Planning Commission Agenda 12-07-2010
AGENDA
MONTICELLO PLANNING COMMISSION
Tuesday, December 7th, 2010
6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, William Spartz,
and Barry Voight
Council Liaison: Susie Wojchouski
Staff: Angela Schumann, Ron Hackenmueller, Steve Grittman – NAC,
Ben Gozola - MFRA
1. Call to order.
2. Consideration to approve the Planning Commission minutes of November 3rd and 17th, 2010.
3. Citizen Comments.
4. Consideration of adding items to the agenda.
5. Public Hearing - Consideration of a Conditional Use Permit for Planned Unit Development
for Towne Centre Signage Plan
6. Public Hearing - Consideration to adopt an amendment to Title 10 of the Monticello City
Code, Monticello Zoning Ordinance. (Chapters 1-3, 4)
7. Consideration to review applications for open Planning Commission position and
consideration to review and recommend for the expiring terms of Planning Commissioners.
8. Community Development Director’s Report.
9. Adjourn.
Planning Commission Minutes — 11/17/10
MINUTES
MONTICELLO PLANNING COMMISSION
Wednesday, November 17th, 2010
6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: Rod Dragsten, Charlotte Gabler, Lloyd Hilgart, Barry Voight, and
William Spartz
Council Liaison: Susie Woj chouski
Staff Angela Schumann, Ron Hackenmueller, Ben Gozola - MFRA
1. Call to order.
Commissioner Dragsten called the meeting to order at 6:00 p.m. and noted the
absence of Commissioner Spartz.
2. Citizen Comments. None.
3. Consideration of adding items to theagenda. None.
4. Public Hearing - Consideration to adopt an amendment to Title 10 of the Monticello City
Code, Monticello Zoning Ordinance, (Chapters 1-3)
Angela Schumann presented an outline of the process involved in preparing the proposed
zoning code for formal review and recommendation. She indicated that the amendment
would be considered in three separate public hearings and that the upcoming hearings
had been scheduled for December 7, 2010 and January 4, 2011. She noted that this first
public hearing would include a review of Chapters 1-3 involving General Provisions,
Application Reviews and Procedures, and Zoning Districts.
Schumann pointed out that the effort to re -draft the entire zoning code, which began
over a year ago, was a direct result of the 2008 Monticello Comprehensive Plan
update, which lays the groundwork for land use policy for Monticello for the next
twenty years. She noted that, although the zoning code had been amended over
time, it had been based on a boilerplate ordinance that was developed in the
1950s and adopted in the 1970s and was long overdue for an overhaul. She cited
that because the city's codes control actual development it had become a priority
to bring the ordinance into alignment with updated growth patterns and
community needs to make it easier to use and understand.
Schumann summarized the code development schedule and methods used to involve the
public. She indicated that the proposed code incorporates the suggestions and comments
resulting from an intense public input and review process directed by the Monticello
Zoning Ordinance Revision Steering Committee.
Planning Commission Minutes — 11/17/10
Ben Gozola, the lead consultant from MFRA, highlighted the numerous structural
differences in the amended code. He specified that the inclusion of tables and
hyperlinks for cross-reference markers would provide a much more graphically -based
code geared towards ease -of use. In addition, the most notable structural change has been
the consolidation of code information from 33 chapters to just 8 chapters.
Gozola summarized the major updates to each of the three chapters. In Chapter 1 he outlined both
transitional regulations and severability. In Chapter 2 Gozola highlighted the summary of
decision-making and review bodies and presented a related table. He also briefly
specified specific review procedures & requirements. He additionally summarized
Chapter 2 updates involving the inclusion of a site plan review to ensure zoning
compliance and a new four step Planned Unit Development (PUD) Review process.
Gozola noted that Chapter 3 established fifteen zoning districts and specified that there
would be seven residential zones, five business zones and three industrial zones. Two
districts were eliminated and three were renamed to better reflect changes in use. He
provided visual examples of the easy to use summary pages for each district. Gozola
noted that another major update to the code is the creation of seven overlay districts to
provide for greater opportunity for use and summarized related changes. He discussed
the draft zoning map to be adopted. He noted that staff had analyzed every City parcel
and determined that 90% of the community would not see a zoning change. He did,
however, encourage feedback from those whose zoning would be affected by the
changes.
Schumann stated that state regulations require that the Department of Natural Resources
(DNR) review and approve the Shoreland, Floodplain and the Mississippi Wild & Scenic
provisions of the zoning ordinance. She noted that staff had begun the formal process for
this review but anticipated that approval would occur after the expected January adoption of
the new code. She indicated that the City could adopt the new zoning ordinance as proposed,
exempting the Shoreland and Floodplain overlay districts, instead adopting current
ordinance Chapter 18 (Floodplain Management) and 27 (Mississippi Wild & Scenic)
until such time as the DNR review and approval process is complete. After DNR
comments are addressed, the City could adopt the new overlay provisions as provided for
within the new code.
Schumann summarized the final code adoption steps indicating that it would be on-line and
in use by February 1, 2011. She noted that it is of critical importance that the Planning
Commission and City council recognize that the code is very much a working document
and that there would be follow up revisions to the document. Due to the extent of changes to
the PZ and PUD regulations, she recommended that a workshop be held in the coming
months to develop a better understanding of the development process, timelines and
results both would yield. In addition, Schumann noted that the CCD provisions of the
code would require amendment at the conclusion of the Embracing Downtown
Monticello effort. She also pointed out that areas in the code marked "Reserved" would
require additional research, discussion and code language development.
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Planning Commission Minutes — 11/17/10
Commissioner Dragsten opened the public hearing.
City Council member Tom Perrault presented a detailed list of comments and questions
related to the proposed code as noted below:
Perrault requested clarification related to some terms and definitions. He specifically cited
"morals," "unnecessarily impact," "undue burden," "reasonable use," and "diversity" as
being unclear. Schumann suggested that language used might be subjective to allow for
interpretation to be based on general standards in the code. She also indicated that some of
the language may have been carried over from the previous code and, as such, had not been
fully scrutinized.
Chapter 2.4.C.4: Perrault questioned the review of variance criteria. Schumann noted that
the language in the environmental review was added to be in compliance with MN statute
requirements related to environmental impact statements and assessments.
Chapter 2.4 Site Plan App F: Perrault asked about the need for sidewalks for safety in
traffic circulation. Schumann stated that a determination would defer to the base provisions
of the code and subdivision requirements for safety standards.
Chapter 2.4 Administrative Adjustments: Perrault asked why this referred to just
residential use. Commissioner Dragsten noted that it was limited as a pilot effort.
Chapter 2.410 B: Perrault asked where values came from in the PUD adjustments. Gozola
stated that identifying a threshold had made it easier to calculate.
Chapter 3.4 B: Perrault questioned how to interpret "additional shadow." Gozola stated that
it is used in lieu of setting a cap on how tall a building should be.
Perrault asked if the housing referred to in the traditional neighborhood residential district
was for duplexes, townhouses or single family homes. Gozola stated that the only use
allowed would be detached dwellings.
Perrault asked if anything zoned B-4 can also have B-2 and B-3 uses. Gozola stated that the
revised code establishes specific uses for each zoning district rather than cascading uses.
Chapter 3.7.3: Perrault requested an explanation about accessory structures. Gozola stated
that the language came from existing code.
Chapter 3.7.C.E: Perrault asked about regulations for fertilizer management. Schumann
noted that existing regulations would be applied across the board.
Chapter 3.7.C.3: Perrault asked how a dollar value was determined. Schumann noted that it
was based on DNR language and amended to meet current state requirement.
Planning Commission Minutes — 11/17/10
Perrault asked if the ten day length of time involved in requesting a variance was long
enough. Schumann agreed that it may not be but that it is what is required.
Chapter 3.7.D Wetland District: Perrault asked about related costs. Schumann did not have
cost information available. She noted that the key to protecting the wetlands is education.
Chapter 3.7.D.3 General Provision: Perrault asked about the expenses. Schumann noted
that any expense falls on the applicant because the city should not bear those expenses.
Perrault asked about the meaning of the soil absorption setback. Schumann noted that soil
absorption refers to the drainfield. She also pointed out that the City does not allow private
wells.
Chapter 3.7.D.5 Buffer Strips and Setbacks Table 3-18: Perrault asked who determined
values and if only docks would be allowed on the wetland. Schumann stated that standards
were taken from model wetland language from the DNR. She noted that she would have to
research the dock question.
Perrault asked why canary grass is cited in the vegetation performance standards.
Schumann noted that it is an invasive species which would detrimental.
Perrault asked why channelizing the flow of runoff is a concern. Schumann stated that she
would defer to engineer expertise in this issue.
Perrault asked why shrubs would need to be in a particular configuration. Schumann noted
that it was likely for aesthetic purposes.
Chapter 3.7.D.8 Buffer Yards: Perrault asked what two cell water quality ponding is.
Schumann indicated that the hydrologist at WSB would likely be able to provide that
information.
Perrault asked if the City would have jurisdiction over a man-made lake. Gozola stated that
it is currently a discretionary issue.
Perrault asked about provisions for green development. Schumann clarified that there are a
variety of alternatives to green development which could be considered.
Developer Charlie Pfeffer also shared his thoughts during the public hearing. He gave the
City credit for undertaking the necessary task of rewriting the zoning code. He requested
that staff work to draft a code which, in its effort to be highly structured, doesn't become
overly punitive toward the development community. He noted the importance of making it
easier and less time consuming to become involved in the process of development.
Commissioner Dragsten summarized that the intention in the code revision was to define
the process upfront so that there would be no surprises for the applicant.
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Planning Commission Minutes — 11/17/10
As there were no further public comments, the public hearing was closed.
Commissioner Hilgart agreed that the purpose of structuring the code in this way was to
give developers a heads up about the planning approval process to enable the best
development outcome.
Commissioner Voight noted that formalizing the PUD process would give direction to
development and protect the City. He stated that the ordinance was now very incentivized
and that applicants could do what they wanted as long as they followed the rules.
Council Liaison Wojchouski requested that the zoning code sample exercise run-through
with City Council be scheduled prior to code adoption. Schumann agreed to provide an
amended timeline to include this option at the next meeting. She noted that this would delay
the January 11d' date by which the full code was to be made available for adoption. She also
pointed out that it would be necessary to expand the scope of the MFRA contract to obtain
their expertise in the effort.
There were some detailed questions about roof pitches and minimum floor area as defined
in Chapter 3.4 of the proposed code. After some consideration, Schumann suggested that
the Planning Commission further discuss these issues at a continued public hearing.
MOTION WAS MADE BY VOIGHT TO CONTINUE THE PUBLIC HEARING TO
DECEMBER 7, 2010. MOTION WAS SECONDED BY HILGART. MOTION
CARRIED 4-0.
5. Adjourn.
MOTION WAS MADE BY VOIGHT TO ADJOURN. MOTION WAS SECONDED
BY HILGART. MOTION CARRIED 4-0.
The meeting was adjourned at 7:49 p.m.
Kerry T. Burri
Recorder
Date Approved:
Commissioner Dragsten
5
Planning Commission Minutes — 11/3/10
MINUTES
MONTICELLO PLANNING COMMISSION
Wednesday, November 3rd, 2010
6:00 PM
Mississippi Room, Monticello Community Center
Commissioners: Rod Dragsten, Lloyd Hilgart, William
Spartz, and Barry Voight
Commissioners Absent: Charlotte Gabler
Council Liaison: Susie Wojchouski
StalE Angela Schumann, Ron Hackenmueller
1.
