s street address or that opposes the
primary entrance of a building.
(iii) Rear Lot Line
The rear lot line is the line connecting the two side lot lines along the
edge of the lot opposite from the front line.
Figure 8-2:
Measuring Depth
Figure 8-3: Lot
Lines & Building
Lines
CHAPTER 8: RULES & DEFINITIONS
Section 8.4 Definitions
Subsection (B) Lots
City of Monticello Zoning Ordinance Page 367
ANTENNA, COMMERCIAL TRANSMISSION AND RECEPTION: Shall mean
commercial and industrial communications equipment accessory to business operations of one
meter in width or greater, but not personal wireless telecommunications service equipment.
ANTENNA, PRIVATE AMATEUR RADIO: Shall mean equipment, including antennae,
antennae support structures, and other related material, necessary to conduct Ham and Short
Wave Radio reception and transmissions, only for use by those persons properly licensed by
the Federal Communications Commission for such reception and transmissions, and who are
in full compliance with all licensing requirements.
ANTENNA, PRIVATE RECEIVING: shall mean television and other electronic reception
antennae for private use.
ANTENNA, TELECOMMUNICATION: A device used for the transmission and/or reception
of wireless communications, usually arranged on an antenna support structure or building, and
consisting of a wire, a set of wires, or electromagnetically reflective or conductive rods,
elements, arrays, or surfaces, inclusive of the following: Private Amateur Radio Antenna(s),
Private Receiving Antenna(s), Commercial Transmission And Reception Antenna(s), and
Wireless Telecommunications Service Antenna(s).
ANTENNA, WIRELESS TELECOMMUNICATIONS SERVICE: Shall mean any
equipment necessary to provide or support all types of wireless electronic communications,
including, but not necessarily limited to, wireless “cellular” telephone, radio, and internet
transmission and reception communications between mobile communications providers and
users, including public safety communications.
ANTENNA SUPPORT STRUCTURE: Any pole, telescoping mast, tower, tripod, or other
structure which supports an antenna. Such structure may be freestanding or attached to a
building or other device that conforms to this ordinance.
APARTMENT: A room or suite of rooms which is designed for, intended for, or occupied as
a residence by a single family or an individual and is equipped with cooking facilities.
Includes dwelling unit and efficiency unit. An apartment is offered only as a rented or leased
residence, as distinguished from condominiums and townhouses, which allow for separate
ownership.
APPURTENANCE: The visible, functional, or ornamental objects accessory to, and part of a
building, such as chimneys, fire escapes, open decks, stoops, steps, open porches, bay
windows, roof overhangs, awnings, solar energy systems and similar features.
Planning Commission Agenda – 7/03/12
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8. Detached Accessory Structure Update. (RH)
A. REFERENCE AND BACKGROUND:
Staff has completed follow-up research related to existing building setbacks for
detached accessory structures.
Staff’s research as included a survey of surrounding communities, analysis of
building and fire code, and discussion with the State of Minnesota Building
Inspections Division.
A summary of findings will be presented verbally during the July meeting.
B. ALTERNATIVE ACTIONS:
No action required.
C. STAFF RECOMMENDATION:
None.
D. SUPPORTING DATA:
A. Excerpt, 2007 Minnesota State Residential Code
B. Excerpt, 2012 International Residential Building Code
C. Sample Lot Configuration (for discussion)
D. Aerial Image, Lot Configuration (for discussion)
Planning Commission Agenda – 7/03/12
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9. Resignation of Commissioner Voight.
A. REFERENCE AND BACKGROUND:
Staff has received formal notice of the resignation of Planning Commissioner Barry
Voight.
Staff would like to extend to Mr. Voight our most sincere gratitude for his years of
service to the Commission and our congratulations and best wishes on his new
position.
At this time, the City is still actively seeking applicants to fill the two vacant seats on the
Commission. We have received expressions from two individuals, which will be
addressed during the meeting.
B. ALTERNATIVE ACTIONS:
No action required.
C. STAFF RECOMMENDATION:
None.
D. SUPPORTING DATA:
A. Resignation Letter
BARRY G. VOIGHT
3802 Hayward Ct S • Monticello, MN 55362
Phone (612) 875-5988 • Email bvoight66@gmail.com
June 14, 2012
To:
Angela Schumann
Community Development Director, City of Monticello
Clint Herbst
Mayor, City of Monticello
Bill Spartz
Planning Commission Chair – City of Monticello
RE: Planning Commission
It is with great regret that I submit my resignation from the Planning Commission effective August 8th,
2012. I will complete my term during the regularly scheduled August Meeting. It has been a pleasure
serving the city and working with the dedicated citizens on the various committees, Council, and city
staff. Unfortunately, due to the increased time commitment of my new job, I will no longer be able to
devote the time needed to complete research and attend meetings regularly. Thank you for allowing me
to serve in this capacity for the past six years.
Sincerely,
Barry Voight
Planning Commission Agenda – 7/03/12
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10. Community Development Director’s Report.
Finance Director
Tom Kelly has submitted his resignation as Finance Director for the City of
Monticello. Mr. Kelly will be leaving Monticello to serve as the Finance Director for
White Bear Township. The City Council posted for the position immediately, has
received applications, and has completed initial round of interviews.
The City Council has authorized a contract with Mr. Kelly allowing for his assistance
with the 2013 budgeting process as the new Finance Director is brought on board and
gets up to speed.
Bertram Grant Update
The City received a confirmation letter from the DNR that the first grant written to
support land acquisition for the athletic complex at Bertram was successful. The
DNR has awarded the City and Wright County $369,250.00 in funds toward
acquisition of Parcel 1, which is the approximately 40 acre parcel located on the
northwest corner of the acquisition area. A match request for City/County funding
will be forthcoming.
Bertram Tours
Community Development led two recent tours at the Bertram Chain of Lakes
property. The first tour was for City staff and the second included reps from the
Chamber of Commerce Board of Directors and Ambassadors. EDA, IEDC and
Planning Commissioners were also invited to attend the tours. The weather
cooperated and the tour attendees had an opportunity to view the park firsthand and
ask questions about progress on the park and future planning.
All 496 acres of property owned by the City and Wright County is now open to the
public, 7 days a week. A new park access road, public parking area, 3.7 miles of
groomed trail and two canoe/kayak launches are available on site. A brochure
(attached) is being printed and the City and County websites are being updated to
provide the public with this most recent park access information.
Mowing & Noxious Weed Update
Relative to the Council’s recent request, staff reps from Community Development,
Streets and Dept. of Building Safety met briefly to review mowing and violation
notice practices for long grass and noxious weeds. A Building Inspector has been
completing weekly sweeps within the community, issuing violation notices for
properties not in compliance with mowing of boulevards or within 100’ of another
structure. In addition, accelerated mowing is being accomplished for properties that
have received previous violation notices.
The Building Inspector is also issuing violation notices for any property that has been
Planning Commission Agenda – 7/03/12
2
inspected and found to contain noxious weeds.
A copy of the public nuisance policy for grass and weeds and a copy of City mowing
map is attached for reference.
Ford Building
City staff have confirmed with Chrysler Financial that a new Purchase Agreement is
in place for the Ford site. The prospective buyer has not been named at this time.
Upcoming Worksessions
Staff would like to discuss with the Commission their availability for upcoming
worksessions on the subdivision ordinance and a joint workshop with the IEDC to
discuss goals for industrial land use and zoning as part of the 2013 Comprehensive
Plan review. Ideally, staff would like to complete a City tour and initial subdivision
worksession in August, followed by the workshop with the IEDC in September.