Planning Commission Agenda 11-01-2011 (Special/Joint Meeting)
AGENDA – SPECIAL MEETING
MONTICELLO CITY COUNCIL & MONTICELLO PLANNING COMMISSION
Tuesday, November 1st, 2011
6:30 PM
Mississippi Room, Monticello Community Center
Mayor: Clint Herbst
Council: Lloyd Hilgart, Tom Perrault, Glen Posusta, Brian Stumpf
Commissioners: Rod Dragsten, Brad Fyle, Charlotte Gabler, William Spartz, and
Barry Voight
Staff: Angela Schumann, Ron Hackenmueller, Steve Grittman - NAC
1. Call to order.
2. Consideration to approve a Public Values Statement for Collaborative Stage Planned Unit
Development. (Lot 2, Block 1 and Lot 2, Block 2, Carcone Addition, 1005 State Hwy 25)
Applicant: Weinhold Investments, LLC
3. Adjourn.
Planning Commission/City Council Agenda – 11/01/11
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2. Consideration to approve a Public Values Statement for Collaborative Stage
Planned Unit Development. Applicant: Weinhold Investments, LLC (NAC)
Property: Legal: Lot 2, Block 1 and Lot 2, Block 2,
Carcone Addition
Address: 1005 State Highway 25
The subject site is located in the southwest quadrant of
Trunk Highway 25 and Interstate 94, north of Chelsea
Road.
Planning Case Number: 2011-026
A. REFERENCE & BACKGROUND
Request(s): Collaborative Stage Planned Unit Development
Deadline for Decision: December 19th, 2011
Land Use Designation: Places to Shop
Zoning Designation: B-3, Highway Business
The purpose of the B-3, Highway Business, District is to
provide for and limit the establishment of motor vehicle
oriented or dependent commercial and service activities.
Current Site Use: The existing buildings and property are in a state of non-
use.
The applicant is seeking to establish a new Planned Unit Development zoning district to
permit and manage the development of property in the southwest quadrant of Trunk
Highway 25 and Interstate 94, north of Chelsea Road. The property was the site of the
former Monticello Ford dealership, sales lots, storage lot and undeveloped land. The
proposed project would consist of the following elements:
Remodeling of the former Monticello Ford building to present a more attractive
exterior.
Interior remodeling of the Ford building to accommodate multiple commercial
activities and tenants, and retaining some previous uses, including :
o Car wash facility
o Oil Change facility
Planning Commission/City Council Agenda – 11/01/11
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Replat the Ford property to provide two new development parcels on the south
portion of the property.
Develop those two new parcels for commercial uses, prospectively restaurant and
professional offices.
Include the Monticello Ford overflow low (west of Sandberg Road) to provide
overflow off-site parking for tenants of the remodeled Ford building.
Subdivide the northern-most land from the PUD for purposes of resale to adjoining
property owner as automobile sales (subject to separate processing).
Establish a Planned Unit Development zoning district on the subject properties that
define the range of commercial uses (B-3 and B-4 District uses), development
architecture, and site improvements (parking, landscaping, utilities, etc.) necessary to
support the future PUD tenants.
List of Submitted Application Materials:
Project Narrative
Site Plans illustrating extent of the PUD property
Ford Building South Elevation sketch
New Professional Office Building Elevation sketch
New Professional Office Building Floor Plan sketch
New Restaurant Building Elevation sketch
New Restaurant Building Floor Plan sketch
Process for PUD Application and Review
The first step in the PUD process is for the applicant’s preliminary materials to be
reviewed by City staff in a pre-application meeting (this was held on Tuesday, October
25). The collaborative process defined by the PUD ordinance begins with a joint meeting
with the Planning Commission and City Council.
Step 1: Joint Planning Commission/City Council Workshop
Meeting Objective: Development of a Project Values Statement
The Project Values Statement is intended to lay out the common objectives held by both
the City and developer for the PUD. The zoning ordinance identifies the following
purpose of Planned Unit Development:
Purpose and Intent of a Planned Unit Development
The purpose of the Planned Unit Development (PUD) zoning district is to provide
greater flexibility in the development of neighborhoods and non-residential areas
in order to maximize public values and achieve more creative development
outcomes while remaining economically viable and marketable. This is achieved
by undertaking a collaborative process that results in a development outcome
Planning Commission/City Council Agenda – 11/01/11
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exceeding that which is typically achievable through the conventional zoning
district. If a development proposal does not demonstrate significant public value
benefits above and beyond those achievable under a conventional zoning district,
the City reserves the right to deny the PUD rezoning and direct the developer to
re-apply under the standard applicable zoning district.