2.
3
C!
5.
Call to order.
Commissioner Dragsten called the meeting to order at 6:00 p.m. and noted the absence of
Commissioner Gabler.
Consideration to approve the Planning Commission minutes of October 5� 2010.
MOTION BY COMMISSIONERVOIGHT TO APPROVE THE MINUTES OF
OCTOBER 5, 2010.
MOTION WAS SECONDED BY COMMISSIONER SPARTZ. MOTION CARRIED 4-
0.
Citizen Comments. None.
Consideration of adding items to thea agenda.
Commissioner Dragsten requested adding the upcoming open position on the
Planning Commission as a result of Commissioner Hilgart's election to City
Council.
Consideration to review an update regarding, building materials for the Pizza Ranch
project.
Angela Schumann summarized that the previously approved amendment to Conditional
Use Permit (CUP) for cross -parking as related to the proposed Pizza Ranch at Warnert
Retail had not included a final building design and material schematic. She pointed out
that, although the Planning Commission had requested that the building materials come
back for a second review, Commission comments would not be part of the formal approval
process because there was not a specific condition requirement related to the building
materials.
Planning Commission Minutes — 11/3/10
Schumann indicated that the applicant had submitted final building drawings and
elevations and materials list. She noted that the design alternative chosen utilizes stained
cedar posts, a metal roof, and fiber cement board for "ranchification." She pointed out that
these materials are consistent with code requirements. She agreed to confirm that Pizza
Ranch would not be painting the brick facade or window trim and report back to the
Commission. She indicated that the building permit was nearly complete and that the
report would be presented at the next City Council meeting. Schumann noted that the
applicant plans to ask Council to consider an adjustment to the sewer access charges.
Construction would be scheduled to begin soon.
6. Community Development Director's Report.
Schumann reported that the property at corner of Highway 25 and CSAR 75 was now
owned by Semper Development. She indicated that the demolition permit was expected to
be issued and that demolition of the old landmark theater building and old bank building
would begin after asbestos abatement. She cited that the 13,000 square foot Walgreen's site
would be developed over the winter and that the majority of the public improvements
were scheduled to occur in early spring and wrap up by the end of June.
Schumann reported that staff was approximately midway through development of a
comprehensive inventory of all plats and developments in the City. The housing report
would include total number of lots platted, the number of lots built -out, how many are
rentals versus owner occupied, and the zoning classifications.
She noted that development inquiries and project development have been steady and that staff
has been working through concept planning for a number of projects, including:
• Three major industrial user expansion projects
• Xcel Energy expansion at a training facility
• 3 multi -tenant building -outs: $5 Pizza, Health it Up, Game Stop
• Indoor soccer center at the former roller rink building
• Multi -tenant build -outs to come in the Warnert building
7. Consideration of added items.
Commissioner Dragsten congratulated Commissioner Hilgart on his election
to City Council and noted that the Planning Commission would need to
replace his position. Schumann stated that the Human Resources Director would post
the Planning Commission position opening in the newspaper and on the City's web site.
She pointed out that potential candidates might benefit from attending a Planning
Commission meeting prior to being interviewed for the position. She suggested that
applications would be solicited for 3 or 4 weeks and that three candidates would be likely
interviewed.
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Planning Commission Minutes — 11/3/10
Commissioner Hilgart thanked everyone who voted for him as well as the Mayor and
Brian Stumpf who contacted him to welcome him to City Council. He also thanked the
Planning Commission members for years served. Schumann suggested that Hilgart may
want to be the new liaison to the Planning Commission.
8. Adjourn.
MOTION WAS MADE BY COMMISSIONER SPARTZ TO ADJOURN. MOTION
WAS SECONDED BY COMMISSIONER VOIGHT. MOTION CARRIED 4-0.
The meeting was adjourned at 6:15 p.m. The Planning Commission then convened a
meeting of the Monticello Zoning Ordinance Steering Committee.
Kerry T. Burri
Recorder
Date Approved:
Commissioner Dragsten
3
Planning Commission Agenda – 12/07/10
1
5. Public Hearing: Consideration of a request for a Conditional Use Permit for a
Planned Unit Development for the Towne Centre Signage Plan. Applicant:
Bullseye Properties. (NAC)
A. REFERENCE AND BACKGROUND
The applicants are seeking an amendment to the Conditional Use Permit originally
granted for the Towne Centre project to permit additional signage on the property,
and a change to the materials/design standards originally approved as part of that
project. This amendment creates a Planned Unit Development that is intended to
permit portions of the Towne Centre site to increase signage exposure to Highway 25
traffic, and to accommodate the existing condition of the facility’s freestanding sign,
which sits on City property.
Since the time of the approval of Towne Centre, the City has updated and revised its
sign regulations, adding flexibility and sign allowances to the code. Current
regulations provide for the following:
Sandwich Board signs (without the requirement for separate permit) near the
entrances of individual commercial enterprises, in addition to other allowed
signage (such sandwich boards were not commonly allowed).
Permanent changeable copy signs of up to 50 square feet in addition to the
otherwise allowable sign area in exchange for forgoing limited display of
temporary signage on the property (previous code incorporated such signs into
the maximum sign area for the property).
If no changeable copy sign is used, temporary signs equaling one 32 square
foot sign per building for up to 40 days per year per sign (previous code
limited such signs to one per parcel).
One additional temporary sign period of up to 40 days for first-time business
opening events (added to temporary sign allowances).
Total sign area equal to 15% of building façade for up to two frontages.
One freestanding sign of up to 100 square feet and 22 feet in height (subject to
other CCD area standards) – these standards were made uniform throughout
commercial districts for such signs.
The freestanding sign of 100 square feet would be exempted from the overall
site sign area allowance if such sign was constructed as a monument style sign
(this new clause increases the potential site signage by allowance the 15% to
be applied to the wall signage on the building without deduction for the
freestanding sign size).
Allowance for multiple wall signs on multi-tenant buildings, removing the
previous cap on number of wall signs.
A major objective of the revised sign regulations was to decrease the incentive for
applicants to seek PUD approvals that vary the sign allowances, and set a
Planning Commission Agenda – 12/07/10
2
consistent standard for commercial property that allowed for flexibility in sign
usage and design.
The current application proposes the following sign provisions:
a. A freestanding sign of 120 new square feet, on top of the existing monument
sign which includes a display area of approximately 10 square feet identifying
the “Towne Centre” complex. The total height of the new sign would be
approximately 20 feet, 8 inches. As noted above, current regulations allow
100 total square feet of freestanding sign area with a maximum height of 22
feet.
b. A revision to the sign display guidelines for the center by allowing internally
lit cabinet signs. Current display requirements are individually lit letters
toward Highway 25, and externally lit placard signs toward Walnut Street.
Such cabinet signs are allowed in the CCD, but were excluded from the PUD
allowances for this site at the time of development approval.
c. A variation from the temporary sign allowances by providing for two
temporary signs (one per building), but with the provision that such signs
could both face Highway 25 (one of the two Towne Centre buildings faces
Walnut only), and with the provision that each of the two temporar y signs
would be allowed to be displayed for up to 45 days per year, rather than the
current limitation of 40 days.
d. One additional aspect of this particular freestanding sign request is that the
sign itself does not sit on the applicant’s property. The location of the existing
sign appears to be on property owned by the City as part of its municipal
liquor store. Thus, the PUD request incorporates the assumption that the
freestanding sign allowed by code for the Towne Centre site being
accommodate through an off-site sign in the current location.
As a Planned Unit Development, there is no requirement for a hardship finding as
would be for a variance request. Instead, PUD requires that the City makes a
finding that the variation, or flexibility granted, from the general zoning standards
is done to achieve the PUD objective of enhanced project quality and design, and
that the unique design aspects of the project that are offered beyond the basic
standards “offset” the variations being sought.
To construct a sign that meets the area requirements of the sign ordinance would
reduce the newly proposed tenant sign area from 120 square feet to 90 square feet
(a total of 100 square feet when included with the “Towne Centre” identification
on the existing monument). This would be a new structure of 7.5 feet in height by
the proposed 12 feet in width.
Planning Commission Agenda – 12/07/10
3
Reducing the overall height by this amount would have an additional advantage –
it would help preserve views of the City’s Liquor Store sign which sits in the
northwest corner of the same site. There has been concern that permitting a taller
sign for the Towne Centre facility would interfere with view of the City’s sign for
south-bound traffic on Highway 25. The two signs are just 140 feet apart from
each other.
With regard to the temporary sign duration, staff would not encourage this
provision for a number of reasons. As noted previously, the temporary sign
allowances were increased to accommodate multiple building complexes such as
this, and the code further provides for a 50 square foot permanent changeable
copy sign that can be both larger than the 32 square foot allowance for temporary
signs, and can be displayed year-round. These changes were made to the code in
response to a general request for additional temporary messaging. Altering the
allowances under this PUD would be inconsistent with the standards applied to
other property owners.
Moreover, creating variable temporary sign standards on a case by case basis
would make code enforcement and sign management very burdensome for staff
charged with issuing and monitoring such signs. This becomes an ongoing issue
that erodes available staff time spent on more productive matters, a direct cost to
the City.
However, providing an allowance that either of the two allowed temporary signs
could be displayed along the Highway 25 exposure would be consistent with the
way the City views Planned Unit Development, and should grant some additional
opportunities for exposure to Walnut Street tenants.
It should be noted that the applicants suggest that additional temporary sign
allowances should be granted, in part, since portions of the building have been
subdivided under the State’s condominium rules to create ownership spaces,
rather than rented suites. The condominium rules do not involve municipal
subdivision regulations or review, and as such, do not create separate “buildings”
as addressed in the City’s code. Staff would not recommend using this rationale
to consider additional temporary sign allowances.
With regard to the design modifications related to cabinet-style sign construction,
the Planning Commission and City Council should consider whether such an
allowance would compromise its objectives for business identity in the CCD area.
Various communities address these types of signs in many ways, including
prohibition, full allowance, or allowance with certain design modifications. Once
such modification we have seen is the requirement that a lighter message area is
“reversed out” from a darker background. The effect of this design consideration
is to minimize excessive white light glare from internally lit cabinets.
Planning Commission Agenda – 12/07/10
4
B. ALTERNATIVE ACTIONS
Decision 1: Consideration of a Conditional Use Permit for Planned Unit
Development for signage at the Towne Centre commercial complex.
1. Motion to recommend approval of the Conditional Use Permit for a PUD
as requested by the applicants, including the following elements:
a. 130 square feet of total freestanding sign area and 20 feet, 8 inches of
height.
b. Two 45-day periods for temporary sign display.
c. Changes to the sign design requirements for Towne Centre to allow
internally-lit cabinet sign design.
2. Motion to recommend approval of the Conditional Use Permit for a PUD,
with the following modifications to the requested permit:
a. 100 square feet of total freestanding sign area and approximately 18
feet, 2 inches of height, consistent with current sign ordinance
allowances.
b. Two 40-day periods of temporary sign display, consistent with current
sign ordinance allowances. Both such signs may be displayed along
the Highway 25 portion of the project. In lieu of such temporary
signs, the applicant may substitute a permanent 50 square foot
changeable copy sign as part of the current freestanding structure or on
the wall of the building without separate PUD processing.
c. Changes to sign design requirements to allow internally-lit cabinet
signs, with any design limitations as identified by the Planning
Commission at the public hearing.
3. Motion to recommend denial of the Conditional Use Permit for a PUD,
based on findings to be identified by the Planning Commission at the
public hearing.
C. STAFF RECOMMENDATION
Staff recommends Alternative 2 above. As noted in the report, the changes made
to the sign regulations were explicitly intended to avoid using the PUD
allowances of the City’s zoning regulations to “flex” the applicable sign
standards, including a number of additional allowances to permit businesses
additional message opportunities. Modification of the sign regulations by PUD
raises issues of fairness of application of the rules, as well as significant staff
monitoring concerns on an ongoing basis.
Planning Commission Agenda – 12/07/10
5
Alternative 2 permits additional signage over that which is currently in place,
preserves visibility for other existing signage nearby, and would be consistent
with the regulations applied to other businesses.
D. SUPPORTING DATA
A. Applicant Narrative
B. Site Plan/Survey
C. Aerial Photograph
D. Proposed Freestanding Sign Design
E. Proposed Wall Sign Design
F. Existing Approved Towne Centre Sign Criteria
Planning Commission Agenda: 12/07/10
6. Public Hearing - Consideration to recommend adoption of an amendment to Title 10 of
the Monticello City Code, Monticello Zoning Ordinance, Chapters 1-3,4. (AS)
A. REFERENCE AND BACKGROUND
On November 17th, 2010, the Planning Commission held the first of three scheduled
public hearings for the proposed amendment of the Monticello Zoning Ordinance. The
amended code is being presented for recommendation in three separate public hearings.
During the first public hearing, the Commission indicated a desire to make minor
modifications to the residential requirements in Chapter 3. As such, the December 7th
hearing has been noticed to allow for a continuation of that discussion, as well as a
review of Chapter 4, Finishing Standards.
As a reference for the public, the staff report for Chapters 1-3 is also included as an
attachment. The staff report also provides background information on the comprehensive
amendment process itself.
Overview of Chapter 4
Chapter 4 of the zoning code includes those provisions intended to "finish" a property's
development beyond basic principal use. These finishing regulations include those for
landscaping, lighting, parking, and signage requirements.
Chapter 4 also includes updated regulations pertaining to communications towers,
grading and alternative landscaping treatments, as well as new sections for tree
preservation and wind power systems. In many ways, the amendments proposed in
Chapter 4 reflect the changing nature of land use.
To follow is a brief overview of the most substantive changes proposed for the chapter.
4.1 Landscaping and Screening
• Enhanced description of landscaping requirements and planting standards
• Ability to submit an alternative landscaping plan as an incentive for native
planting design or restoration
• Illustrative standards for vehicular use areas (parking lots)
• The addition of perimeter planting requirements for vehicular use areas
• Reduced widths but increased intensity requirements for perimeter buffers
(buffers between differing land uses)
• Updated landscaping standards for all uses, placed in an easy -to -read tabular
format
9 Provides additional detail for rooftop screening requirements
Planning Commission Agenda: 12/07/10
4.2 Tree Protection
• Inclusion of a new tree protection ordinance, including incentives for preservation
4.3 Fences & Walls
• Greater detail on fence and wall requirements by district
• Exemptions allowed via an alternative security plan
• Specific requirements for "screening"
4.4 Exterior Lighting
• Additional depth in provisions relating to direction, hours and standards
• Exemptions for security plans
• Specific standards for performance and sports areas
4.5 Signs
• Amendment allowing two free-standing signs for double -fronting lots
• Addition of directional sign allowances
4.6 Underground Utilities
• Requirement that all new development provide underground utility service
4.7 Transitional Features
• New regulations relating to the transitions between new and existing
developments; aimed at minimizing conflicts that arise with in -fill development.
• Provides a variety of alternatives for developers to comply
4.8 Off -Street Parking
• Re -configured to eliminate duplication and confusion
• Standards are organized by use.
• Brings forward recent amendments for residential uses as related to commercial,
emergency and recreational vehicles
• Retains ability for development to utilize both cross parking and access, as well as
shared/joint parking
• Calculates parking based on interior building floor area and provides discount for
actual unused floor areas
• New parking calculations for revised use definitions and recognition of specific
parking demands via alternate parking schedules
4.9 Off -Street Loading
• Removal of CUP requirements for corner lots under met conditions
4.10 Grading, Drainage & Erosion Control
• Retention of recently amended standards
4.11 Building Materials
• Reservation for discussion on industrial building materials
0)
Planning Commission Agenda: 12/07/10
4.12 Wind Energy Conversion Systems
• New standards. All WECS require a CUP
4.13 Telecommunication Towers & Antennas
• Revised based on recent statute and court rulings
• Requires co -location wherever feasible.
• Enhanced design requirements
• Reviewed by Public Works; to be reviewed by FiberNet
Chapters I- 3
As noted above, the Planning Commission requested further refinement on standards for
the residential uses in Chapter 3. Specifically, the Commissioners intended to bring
forward recommendations for the RA, R-1, R-2, and R-3 districts in the following areas:
o Roof Pitch
o Foundation and Finished Area Square Footages:
■ Above and below grade
■ By housing style/type
Areas for Discussion
Staff would ask that in addition to an overall review of Chapter 4, the Planning
Commission specifically review the regulations/language proposed for the following
areas and provide any last comments or feedback on these portions of code.
• Landscaping Requirements — IBC and RA
• Fences & Walls
• Awning Lighting
• Sign Area Allowances
• Building Materials — Industrial Districts
B. ALTERNATIVE ACTIONS
The Planning Commission indicated at the November meeting that it is their intent to
make one overall code adoption recommendation at the conclusion of the public hearings
in January.
However, the Commission is asked to make a motion specifically addressing any changes
to Chapters 1-4 as part of this hearing. As such, those changes can be incorporated and
brought forward in a revised version of the code for the January meeting.
3
Planning Commission Agenda: 12/07/10
C. RECOMMENDATION
Staff recommends adoption of an amendment to Title 10 of the Monticello City
Code, Monticello Zoning Ordinance, Chapters 1-3 and Chapter 4, subject to any
final revisions as suggested by the Commission.
Staff believes that the chapters, as presented, are reflective of the months of work
and effort by the Steering Committee and other stakeholders. As noted in the
report, staff recognizes that the ordinance proposed is a snapshot in time: that
more work and refinement are to come as the City continues to seek achievement
of its Comprehensive Plan goals and respond proactively to the changing patterns
of development and land use.
D. SUPPORTING DATA
A. Complete Draft of the Proposed Monticello Zoning Ordinance: Chapter 4
(Dated 12-2-10)
(Chapters 1-3 provided with the November 17`h packet)
B. Planning Commission Staff Report, November 17th, 2010
0
CHAPTER 4. FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (A) Section Organization
CHAPTER 4: FINISHING STANDARDS
4.1 Landscaping and Screening
(A) Section Organization
The Monticello landscaping and screening standards are organized into eight main sub-
sections:
(1) Section 4.1(B), Purpose and Intent
Sets out the purpose and intent for the standards;
(2) Section 4.1(C), General Requirements for Landscaping
Includes the applicability provisions, requirements for landscaping plans, and
standards for new plantings;
(3) Section 4.1(D), Landscaping Plan Requirements
Outlines the specific information that must be supplied to the City anytime a
landscape plan is required by this ordinance;
(4) Section 4.1(E), Alternative Landscaping Plan
Includes the procedures and standards for review of alternative landscaping plans;
and
(5) Section 4.1(F), Standards for Vehicular Use Area Landscaping
Includes the standards for landscaping around the perimeter and within vehicular
use areas;
(6) Section 4.1(G), Standards for Perimeter Buffers
Includes the landscaping buffer standards applied to the edges of some base
zoning districts;
(7) Section 4.1(H), Standards for Required Screening
Includes the screening requirements for site features like refuse, loading, and
service areas;
(8) Section 4.1(I), Standards for Site Landscaping
Introduces standards for foundation plantings around some buildings;
(9) Section 4.1(J), Zoning District Specific Landscaping Standards
Outlines landscaping standards only applicable to specific zoning districts.
City of Monticello Zoning Ordinonc � Page 189
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (B) Purpose and Intent
(10) Section 4.1(K), Landscaping Installation and Maintenance Standards
Includes the other standards for landscaping installation, timing, maintenance,
monitoring for compliance, and incentives.
(B) Puruose and Intent
It is the purpose of this section to promote and protect the public health, safety and
general welfare by providing for the planting and maintenance of trees, shrubs, and
other plants within the City. The intent of this section is to promote this purpose by:
[completely rewritten 3-2(G)(1)]
(1) Ensuring and encouraging the planting, maintenance, restoration and survival of
trees, shrubs, and groundcover;
(2) Ensuring the protection of community residents and visitors from personal injury
and property damage, and the protection of the City from property damage,
caused or threatened by the improper planting, maintenance or removal of trees,
shrubs, or other plants;
(3) Mitigating against erosion and sedimentation;
(4) Reducing stormwater runoff and the costs associated therewith;
(5) Preserving and protecting the water table and surface waters;
(6) Reducing audible noise from automobiles and land uses;
(7) Restoring soils and land denuded as a result of construction or grading;
(8) Increasing the tree canopy to provide shade and moderate the effect of urban heat
islands;
(9) Limiting glare created by exterior lighting;
(10) Reducing visual pollution from the urban environment and increasing privacy
between incompatible uses;
(11) Protecting and enhancing property values and aesthetic qualities;
(12) Helping to differentiate streets and other areas of the public realm from private
lands;
(13) Providing additional improvements to air quality through the carbon dioxide
uptake process provided by trees and landscaping; and
Page 190 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4. I Landscaping and Screening
Subsection (C) General Reauirements for Lanrleranino
(14) Providing visual screening, where appropriate.
(C) General Requirements for Landscaping
(1) Applicability of Landscaping Standards
(a) General
Except as exempted by Section 4.1(C)(1)(b) below, the standards in Section
4.1 shall apply to all development in the City.
(b) Exemptions
Standards for Development in the CCD shall be exempt from the perimeter vehicular use
Perimeter Buffers
[Section 4.1(G)J area landscaping standards in subsection 4.1(F)(3).
(c) Landscape Plan
To ensure compliance with the standards of this section, a landscape plan
demonstrating how landscaping will be planted on a development site shall be
included as a part of any application when required by the Community
Development Department. [3-3(F)(9)]
(2) Planting Standards
Plantings provided in accordance with this section shall comply with the
following standards:
(a) Deciduous canopy or shade trees shall be a minimum of two (2.0) caliper
inches in size at the time of planting, as determined in the American Standard
for Nursery Stock, ANSI Z60.1-2004, as amended. [3-2(G)(4)(a)(i)]
(b) Evergreen canopy trees shall be a minimum of six feet in height above ground
level at the time of planting. [3-2(G)(4)(a)(ii)]
(c) Understory or ornamental trees shall have a caliper of one -and -one half (1.5)
inches at time of planting, as determined in the American Standard for
Nursery Stock, ANSI Z60.1-2004, as amended.
(d) Deciduous or evergreen shrubs shall be upright in nature and be a minimum
of 24 inches in height at the time of planting. [3-2(G)(4)(c)]
(e) In cases where an aggregate caliper inch (ACI) requirement is utilized to
derive a required amount of vegetation, and the ACI figure includes a
fraction, an applicant may:
City of Monticello Zoning Ordinance PO -2 191
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (0 General Requirements for Landscaping
(i) Utilize a tree or trees with a caliper inch measurement exceeding the
minimum size at time of planting standard of Section 4.1(C) in order to
meet the required ACI; or
(ii) Round the ACI figure upwards until the figure corresponds with a whole
number of trees meeting the minimum size at time of planting standard.