The zoning ordinance lays out the following expectations of a PUD application
(edited list including only items relevant to this project):
Expectations of a Development Seeking a Rezoning to PUD
The provisions of this section are intended to achieve the following public values
within a PUD zoning district and associated subdivision:
(a) Ensure high quality construction standards and the use of high quality
construction materials;
(d) Promote aestheticall y-pleasing design which fosters a sense of place within
the neighborhood and appears attractive and inviting from surrounding parcels;
(e) Incorporate extensive landscaping in excess of what is required by code;
(f) Provide high-quality park, open space, and trail opportunities that meet or
exceed the expectations established in the Comprehensive Plan;
(g) Provide a convenient and efficient multi-modal transportation system to
service the daily needs of residents at peak and non-peak use levels, with high
connectivity to the larger community.
(i) Maximize the use of ecologically-based approaches to stormwater
management, restore or enhance on-site ecological systems, and protect offsite
ecological systems including the application of Low Impact Development (LID)
practices;
Moreover, the zoning ordinance provides for the following areas of flexibility for
PUD requests.
PUD Areas of Flexibility
(a) The City shall consider an increase in the number of overall units and
associated reductions in lot width and size if the PUD provides substantially
more site amenities and public values, as outlined in Section 2.4(P)(7), than
could be achieved in a conventional residential development for the applicable
zoning district.
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(b) The City shall consider a decrease in the amount of road width required or
right-of-way requirements if the PUD provides substantially more site
amenities, as outlined in Section 2.4(P)(7), than are found in a conventional
residential development for the applicable zoning district. Specifications and
standards for streets, utilities, and other public facilities shall be at the
discretion of City Council and must protect the health, safety, comfort,
aesthetics, economic viability, and general welfare of the city.
(c) The City shall consider flexibility with regard to lot size, width, and depth
when reviewing a PUD rezoning request. Specifications and standards for lots
shall be at the discretion of City Council, and shall encourage a desirable
living environment which assists in achieving the goals set out for PUDs.
(d) The City shall consider flexibility in the phasing of a PUD development.
Changes to the proposed staging or timing of a PUD may be approved by the
City Council when necessary or on the showing of good cause by the
developer.
Adoption of a Public Values Statement
As noted above, the goal of the joint meeting will be to develop and approve a Public
Values Statement for the project.
The Public Values Statement produced by the Joint Meeting process should
address the items identified in the “Expectations” section above, along with any
other elements deemed important by the City and Developer. As an outline for
this statement, the discussion of the Joint Meeting participants may focus on
defining the following elements:
Range of Acceptable Building Materials
Architecture, Site Planning, and Design
Landscaping and Related Site Improvements
Expectations for Pathway Connections
Expectations for Transportation, Traffic Control, Street Access, etc.
Expectations for Stormwater Control, as well as other utilities.
The Values Statement will be used as the evaluative tool for the City in
determining the eventual acceptability of the project for PUD consideration.
Thus, it also serves as the design guideline for the developer as they work through
the PUD design and review process. For the collaborative PUD process to be
successful, it is imperative that the Values Statement addresses as many of the
important issues as possible, whether those are developer or community interests.
Planning Commission/City Council Agenda – 11/01/11
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While it is not possible to foresee every eventual issue at the beginning of such a
project, the better the Values Statement identifies and addresses the issues, the
smoother the collaborative process will be. As such, the Public Values Statement
should also focus on overarching elements that relate to the site in question,
including the role of this property in the City’s development landscape, and how
the range of potential land uses will further the objectives of the City’s
Comprehensive Plan.
The resulting Values Statement is a POLICY document, not a TECHNICAL one.
Therefore, it will identify Goals and Objectives, but not precise design details. It
is essentially a mini-Comprehensive Plan for the subject property, used to design
and critique the new custom Zoning District being written for the proposed
project.
Attached to this document is a discussion guide that the participants at the Joint
Meeting can utilize to consider the proposed project, and create the Public Values
Statement.
ALTERNATIVE ACTIONS
1. Motion to approve the Public Values Statement for Weinhold Investments, LLC as
developed by the applicant, Planning Commission and City Council on November 1,
2011.