When trees exceeding the minimum size at time of planting standard are
proposed, the minimum calipers of such trees shall be clearly noted on the
Landscaping Plan.
(f) In cases where application of landscaping requirements result in a fraction in
the number of shrubs to be provided, the minimum number of shrubs or trees
to be provided shall be rounded upwards to the next highest whole number.
(g) All landscape plant materials shall conform to the latest version of the
American Standard of Nursery Stock (ANSI Z60.1, as amended). Plant
material shall be of standard quality or better, true to name and type of species
or variety.
(h) The use of native, drought tolerant vegetation is encouraged to reduce
dependency upon irrigation.
(i) To curtail the spread of disease or insect infestation in a plant species, new
tree plantings shall comply with the following standards:
(i) When fewer than 20 trees are required on a site, at least two different
species shall be utilized, in roughly equal proportions.
(ii) When more than 20 but fewer than 40 trees are required to be planted on
site, at least three different species shall be utilized, in roughly equal
proportions.
(iii) When 40 or more trees are required on a site, at least four different
species shall be utilized, in roughly equal proportions.
(iv) Nothing in this subsection shall be construed so as to prevent the
utilization of a larger number of different species than specified above.
(j) Required Species
(i) All trees used in site developments shall be indigenous to the appropriate
hardiness zone and physical characteristics of the site. [3-2(G)(5)(a)]
(ii) All deciduous trees proposed to satisfy the minimum requirements of this
policy shall be long-lived hardwood species. [3-2(G)(5)(b)]
Page 92 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (C) General Requirements for Landscaping
(3) Existing Vegetation
(a) It is the policy of the City of Monticello to preserve the natural forest and
woodland areas throughout the City; and with respect to specific site
development, to retain, as far as practicable, substantial tree stands which
should be incorporated into the site. [3-2(G)(8)(a)]
(b) Existing healthy, well -formed canopy and understory trees as well as healthy
shrubs shall be credited toward the requirements of this section, provided the
vegetation meets the minimum size standards of this Ordinance, is protected
before and during development of the site in accordance with Section 4.2(B),
Tree Protection During Construction, and is maintained thereafter in a healthy
growing condition. [3-2(G)(8)(b)]
(4) Stabilization
All required landscape planting areas shall be stabilized and maintained with
lawn, ground covers, mulches, or other approved materials to prevent soil erosion
and allow rainwater infiltration.
(5) Berms
(a) The slope of all berms shall not exceed a two -to -one (2:1) ratio (horizontal to
vertical), shall have a top width at least one-half the berm height, and a
maximum height of four feet above the toe of the berm.
(b) All berms, regardless of size, shall be stabilized with a ground cover or other
suitable vegetation.
(c) Berms proposed to be placed along street right-of-way shall be designed and
constructed to provide adequate sight distances at intersections and shall not
impair safe operation of vehicles.
(d) Berms shall in no case damage the roots or trunks of existing healthy
vegetation designated to be preserved.
(6) Easements
Nothing except groundcover shall be planted or installed within any underground
or overhead utility, drainage, gas easement, or within three feet of a fire protection
system without the consent of the utility provider, easement holder, or the City, as
appropriate.
City of Monticello Zoning Ordinance Page 93
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (D) Landscaping Plan Requirements
(7) Sodding and Ground Cover when no Landscaping or Site Plan is Required
All areas not otherwise improved in accordance with approved site or landscaping
plans shall be seeded. Exceptions to this criterion may be approved by the
Community Development Department as follows: [3-2(G)(6)]
(a) Seeding of future expansion areas as shown on approved plans. [3-2(G)(6)(a)]
(b) Undisturbed areas containing existing viable natural vegetation which can be
maintained free of foreign and noxious plant materials. [3-2(G)(6)(b)]
(c) Areas designated as open space or future expansion areas properly planted
and maintained with prairie grass. [3-2(G)(6)(c)]
(d) Use of mulch materials such as bark, rock mulch over 4 inil poly, and wood
chips in support of shrubs and foundation plantings. [3-2(G)(6)(d)]
(D) Landscaping Plan Requirements
(1) Detailed landscape plans shall be required as specified in this ordinance and in all
cases where site plan approval is specified by either this ordinance or the
subdivision ordinance.
(a) The landscape plan should illustrate planned development on the site, and
(b) The landscape plan shall be produced on a separate sheet or sheets from other
required plans such as grading, drainage, and utility plans. [3-2(G)(2
paragraph 1)]
(2) Detailed landscape plans shall include the following information: [3-2(G)(2
paragraph 2)]
(a) In general: [3-2(G)(2)(a)]
(i) Name and address of developer/owner.
(ii) Name and address of architect/designer.
(iii) Date of plan preparation.
(iv) Dates and description of all revisions.
(v) Name of project or development.
(vi) Scale of plan (engineering scale only, at 1 inch equals 50 feet or less).
(vii) North point indication.
,age 194 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (D) Landscaping Plan Requirements
(b) Site Analysis: [3-2(G)(2)(b)]
(i) Boundary lines of property with dimensions based upon certified survey.
(ii) Name and alignment of proposed and existing adjacent on-site streets.
(iii) Location of existing and proposed utility rights-of-way, easements, and
lines (water, gas, electric).
(iv) Location of existing and proposed building.
(v) Topographic contours of the minimum interval of 2 feet, extending at
least 100 feet beyond the site boundaries.
(vi) Location of existing and proposed parking facilities, including curbing
detail and traffic island delineators.
(vii) Location of existing and proposed water bodies.
(viii) Location of existing and proposed sidewalks, trail corridors, and fire
lanes.
(ix) Other existing or proposed conditions which would be expected to affect
landscaping.
(x) Percentage of gross site area not covered by structures and pavement and
percentage of gross site area covered by pervious and impervious
surfaces.
(c) Landscape Data: [3-2(G)(2)(c)]
(i) Planting schedule (table) containing symbols, quantities, common names,
botanical names, sizes of plant material, root specification (b.r., B & B,
potted, etc.) and special planting instructions.
(ii) Existing trees and shrubbery, locations, common names, and approximate
size.
(iii) Planting detail (show all species to scale at normal mature crown diameter
or spread for local hardiness zone).
(iv) Typical sections in details of fences, tie walls, planter boxes, tot lots,
picnic areas, berms, and the like.
(v) Typical sections of landscape islands and planter beds with identification
of materials used.
(vi) Details of planting beds and foundation plantings.
(vii) Note indicating how disturbed soil areas will be restored through the use
of sodding, seeding, or other techniques.
(viii) Delineation of both sodded and seeded areas with respective areas in
square feet.
(ix) Coverage plan for underground irrigation system, if any.
City of Monticello Zoning Ordinance Page 195
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (E) Alternative Landscaping Plan
(x) Exterior lighting plan (as applicable).
(d) Special Conditions:
Where landscape or man-made materials are used to provide ordinance or
policy -required perimeter buffering/screening from adjacent and neighboring
properties, a cross -through section shall be provided showing the perspective
of the site from the neighboring property at the property line elevation. [3-
2(G)(2)(d)]
(E) Alternative Landscaping Plan
(1) Purpose
In cases where development conditions require a deviation from the landscaping
standards in this section or the tree protection standards in Section 4.2, Tree
Protection, an alternative landscaping plan shall be required. An alternative
landscaping plan shall indicate how compliance with the standards in this
Ordinance is impossible or impractical, and shall illustrate how compliance can be
achieved to the maximum extent practicable. Nothing in Section 4.1(E) shall
prohibit a development configuration that meets or exceeds the landscaping and
tree protection standards in this Ordinance.
(2) Justification
Alternative plans, materials, or methods may be justified due to:
(a) Natural conditions, such as streams, natural rock formations, or topography;
(b) The likelihood that landscaping material would be ineffective at maturity due
to topography, placement, or other existing site conditions;
(c) Lot size or configuration;
(d) The presence of utility or other easements;
(e) The potential for interference with public safety; and
(f) Other situations where strict adherence to the landscaping or tree protection
standards in this Ordinance are determined to be impractical by the
Community Development Department.
Page 196 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (E) Alternative Lan&rafiino Plan
(3) Allowable Deviations
The Community Development Department may approve an alternative landscape
plan if it meets the purpose and intent of Section 4. 1, Landscaping and Screening,
or Section 4.2, Tree Protection, as appropriate. Allowable deviations from the
standards of this section include, but are not limited to the following:
(a) Reduced Planting Rates due to Public Facilities
An adjustment to planting locations or reduction of up to 20 percent in the
type or total number of required caliper inches may be allowed when
underground connections to public facilities, public utilities, or public
easements or right-of-way cause difficulty in meeting the required standards.
(b) Reduction in Standards due to Nature of Parcel
A reduction in the count, spacing, or species variety standards by up to 20
percent may be allowed where the reduction is desirable in terms of protection
of existing natural resources, better consistency with the goals of the
comprehensive plan, or a site design that exceeds the quality of what would
otherwise result under a strict application of the standards in this Ordinance,
in the opinion of the Community Development Department.
(c) Reduction in Standards in Recognition of Native Plantings and/or
Restoration Plan
A reduction of up to 10 percent in the type or total number of required caliper
inches may be allowed where the reduction is desirable as an incentive to
encourage the use of native plantings and/or the restoration of native plantings
on lands dedicated for open space.
(d) Planting on Adjacent or Alternative Sites
In cases where required plantings cannot be easily sited on the subject parcel,
alternative locations on adjacent or nearby parcels may be proposed.
(4) Alternative Landscape Plan Informational Requirements
Alternative landscape plans shall provide the same information required by a
general landscape plan as outlined in Section 4.1(D).
City of Monticello Zoning Ordinance Page 97
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (F) Standards for Vehicular Use Area Landscaping
(F) Standards for Vehicular Use Area Landscaping
Except where exempted by Section 4.1(F)(1) below, all vehicular use areas shall include vehicadar use arealandscaping DOES
landscaping both within the interior of the vehicular use area and around its perimeter, count towards
as a means of mitigating the parking area's microclimate and visual impacts. [Section overall required site
landscaping.
4.1(F) replaces former section 3-2(G)(11)] [Section 4.1(H)(3)J
(1) Exemptions
The following uses shall be exempt from the requirements to provide vehicular
use area landscaping:
(a) Single-family detached residential development;
(b) Two- to four -family dwellings;
(c) Off-street surface vehicular use areas with four or fewer spaces;
(d) Parking structures; and
(e) Vehicle display areas for vehicle sales uses.
(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 (see Figure 4-1: Interior Parking Islands).
Page 198 City of Monticello Zoning ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (F) Standards for Vehicular Use Area LandscabinQ
Figure 4-1: Interior Parking Islands
Parking lots with single -loaded spaces shall
provide landscaping islands of 180 sq ft.
Landscaping islands shall be increased to
360 sq ft for parking lots which use double
loaded parking spaces. [Set section 4. t (F)(2)(a)l
� rt
Each interior planting island shall contain
at least one canopy or understory tree per
every 180 square feet, and shrubs as necessary to
occupy at least 25% of total landscaping island areas.
[See sections 4.1(F)(2)(a)(vi & vii)].
Figure 4-2: Landscaped Islands Spacing
Per section 4.1(F)(2)(a)pl) and Table 4•-1 , the maximum number of parking spaces between
landscaped islands differ depending on the use or ming district as shown here.
City of Monticello Zoning Ordinance Pagc 199
Commercial, 00c
and Institutional uses;
Reddential
and uses In the IRC
Uses In the
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Spaces
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City of Monticello Zoning Ordinance Pagc 199
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (F) Standards for Vehicular Use Area Landscaping
(ii) The maximum length of a parking bay to be bounded by interior planting
islands shall be in accordance with Table 4-1.
Residential Uses
Multi Family Uses
Commercial, Civic, and Institutional Uses
Commercial Uses
Civic & Institutional Uses
Industrial Uses
Industrial & Business Campus
District Uses i
All other Industrial Uses
12 stalls between islands
24 stalls between islands
24 stalls between islands
24 stalls between islands
50 stalls between islands
(iii) Landscaped planting areas shall be distributed throughout the parking
area for the purpose of heat abatement.
(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.
(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.
(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.
(b) Protection of Planting Areas
Except as exempted by the Community Development Department, all planting
areas shall be protected from vehicle damage by the installation of curbing,
wheel stops, or other comparable methods. This standard shall not prohibit
the use of planting areas as on-site stormwater management devices.
See Figure 4-2 for
illustrations of
interior landscaped
island spacing
Page 200 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (F) Standards for Vehicular Use Area Landscaping
When a vehicular use area is located within 50 feet of a street right-of-way,
the perimeter landscaping shall be located within a planting strip at least six
feet wide. In all other instances, the strip shall be the minimum width
necessary to assure required landscaping is not damaged by vehicles or other
on-site activity. In no instance shall the strip be less than three feet wide.
(c) Protection of Landscaping Strip
Except as exempted by the Community Development Department, the
perimeter landscaping strip shall be protected from vehicle damage by the
installation of curbing, wheel stops, extra width in the landscaping strip, or
other comparable methods. This standard shall not prohibit the use of
perimeter landscaping strips as on-site stormwater management devices.
Figure 4-3:
(3) Perimeter Vehicular Use Area Landscaping Standards
Perimeter vehicular
use area landscaping
Where a vehicular use area serving subject to these standards abuts a street
g a use j
counts towards
right-of-way, vacant land, or any other development (except another vehicular use
overall required site
landscaping.
area), perimeter landscaping strips shall be provided and maintained between the
[Section 4.1(H)(3)J
vehicle use area and the abutting right-of-way or property line in accordance with
the following standards.
(a) Location
(i) Perimeter landscaping strips shall be located on the same land where the
vehicular use area is located, and shall be placed to assure visibility and
safety of pedestrians on the public street, as well as those within the
vehicular use area.
(ii) Perimeter landscaping strips may not be placed within future street rights-
of-way as may be identified on the City's Official Map.
(b) Minimum Width
When a vehicular use area is located within 50 feet of a street right-of-way,
the perimeter landscaping shall be located within a planting strip at least six
feet wide. In all other instances, the strip shall be the minimum width
necessary to assure required landscaping is not damaged by vehicles or other
on-site activity. In no instance shall the strip be less than three feet wide.
(c) Protection of Landscaping Strip
Except as exempted by the Community Development Department, the
perimeter landscaping strip shall be protected from vehicle damage by the
installation of curbing, wheel stops, extra width in the landscaping strip, or
other comparable methods. This standard shall not prohibit the use of
perimeter landscaping strips as on-site stormwater management devices.
Figure 4-3:
(d) Required Materials (see Figure 4-3)
Perimeter Vehicular
Use Area
Each perimeter landscaping strip shall include at least eight
Landscaping
Standards
aggregate caliper
inches (ACI) of canopy trees per 100 linear feet of landscaping strip, and the
p $ p,
remaining ground shall be landscaped (sod, mulch, etc).
(e) Adjacent to Perimeter Buffers
Perimeter landscape strips associated with a vehicle use area may be credited
towards perimeter buffer standards [See Section 4.1(G), Standards for
Perimeter Buffers], provided the minimum buffer standards of this section are
met.
Uty of tvmonticeiio Loning Ordinance P -,-e 201
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
CA,zprtinn (F) Stnndnrds for Vehicular Use Area Landscaping
(f) Adjacent to Off -Street Surface Parking on Other Lots
Where two or more off-street surface vehicular use areas are located adjacent
to one another, but upon different lots, no perimeter landscaping strip shall be
required between the two vehicular use areas.
Figure 4-3: Perimeter Vehicular
Use Area Landscaping
Standards
Within the required 6' vehicular
perimeter buffer area, at least eight goer%`
aggregate caliper inches (ACI) of canopytZ ded er100' and said �h�5trees shall be prove p oarea shall be landscaped with sod, mulch orother similar material(s).
(4) Incentives for Improved Design
(a) The total aggregate caliper inch requirements for canopy and understory trees
in subsection 4.1(F) may be reduced by five percent when:
(i) At least sixty-five (65) percent of the provided parking is located to the
side or rear of the building;
(ii) At least thirty (30) percent of the total required parking is subject to a
shared parking agreement; and
(iii) When pervious parking surfacing is used for twenty (20) percent or more
of the total vehicular use area.
Page 202 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (G) Standards for Perimeter Buffers
(b) The above incentives may be combined to achieve a cumulative reduction in
the amount of required tree ACI.
(G) Standards for Perimeter Buffers
(1) Purpose and Intent
Perimeter landscape buffers are intended to mitigate potential negative effects of
different contiguous uses. [3-3(F)(1)]
(2) Applicability
Except for adjoining single-family detached residential uses and uses in the CCD
district, all development shall provide a perimeter landscape buffer to separate it
from uses in a different use classification in accordance with Table 4-2: Buffer
Types, and Table 4-3: Buffer Type Application.
(3) Types of Buffers
Table 4-2: Buffer Types, describes four different buffering types in terms of their
function, opacity, width, and planting requirements. Where a particular buffer
type is required in Table 4-3: Buffer Type Application, the requirement may be
met with the combination of minimum buffer width and minimum screening
requirements specified under either Option 1 or Option 2. Where an option
utilizing a fence or wall is selected, the fence or wall shall comply with the
standards of Section 4.3, Fences and Walls. [3-3(F)(2)] & [3-3(F)(2)(c)] & [3-
3(F)(6)]
city of monticello Zoning Ordinance Page 203
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (G) Standards for Perimeter Buffers
TYPE A — BASIC BUFFER
3
This perimeter buffer functions as basic edge 2 ACI of canopy trees + 10 ACI of understory trees +
demarcating individual properties with a slight visual 15 small shrubs per 100 linear feet
obstruction from the ground to a height of ten feet.
TYPE B — AESTHETIC BUFFER
This perimeter buffer functions as an intermittent g ACI of canopy trees + 2 ACI of canopy trees +
jvisual obstruction from the ground to a height of at 10 ACI of understory 14 ACI of understory
least 20 feet, and creates the impression of special trees + 15 small shrubs trees + 35 small shrubs
separation without eliminating visual contact between ! per 100 linear feet per 100 linear feet
uses.
TYPE C — SEMI-OPAQUE BUFFER
[1]: Any required perimeter buffer width can be reduced to five feet with the provision of a solid masonry wall
at least five feet in height along with ten large shrubs per every 100 linear feet.
[2]: Perimeter buffer widths (but not vegetation amounts) may be reduced in accordance with Section 2.4(G),
Administrative Adjustments. Alternatively, applicants may submit an Alternate Landscape Plan under the
provisions of Section 4.1(E) if adhering to these requirements is not possible.
[3]: In cases where an adjacent use is designed for solar access, understory trees can be substituted for canopy
trees.
[4]: Required plantings shall conform to the planting standards outlined in section 4.1(C)(2).
[5]: Fences and walls shall comply with the standards in Section 4.3, Fences and Walls.
Page 204 City of Monticello Zoning Ordinance
One 4 -foot high berm or
This perimeter buffer functions as a semi-opaque
I 12 ACI of canopy trees +
14 ACI of understory
one 4 -foot high solid fence
screen from the ground to at least a height of six
trees + 25 small shrubs
+ 2 ACI of canopytrees +
Ifeet.
per 100 linear feet
16 ACI of understory
trees per 100 linear feet
TYPE D — OPAQUE BUFFER
This perimeter buffer functions as an opaque screen
18 ACI of canopy trees +
One 6 -foot high solid
from the ground to a height of at least six feet. This
20 ACI of understory
fence + 12 ACI of canopy
type of buffer prevents visual contact between uses
trees + 55 small shrubs
trees per 100 linear feet
and creates a strong impression of total separation.
per 100 linear feet
[1]: Any required perimeter buffer width can be reduced to five feet with the provision of a solid masonry wall
at least five feet in height along with ten large shrubs per every 100 linear feet.
[2]: Perimeter buffer widths (but not vegetation amounts) may be reduced in accordance with Section 2.4(G),
Administrative Adjustments. Alternatively, applicants may submit an Alternate Landscape Plan under the
provisions of Section 4.1(E) if adhering to these requirements is not possible.
[3]: In cases where an adjacent use is designed for solar access, understory trees can be substituted for canopy
trees.
[4]: Required plantings shall conform to the planting standards outlined in section 4.1(C)(2).
[5]: Fences and walls shall comply with the standards in Section 4.3, Fences and Walls.
Page 204 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (G) Standards for Perimeter Buffers
(4) Determination of Required Buffer Type
Table 4-3 specifies the type of perimeter landscape buffer that new development
shall provide between it and adjacent property, based on the uses present on the
development site and that on the adjacent property. The buffer type is indicated by
a letter corresponding to one of the four buffer types depicted in Table 4-2, Buffer
Types. [3-3(F)(3)]
Single -Family Residential n/a A B CD
I Other Residential A n/a A B D
Civic and Institutional Uses B A n/a A D
_ ...
Office and Commercial Uses C B A n/a C
----
Industrial Uses D D I D C n/a
[1]: Letters in cells correspond to the buffer types listed in Table 4-2, Buffer Types.
[2]: Multi -family, townhouse, multi -building campus or shopping center type developments shall provide buffers
around the perimeter of the development instead of around individual buildings.
(5) Location of Perimeter Buffers
(a) Perimeter buffers required by this section shall be located only along the outer
perimeter of the parcel where it abuts another parcel, and shall extend to the
parcel boundary line or right-of-way line. [3-3(F)(2)(b)]
(b) In an industrial district, perimeter buffers are not required along lot lines
abutting streets except as provided for in Tables 4-2 and 4-3 when abutting
non -industrial districts. In such cases, the outdoor operation or storage
components shall include perimeter buffers as necessary to screen outdoor use
areas from off-site views.
(c) A perimeter buffer may be located along shared access easements between
parcels in nonresidential developments.