2. Motion of other.
SUPPORTING DATA
A. Project Narrative
B. Site Plans illustrating extent of the PUD property.
C. Ford Building South Elevation sketch
D. New Professional Office Building Elevation sketch
E. New Professional Office Building Floor Plan sketch
F. New Restaurant Building Elevation sketch
G. New Restaurant Building Floor Plan sketch
H. Monticello Zoning Ordinance, Chapter 5 Use Table
I. B-3, Highway Business, District Standards
J. Carcone Addition, Plat
K. Discussion Guide Questions
Planning Commission/City Council Agenda – 11/01/11
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PUBLIC VALUES STATEMENT DISCUSSION GUIDE
1. What design considerations are being used by the Developer that are driving the proposed
architectural concepts?
2. What aspects of this site are important for the City officials in seeing that the property is
developed to maximize its value to the community?
3. How well does the site function currently for public values, including transportation,
stormwater, utilities, and open space or pathways?
4. Are there improvements in these areas that need to be addressed as part of any successful
PUD project?
5. What specific list of potential uses is being sought by the developer?
6. Are these uses acceptable to the City? Do they meet the Comprehensive Plan
requirements? Are there uses in this list that are unacceptable to the City for this
particular site?
7. What specific amenities can the City identify that justifies the use of PUD on this site?
Are there others that would be critical in considering final approval of the project? How
do these mesh with the developer’s proposals?
8. What specific areas of flexibility or departure from the ordinance requirements are
requested by the developer? Do any of these areas of flexibility raise issues for City
officials?
9. On balance, is there general agreement that the identified amenities and other objectives
justify and outweigh the flexibility being sought?
10. Should the developer be encouraged to proceed with a Concept PUD submission, or
should another collaborative meeting be considered to strengthen the common values as a
part of the Public Values Statement?
Pointmark Construction, LLC 2560 Byrd Avenue North Golden Valley, Minnesota 55422
October 26, 2011
Project Narrative
Description of Proposal
Weinhold Investments is seeking a Planned Unit Development for the construction of a 16,000 square
foot office building and 5,000 square foot restaurant, as well as multiple tenant use of the existing Ford
Building.
Weinhold Investments’ goals are to create a unique, mixed-use development that revives a highly
visible, yet vacant building and car lot along Highway 25. The architectural aesthetics of the
development are attractive and inviting, as well as consistent with newly constructed buildings in the
area.
Weinhold Investments is currently speaking with businesses consistent with the B-3 and B-4 zoning
districts.
Purpose for Requesting PUD
1. Shared parking amongst buildings, including overflow parking in lot across Sandberg Road under
Lot 2 Block 2, Carcone Addition
2. Shared access amongst multiple properties
3. Setback flexibility to help maximize parking availability on current lot
4. Zoning flexibility consistent with zoning districts B-3 and B-4
Advantages of this PUD
1. Repurposing of an existing, vacant building and car lot
2. Utilizing the available lot to add businesses
3. Enhance existing building, consistent with newly constructed buildings in the area
4. Creating flexibility in uses within B-3 and B-4 districts
5. Shared services within PUD such as parking, access, maintenance, etc.
6. Improving the image of a highly visible lot along Highway 25
7. Architectural consistency amongst buildings within PUD
Pointmark Construction, LLC 2560 Byrd Avenue North Golden Valley, Minnesota 55422
CHAPTER 5: USE STANDARDS
Section 5.1 Use Table
Subsection (A) Explanation of Use Table Structure
City of Monticello Zoning Ordinance Page 259
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 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 260 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 P P P P P 5.2(E)
Commercial Uses
Adult Uses P 5.2(F)(1)
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 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 none
Entertainment/Recreation,
Outdoor Commercial C C C C 5.2(F)(11)
Financial Institution P P P 5.2(F)(12)
Funeral Homes P P P 5.2(F)(13)
Hotels or Motels C P C P 5.2(F)(14)
Kennels (commercial) C 5.2(F)(15)
Landscaping / Nursery Business P 5.2(F)(16)
Personal Services C P P P 5.2(F)(17)
Recreational Vehicle Camp Site C 5.2(F)(18)
Repair Establishment C P P P P P 5.2(F)(19)
Restaurants C P P C 5.2(F)(20)
Retail Commercial Uses (other) P P P 5.2(F)(21)
Specialty Eating Establishments C P P P none
Vehicle Fuel Sales C C C C 5.2(F)(22)
Vehicle Sales and Rental C C 5.2(F)(23)
Veterinary Facilities (Rural) C 5.2(F)(24)
Veterinary Facilities
(Neighborhood) C C C C 5.2(F)(24)
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 261
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