City of Monticello Zoning Ordinance Page 205
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
CnhcPrtinn IG) Stnndnrds for Perimeter Buffers
(6) Responsibility for Buffer Installation
(a) Vacant Parcels
Where a developing parcel is adjacent to a vacant parcel and a perimeter
buffer is required in accordance with this section, the developing parcel shall
provide a minimum of one-half of the perimeter buffer required adjacent to
the vacant land. [3-3(F)(2)(c)(iii)] & [3-3(F)(7)(i)]
(b) Existing Land Uses
Where a developing parcel is adjacent to an existing use and a perimeter
buffer is required in accordance with this section, the developing parcel shall
provide the full perimeter buffer required adjacent to the existing use in
accordance with Table 4-2: Buffer Types, and Table 4-3: Buffer Type
Application, unless a portion or all of a perimeter buffer that complies with
the standards of this section already exists between the lots. Where all or part
of a perimeter buffer exists, but the buffer does not fully comply with the
standards of this section, the developing parcel shall be responsible for
providing all the additional planting material necessary to meet the standards
of this section. [3-3(F)(2)(c)(iii)] & [3-3(F)(7)(ii)] & [3-3(F)(8)]
(7) Development within Required Buffers
(a) The required buffer shall not contain any development, impervious surfaces,
or site features (except fences or walls) that do not function to meet the
standards of this section or that require removal of existing vegetation, unless
otherwise permitted in this ordinance.
(b) Sidewalks, trails, and other elements associated with passive recreation may
be placed in perimeter buffers if all required landscaping is provided and
damage to existing vegetation is minimized to the maximum extent
practicable.
(c) Overhead and underground utilities required or allowed by the City are
permitted to cross a required buffer in a perpendicular fashion, but shall
minimize the impact to vegetation to the maximum extent practicable. Where
required landscaping material is damaged or removed due to utility activity
within a required buffer, the landowner shall be responsible for replanting all
damaged or removed vegetation necessary to ensure the buffer meets the
standards in this ordinance.
Page 206 City of Monticello Lonmg uramance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (H) Standards for Site Lanckranina
(8) Sight Triangles
Fencing, berms, walls, and all other landscaping features shall adhere to the
requirements of section 3.3(D)(2)(b), Corner Visibility.
(9) Credit for Existing Vegetation
Existing vegetation meeting the size standards of Section 4.1(C)(2), Planting
Standards, located within the perimeter buffer area may be preserved and credited
toward the perimeter buffer standards. [3-3(F)(5)]
(H) Standards for Site Landscanine
(1) Purpose and Intent
Site landscaping material is intended to soften the visual impact of building
foundations and provide for the even dispersal of trees across a development site.
(2) No Exceptions
The site landscaping provisions of section 4.1(H) shall be required for all
development.
(3) Distinguished from Other Required Landscaping
Site landscaping, for the purpose of this section, is exclusive of required perimeter
buffer and screening landscaping. Plantings required to meet vehicular use area
and perimeter vehicular use area landscaping standards can be counted towards
meeting site landscaping requirements.
(4) Site Landscaping Standards
Site landscaping shall be supplied in the amounts identified in Table 4-4:
Required Site Landscaping Plantings. Site landscaping shall meet the minimum
size standards for new planting specified in Section 4.1(C)(2), Planting Standards.
City at Monticello Zoning Ordinance Page 207
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Suhsertion (H) Standards for Site Landscaping
General Standards
Single-family detached and 4.0 ACI of canopy trees OR
Multi -family dwellings with 2.0 ACI of canopy trees + I evergreen tree
less than five (5) units [5] [6] `! [7]
Multi -Family Dwellings with 16.0 ACI of canopy trees (including at least 3 evergreen trees) per acre + at
five (5) or more units least 2 shrubs per each 10 feet of building perimeter
14.0 ACI of canopy trees (including at least 2 evergreen trees) per acre + at
Civic &Institutional Uses least I shrubs per each 10 feet of building perimeter
10.0 ACI of canopy trees (including at least I evergreen tree) per acre + at
Office & Commercial Uses least 2 shrubs per each 10 feet of building perimeter
Industrial Uses 4.0 ACI of canopy trees (including at least I evergreen tree) per acre + at least
I shrub per every 10 feet of a building wall facing a public right-of-way
District Specific Standards:
" TN District lot standards j 2.0 ACI of canopy trees + 2 ornamental trees OR
(all plantings must be in the 2.0 ACI of canopy trees + I evergreen tree;
front or side yards, and all In addition to the above, each site shall provide 2 shrubs per each 10 feet of
shrub and flower plantings must building perimeter + no less than I deciduous flower planting per 20 square feet
be in the front yard) of front yard area
10.0 ACI of canopy trees (including at least I evergreen tree) per acre + at
IBC District lot standards i
least 2 shrubs per each 10 feet of building perimeter
NOTE: ACI = Aggregate Caliper Inches
[1]: See Table 5-1, Uses By District.
[2]: At least '/z of the required shrubs shall be of an evergreen variety.
[3]: Each evergreen tree meeting the minimum size standards of this section shall count as two caliper inches
towards the total number of required canopy tree caliper inches.
[4]: Credits towards required landscaping are available for the retention of non -specimen trees per the
provisions of Section 4.2(D), Tree Preservation Incentives.
[5]: Required landscaping trees shall be planted within fifteen feet (15') of the curb.
[6]: Lots in the T -N District shall not adhere to these standards, but instead to the specific standards listed
elsewhere in Table 4-4 and section 4.10)(2).
[7]: Required Plantings for corner lots shall be double the listed requirements (8.0 ACI of canopy trees OR 4.0
ACI of canoes trees + 2 everjereen trees)
Page 208 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (1) Standards for Required Screening
(5) Shrub Placement
Required shrubs shall be placed around the building perimeter, a minimum of
three feet from the building, with emphasis placed on screening building
foundations visible from the public right-of-way. Required shrubs may be planted
up to 10 feet from the building, or up to 15 feet from the building if there is a
sidewalk located between the planting area and the building wall.
(6) Tree Placement
Trees serving as site landscaping shall be dispersed across a site in accordance
with good planting practice and the following priority listing:
(a) In yards between a building facade and a street right -of- way where no
vehicular use area landscaping is required;
(b) Between a building and an adjacent lot with an existing use that provides
more than 50 percent of the vegetative material associated with a required
perimeter buffer;
(c) Between a building fagade and an abutting lot with the same or a more intense
zoning district classification (where no perimeter buffering is required);
(d) Within open -space set-aside areas with no existing or reforested trees;
(e) Adjacent to on-site areas of pedestrian or vehicular circulation where no other
vegetative material is required (e.g., drive-thrus or stacking lanes); or
(f) Other areas near accessory structures or accessory uses.
(I) Standards for Required Screening
City of Monticello Zoning Ordinance '2ge 209
(1) General Requirements
Required plantings
In addition to the other forms of required landscaping, screening shall be required
for screening count
towards overall
to conceals specific areas of high visual or auditory p
p g ry im act or hazardous areas from
required site
off-site views. Such areas shall be screened at all times, unless otherwise
landscaping.
(Section 4.1(H)(3)J
specified, regardless of adjacent uses, districts, or other proximate landscaping
material.
City of Monticello Zoning Ordinance '2ge 209
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (1) Standards for Required Screening
(2) Items to be Screened
The following areas shall be screened in accordance with this section:
(a) Anything specifically called out by this ordinance as requiring screening.
(b) Large trash handling and recycling collection areas (e.g., dumpsters and
cardboard recycling containers);
(c) Loading and service areas;
(d) Allowed outdoor storage areas adjacent to a public right-of-way;
(e) New construction, demolition, or other site conditions that could be unsafe for
pedestrians or vehicles.
(3) Screening Methods
The following items are permitted for use as screening materials, and more than
one method may be used on a lot or site.
(a) Vegetative materials that can provide a 90% opacity -year round screen and
which are the minimum height necessary to screen the facility from offsite
views; or [3-2(G)(9)]
(b) An opaque fence or wall meeting the following requirements:
(i) The fence or wall shall be consistent with the standards in Section 4.3,
Fences and Walls.
(ii) The fence or wall shall be constructed of masonry, brick, wood, or steel.
[3-2(G)(13 part 1)]
(iii) The fence or wall shall provide a solid screening effect and not exceed the
maximum height allowed for fences or walls in the underlying zoning
district, or be less than six (6) feet in height. [3-2(G)(13 part 2)]
(iv) The design and materials used in constructing a required screening fence
shall be subject to the approval of the Community Development
Department. [3-2(G)(13 part 3)]
Page 210 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (1) Standards for Required Screening
(c) Alternative screening materials that are not listed above or alternative
configurations may be proposed as part of an alternative landscaping plan [see
Section 4.1(E)], if the alternative materials or configuration provide an
equivalent or superior screening function.
(4) Configuration of Vegetative Materials
In cases where vegetative materials are used for screening in accordance with this
subsection, the vegetative materials shall:
(a) Be planted around the perimeter of the site feature to be screened in a manner
that screens the site feature from all off-site views;
(b) Be configured in two staggered rows or other arrangement that provides
maximum screening;
(c) Be upright, large evergreen shrubs and capable of reaching at least six feet in
height within three years of planting; and
(d) Be spaced no farther than three feet on -center.
(5) Rooftop Screening
(a) General Roof Penetrations
All roof vents, pipes and/or other roof penetrations (except chimneys), shall
be fully screened, located on the rear elevations, or be otherwise configured to
the maximum extent practicable to have a minimal visual impact as seen from
a public street.
(b) Exceptions
Rooftop screening standards shall not apply to I-1 or I-2 zoned properties.
(c) Roof -based Mechanical Equipment
(i) Parapet walls or other techniques included as an integral part of the
building design shall be used to totally screen any roof -based mechanical
equipment from public rights-of-way or adjacent lands.
(ii) In cases where roof -based mechanical equipment are too tall to be
screened by a parapet wall, or if changes in the surrounding grade make
rooftops with parapets visible from public rights-of-way or adjacent lands,
a rooftop screening system shall be used for screening (see Figure 4-4).
City of Monticello Zoning Ordinance Pag, : 2 + 1
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection U) Zoning District Specific Landscaping Standards
Figure 4-4: Rooftop Screening System Examples
Rooftop screening systems shall be subject to approval of the
Community Development Department. and shall be of similar design
to the examples shown here. Example "N' Illustrates a metal louver A
wall for general screening from below. Example "B" Illustrates the use ry f
of lattice to even screen from above. The before and after photos T!,
provide further Illustration of proper rooftop screening design.
ai,'
BEFORE
1
it-
AFTER _
won
A r
r stde�View
(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: [7-A5]
(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
General required site
landscaping
requirements are in
Section 4.1(H).
Page 212 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (K) Landscaping Installation and Maintenance Standards
(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 1S feet in width.
[7-A5]
(c) Lot area that is not covered by shrubs and trees may be covered with lawn,
gardens, and patios or decks. [7-A5]
(d) A landscaping plan must be approved by the Community Development
Department prior to issuance of a building permit.
(e) A landscape security shall be provided to ensure the landscaping of each lot in
accordance with this section. [7-A5]
(3) 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;
City of Monticello Zoning Ordinance °a,o 213
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (K) Landscaping Installation and Maintenance Standards
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.
(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
snaking 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.
Paoe 214 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.1 Landscaping and Screening
Subsection (K) Landscapinjz Installation and Maintenance Standards
(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. [3-2(G)(12)(b paragraph 3)]
(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.
City of Monticello Zoning Ordinance Page 2.15
CHAPTER 4: FINISHING STANDARDS
Section 4.2 Tree Protection
Subsection (B) Protection of Specimen Trees
4.2 Tree Protection
(A) Purpose
The purpose of this section is to preserve existing natural resources of the community
and to encourage the greening of the City. The City Council finds that the preservation
of trees and other vegetation, where practicable, is in the best interest of City residents'
health and welfare. To that end, the City Council has found it necessary and desirable
to establish regulations to ensure the City preserves its most significant trees and
clusters of exiting trees throughout the City.
(B) Protection of Specimen Trees
(1) Applicability
(a) In General
All development in the City, except that exempted in accordance with Section
4.2(B)(1)(b) below, shall be required to protect specimen trees in accordance
with this section.
(b) Exemptions
The following development shall be exempt from these standards:
(i) Development on land within the CCD zoning district and all other
commercially and industrially zoned properties;
(ii) Development on land containing an existing single-family detached
residential dwelling on a lot -of -record which cannot be further subdivided
and which was established prior to the effective date of this ordinance as
denoted in Section 1.4.
(2) Separate Plan Required
The location, species, and size of all specimen trees to be retained in accordance
with this section shall be depicted on a separate inventory and protection plan
clearly depicting all required information.
(3) General Requirement
(a) No specimen tree may be removed, except in accordance with Section `Specimen Tree" is
4.2(B)(4), Removal of a Specimen Tree. defined in Section 8.4
(b) All specimen trees shall have the following protections, whether located on
public or private land:
Page 216 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.2 Tree Protection
Subsection (B) Protection of Sbecimen Tri -
i -
(i) Cutting, Removal, or Harm Prohibited
Specimen trees shall not be cut, removed, pushed over, killed, or
otherwise harmed.
(ii) Paving or Soil Compaction Prohibited
The area within the dripline of any specimen tree shall not be subject to
paving or soil compaction greater than ten percent of the total area within
the dripline, or within 12 feet of the tree trunk.
(4) Removal of a Specimen Tree
Specimen trees may be removed if the landowner demonstrates to the Community
Development Department that one of the following sets of conditions is met:
(a) Removal of a Healthy Specimen Tree
A specimen tree that is in healthy condition may only be removed if all of the
following standards are met:
(i) The specimen tree prevents development of a lot platted prior to the
effective date of this ordinance as denoted in Section 1.4 in a way that
limits building area to less than otherwise allowed, or hinders compliance
with the standards in Chapters 3, 4, or 5.
(ii) Mitigation is provided in accordance with Section 4.2(B)(5),
Replacement/Mitigation of Specimen Trees.
(b) Removal of a Severely Diseased, High Risk, or Dying Specimen Tree
A specimen tree that is certified as being severely diseased, high risk, or dying
by a certified arborist may be removed without required mitigation.
(5) Replacement/Mitigation of Specimen Trees
Those causing the destruction or removal of a healthy specimen tree, unless
exempted by this ordinance, shall be responsible for the following mitigation:
(a) Replacement Trees Required
(i) Each healthy specimen tree removed or destroyed shall be replaced with
three or more replacement trees equaling or exceeding a total of eighteen
(18) aggregate caliper inches.
(ii) The required replacement trees shall be planted within 12 months of the
removal or destruction of the specimen tree.
uty of Monticello Zoning Ordinance Pa'u-- 117
CHAPTER 4: FINISHING STANDARDS
Section 4.2 Tree Protection
Suhsertion (C) Tree Protection During Construction
(b) Location of Replacement Trees
Replacement trees shall be either planted on the parcel of land from which the Section 4.1(E):
specimen tree was removed if sufficient space is available, or placed on Alternative
p Landscape Plan
nearby lands in accordance with Section 4.1(E), Alternative Landscape Plan.
(c) Establishment Period
Replacement trees shall be maintained through an establishment period of at
least two complete growing seasons. The applicant shall guarantee the
survival and health of all replacement trees during the establishment period
and guarantee any associated replacement costs. If the replacement trees do
not survive the establishment period, the applicant shall purchase and install
new replacement trees.
(C) Tree Protection During Construction
(1) Owner's Responsibility
During development, the owner or developer shall be responsible for the erection
of any and all barriers necessary to protect any existing or installed vegetation
from damage both during and after construction.
(2) Tree Protection Fencing & Tree Save Areas
(a) Where Required
Specimen trees and other existing trees being used for credit towards
landscaping requirements shall be fenced with a sturdy and visible fence
before grading or other development activity begins. Fencing shall be erected
no closer than one linear foot to the tree's dripline. The Community
Development Department shall consider the existing site conditions in
determining the exact location for tree protection fencing. Areas located
inside of tree protection fencing are considered "tree save areas".
(b) Inspection
All tree protection measures shall be inspected and approved by the City prior
to start of any land disturbing activities. Failure to have tree protection
measures approved prior to the commencement of construction is a violation
of this ordinance.
(c) When Required
No construction, grading, equipment or material storage, or any other activity
shall be allowed within the tree save (fenced) area. Fencing shall be
maintained until after the final site inspection.
Page 218 City of Monticello Zoning Urdinance
CHAPTER 4: FINISHING STANDARDS
Section 4.2 Tree Protection
Subsection (D) Tree Preservation Incentives
(3) Encroachments into Tree Save Areas
Encroachments into specimen tree save areas shall occur only when no other
alternative exists. If such an encroachment is anticipated, the following
preventive measures shall be employed:
(a) Soil Compaction
Where compaction might occur due to construction traffic or materials
delivery through a tree save area, the area must first be mulched with a
minimum four inch layer of wood chips. Equipment or materials storage shall
not be allowed within a tree save area.
(b) Fill
No fill shall be placed within a specimen tree save area without adequate
venting to allow air and water to reach the roots.
(c) Chemical Contamination
Trees located within a specimen tree save area shall be protected from
chemical contamination from liquids or other materials, including but not
limited to paint, chemical solvents, gasoline, oil, diesel fuel, hydraulic fluid,
concrete spoils, or rinse water from vehicle cleaning, including rinsing of
concrete truck tanks and chutes.
(d) Paving Limitations
Except for driveway access points, sidewalks, curb, and gutter; no paving
shall occur within five feet of a specimen tree save area unless authorized
through an alternative landscaping plan [See Section 4.1(E), Alternative
Landscaping Plan].
(D) Tree Preservation Incentives
(1) Tree Preservation Credits
In order to encourage the preservation of as many healthy trees as practical on a
development site, credit towards the minimum landscaping requirements shall be
applied to all existing trees retained on a site that are not specimen trees that
comply with the credit standards of this subsection. Credits are offered only for
trees that are not required to be retained by other sections of this ordinance.
Credits shall be granted in accordance with the following standards:
City of Monticello Zoning Ordinance Page 219
CHAPTER 4: FINISHING STANDARDS
Section 4.2 Tree Protection
Subsection (D) Tree Preservation Incentives
(a) Credit Amount
A credit of one -and -one-quarter (1.25) multiplied by the aggregate caliper of
trees that are not specimen trees shall be credited and applied towards the
landscaping standards in Section 4. 1, Landscaping and Screening, when the
trees that are saved comply with the following minimum size standards:
(i) Canopy Trees
Canopy trees, whether deciduous or evergreen, of seven inches in caliper
or greater, measured six inches above ground level.
(ii) Understory/Ornamental Trees
Understory or ornamental trees, whether deciduous or evergreen, of four
inches in caliper or greater, measured four inches above ground level.
(b) Credit Applied Towards Required Plantings
The credit shall be applied to the aggregate tree caliper inch standards for
landscaping. In no case shall credits substitute for more than 75 percent of the
required landscaping material.
(c) Exclusions to Credit Provisions
Dead, dying or diseased trees shall not be used towards crediting.
(2) Reduction in the Minimum Number of Required Parking Spaces
Up to a five percent reduction in the number of off-street parking spaces required
on a development site shall be allowed if the reduction in the amount of required
pavement will preserve the root zones of existing healthy specimen trees. The
amount of reduction can be determined only after taking into consideration any
unique site conditions and the impact of the reduction on parking needs for the
use, and must be agreed upon by both the applicant and the Community
Development Department. Alternative paving materials may be required by the
Community Development Department in cases where required parking areas
encroach upon root zones.
Page 220 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (C) General Requirements for Fences and Walls
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. [3-2(F)(2)]
(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: [3-2(F)(3)]
City of Monticello Zoning Ordinance page 221
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (C) General Requirements for Fences and Walls
(i) The corner visibility requirements in Section 3.3(D)(2)(b) shall be met.
[3-2(F)(3)(c)]
(ii) Fences and walls shall not be located within public right-of-way unless
permitted by the Community Development Department by written
encroachment agreement. [3-2(F)(4)]
(iii) Fences and walls pennitted 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. [3-2(F)(4)]
(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. [3-
2(F)(5)]
(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 pen -nit 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. [3-2(F)(1 paragraph 1)]
Section 4.10:
Grading, Drainage,
& Erosion Control
Page 222 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (D) Requirements for Fences and Walls by District Type
(b) Fences which do not require a building permit under the provisions of Section
4.3(1))(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 Tyne
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.
[3-2(F)(3)(a)]
(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. [3-
2(F)(3)(b)]
(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. [3-2(17)(7)]
City of Monticello Zoning Ordinance Page 223
CHAPTER 4. FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (D) Requirements for Fences and Walls by District Type
(2) Business Districts
(a) General
In business districts (see Table 3-1: Base Zoning Districts), fences and walls
Sce also Section
shall not be permitted in front setback areas and shall not exceed a height of
p � g
3.3(D)(Visib Corner
1'isibility, for
four feet in the remainder of front yards and eight feet in side or rear yards,
additional
unless the fence in the side or rear yard is located within 15 feet of a public
restrictions on fence
right-of-way, in which case it shall not exceed a height of six feet. If a fence
placement.
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.
&L' also Section
(iii) In no event shall a fence exceed six (6) feet in height if the fence is
3.3(D)(2)(b) Corner
{ isibility, Jbr
located within 15 feet of a public right-of-way.
additional
rL'strictions on fencr
(b) I-1 and I-2 Districts
placement.
(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.
Page 224 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.3 fences & Walls
Subsection (F) Perimeter Fences and Walls Abutting Public Rights -of -Way
(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-Wav
(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;
City of Monticello Zoning Ordinance Page 225
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection (H) Chain Link Fencing
(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 bink 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. [3-2(F)(8)]
(2) Residential Districts
Chain link fencing is perinitted 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.
Page 226 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.3 Fences & Walls
Subsection Q) Appearance
(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). [3-2(F)(9)]
(,P', 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. [3-2(F)(6 paragraph 2)]
(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. [3-2(F)(6 paragraph 1)]
(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.
C ty of Monticello Zoning Ordinance Page 227
CHAPTER 4: FINISHING STANDARDS
Section 4.4 Exterior Lighting
Subsection (A) Purpose
(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. [3-2(F)(6 paragraph 2)]
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.
Page 228 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.4 Exterior Lighting
Subsection (D) General Standards for Exterior Lighting
(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
(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.
City of Monticello Zoning Ordinance Page 229
CHAPTER 4: FINISHING STANDARDS
Section 4.4 Exterior Lighting
Subsection (E) Design Standards for Exterior Lighting
(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
Awnings or canopies used for building accents over doors, windows, etc.,
shall not be internally illuminated (i.e., from underneath or behind the
awning).
Page 230 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.4 Exterior Lighting
Subsection (G) Exemptions for a Security Plan
(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).
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-I: 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;
City of Monticello Zoning Ord --once Page 231
CHAPTER 4. FINISHING STANDARDS
Section 4.4 Exterior Lighting
Subsection (1) Sign Lighting
(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
(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.
Page 232 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Sut?section (A) Findings, Purpose, and Effect
4.5 Signs
(A) Findings, Purpose, and Effect
(1) Findings
The City finds: [3A -1(A)]
(a) Exterior signs have a substantial impact on the character and quality of the
environment. [3A -1(A)(1)]
(b) Signs provide an important medium through which individuals may convey a
variety of messages. [3A -1(A)(2)]
(c) Signs can create traffic hazards and aesthetic concerns, thereby threatening
the public health, safety and welfare. [3A -1(A)(3)]
(d) The City's zoning regulations include the regulation of signs in an effort to
provide adequate means of expression and to promote the economic viability
of the business community, while protecting the City and its citizens from a
proliferation of signs of a type, size, location and character that would
adversely impact upon the aesthetics of the community and threaten the
health, safety and welfare of the community. The regulation of the physical
characteristics of signs within the City has had a positive impact on traffic
safety and the appearance of the community. [3A-I(A)(4)]
(2) Purpose and Intent
(a) It is not the purpose or intent of Section 4.5 to regulate the message displayed
on any sign; nor is it the purpose or intent of this section to regulate any
building design or any display not defined as a sign, or any sign which cannot
be viewed from outside a building.
(b) The purpose and intent of Section 4.5 is to: [3A -1(B)]
(i) Regulate the number, location, size, type, illumination and other physical
characteristics of signs within the City in order to promote the public
health, safety and welfare. [3A -1(B)(1)]
(ii) Maintain, enhance and improve the aesthetic environment of the City by
preventing visual clutter that is harmful to the appearance of the
community. [3A -1(B)(2)]
(iii) Improve the visual appearance of the City while providing for effective
means of communication, consistent with constitutional guarantees and
the City's goals of public safety and aesthetics. [3A -1(B)(3)]
City of Monticello Zoning Ordinance Page 233
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (C) Permit Not Required
(iv) Provide for fair and consistent enforcement of the sign regulations set
forth herein under the zoning authority of the City. [3A -I (B)(4)]
(3) Effect
A sign may be erected, mounted, displayed or maintained in the City if it is in
conformance with the provisions of this ordinance. The effect of Section 4.5, as
more specifically set forth herein, is to: [3A -1(C)]
(a) Allow a wide variety of sign types in commercial zones, and a more limited
variety of signs in other zones, subject to the standards set forth in Section
4.5. [3A -1(C)(1)]
(b) Allow certain small, unobtrusive signs incidental to the principal use of a site
in all zones when in compliance with the requirements of Section 4.5. [3A -
I (C)(2)]
(c) Prohibit signs whose location, size, type, illumination or other physical
characteristics negatively affect the environment and where the
communication can be accomplished by means having a lesser impact on the
environment and the public health, safety and welfare. [3A-I(C)(3)]
(d) Provide for the administration and enforcement of the provisions of Section
4.5. [3A -1(C)(4)]
(B) Permit Required
No sign shall be erected, altered, improved, reconstructed, maintained or moved in the
City without first securing a sign permit from the City: [3A-4]
(1) The content of the message or speech displayed on the sign shall not be reviewed
or considered in determining whether to approve or deny a sign permit. [3A -4(A)]
(2) Application for a sign pen -nit shall be in conformance with the requirements of Section 2.4(K) Sign
Permits
Section 2.4(K), Sign Permits: [3A -4(B)]
(C) Permit Not Required
The following signs shall not require a permit and are allowed in addition to those signs
allowed by Sections 4.5(I) and 4.5(J) of this section. These exemptions, however, shall
not be construed as relieving the owner of the sign from the responsibility of its erection
and maintenance, and its compliance with the provisions of this section or any other law
or ordinance regulating the same. [3A-5]
Pave 234 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (C) Permit Not Reauired
(1) The changing of the display surface on a painted or printed sign only. This
exemption, however, shall apply only to poster replacement and/or on site
changes involving sign painting on a surface other than the surface of the
building.. [3A -5(A)]
(2) Signs two (2) square feet or less in size. [3A -5(B)]
(3) One (1) sign per property in residential districts not to exceed four (4) square feet.
[3A -5(C)]
(4) All noncommercial signs are permitted on private property in any zoning district
with the express consent of the owner or occupant of such property. In a State
general election year, noncommercial signs of any size may be posted in any
number forty-six (46) days before the State primary in a State general election
year until ten (10) days following the State general election. Election signs
posted in connection with elections held at times other than those regulated by
Minn. Stat. 211 B.035 shall not be posted more than 13 weeks prior to the election
and shall be removed by the party responsible for the erection of the sign or the
property owner within ten (10) days after the election.. [3A -5(D)]
(5) Official and Public signs. [3A -5(E)]
(6) One (1) sign shall be allowed per street frontage when a property is offered for
sale or lease, provided that: [3A -5(F)]
(a) Within residential zoning districts (see table 3-1), no sign shall exceed twelve
(12) square feet in area and six (6) feet in height for single-family, two-
family, townhouse, and quadraminium units; or thirty two (32) square feet in
area or eight (8) feet in height for multi -family or institutional uses. [3A -
5(F)(1)]
(b) For non-residential zoning districts (see table 3-1), as well as for any parcel
larger than ten (10) acres in any zoning district, signs may be up to ninety six
(96) square feet in area or twelve (12) feet in height as defined in this
ordinance. One (1) additional such sign shall be allowed for any street
frontage which exceeds one thousand (1,000) linear feet. For the purposes of
this section, frontage on any right of way, including local streets, County or
State Highways, or I-94 shall constitute a "frontage", regardless of access.
[3A -5(F)(2)]
(7) Sandwich board signs are allowed within all business zoning districts (see table 3-
1) provided that: [3A -5(G)]
City of Monticello Zoning Ordinance—
Page 235
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (D) Prohibited Signs
(a) Not more than one (1) sign is allowed per principal building except that one
sign is allowed per tenant within a principal building having two (2) or more
tenants each with an exclusive exterior entrance. [3A -5(G)(1)]
(b) The sign shall only be displayed when the business is open to the public. [3A -
5(G)(2)]
(c) Except in the CCD district, the sign shall be placed only on the business
property and shall be located within required principal building setbacks, or
encroaching into required setback areas a maximum of five (5) feet, and shall
not be placed on any vehicle. [3A -5(G)(3)]
(d) The signs shall be located so as to maintain a minimum five (5) foot
pedestrian walkway and so as not to obstruct vehicular traffic. [3A-5(6)(4)]
(e) The sign shall be set back a minimum of two (2) feet from the back of curb of
a public street or private drive aisle. [3A -5(G)(5)]
(f) The sign shall conform to the following height and area requirements: [3A -
5(G)(6)]
(i) Height: Five (5) feet. [3A-5(G)(6)(a)]
(ii) Area: Six (6) square feet. [3A-5(G)(6)(b)]
(g) For sandwich board signs within the CCD district, sandwich board signs may
be located in accordance with the provisions of subpart (c) above. In addition,
such signs may be placed upon the sidewalk or boulevard portion of a public
right-of-way upon the issuance of an annual permit in accordance with the
provisions and process of Section 2.4(K) of this ordinance. [3A -5(G)(7)]
(D) Prohibited Signs
The following signs are prohibited: [3A-6]
(1) Any sign, signal, marking or device which purports to be or is an imitation of or
resembles any official traffic control device or railroad sign or signal, or
emergency vehicle signs, or which attempts to direct the movement of traffic or
which hides from view or interferes with the effectiveness of any official traffic
control device or any railroad sign or signal. [3A -6(A)]
(2) All off premises signs greater than six (6) square feet in area. [3A-6(BA)]
(3) Flashing signs. [3A -6(D)]
Page 236 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (E) Nonconforming Signs and Uses
(4) Roof signs. [3A -6(E)]
(5) Rotating signs. [3A -6(F)]
(6) Shimmering signs. [3A -6(G)]
(7) Signs which move or imitate movement, except for dynamic scrolling signs as
defined in this ordinance. [3A -6(H)]
(8) Signs painted, attached or in any other manner affixed to trees or similar natural
surfaces, or attached to utility poles, bridges, towers, or similar public structures.
[3A -6(I)]
(9) Off Premises Signs: [3A -6(J)]
(a) Off premise signs existing as non -conforming structures at the time of
adoption of this ordinance greater than six (6) square feet in area shall be
considered a principal use of property. [3A -6(J)(1)]
(b) Annual permits are required for all off premises signs. Off premises signs
shall be removed as a condition of construction of another principal use upon
the property or platting or subdivision approval for the land on which it is
located. [3A -6(J)(2)]
(E) Nonconforming Signs and Uses
(1) Signs: A non -conforming sign lawfully existing upon the effective date of this
ordinance shall be regulated in accordance with Chapter 6 of this ordinance. [3A -
7(A)]
(2) Uses: When the principal use of land is legally non-confonning under Chapter 6
of this ordinance, all existing or proposed signs in conjunction with that land use
shall be considered conforming if they are in compliance with the sign provisions
for the most restrictive zoning district in which the principal use is allowed. [3A -
7(B)]
City of Monticello Zoning OrdinancePage 237
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (H) General Provisions
(3) When a sign is considered to be non -conforming due to size, location, or other
factor, but represents a conforming use of land, such sign may be continued,
including through repair, replacement, restoration, maintenance, or improvement,
but not including expansion, unless it is considered to be abandoned as defined by
this ordinance. When a non -conforming sign has been damaged to an extent of
50% or more of its market value, such sign shall be considered to be abandoned if
no building or sign permit has been applied for within 180 days of the date of
damage. [3A -7(C)]
(F) Enforcement and Penalties
Section 4.5 shall be administered and enforced in accordance with the provisions of
Chapter 7 of this ordinance. [3A-8]
(G) Substitution
The owner of any sign which is otherwise allowed by Section 4.5 of this ordinance may
substitute non-commercial copy in lieu of any other commercial or non-commercial
copy. This substitution of copy may be made without any additional approval or
permitting. The purpose of this provision is to prevent any inadvertent favoring of
commercial speech over non-commercial speech, or favoring of any particular non-
commercial message over any other non-commercial message. This provision prevails
over any more specific provision to the contrary. [3A-9]
(H) General Provisions
(1) Accessory Structures
Except as provided for by Section 4.5(D)(9), all signs shall be considered
accessory structures. [3A -10(A)]
(2) Setbacks
All freestanding signs shall be set back fifteen (15) feet from any property line
abutting a public right-of-way and five (5) feet from any side or rear property line.
No sign may be located within a drainage and utility easement. [3A -10(B)]
(3) Standards Adopted
The design and construction standards as set forth in Chapter 4 of the 1997 edition
of the Uniform Sign Code as may be amended, are hereby adopted. [3A -10(C)]
Page 238 City of Monticello Zoning Ordinance
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CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (H) General Provisions
(4) Electrical Signs
The installation of electrical signs shall be subject to the State's Electrical
Code. Electrical service to such signs shall be underground. [3A -10(D)]
(5) Approval
No sign shall be attached or be allowed to hang from any building until
all necessary wall and roof attachments have been approved by the
Community Development Department. [3A -10(E)]
(6) Sign Interference
No signs, guys, stays or attachments shall be erected, placed or
maintained on trees nor interfere with any electric light, power,
telephone or telegraph wires or the supports thereof. [3A -10(F)]
(7) Illuminated Signs
Illuminated signs shall be shielded to prevent lights from being directed
at oncoming traffic in such brilliance that it impairs the vision of the
driver and may not interfere with or obscure traffic signs or signals.
Lighting may not illuminate any adjacent properties, buildings, or
streets. [3A -10(G)]
(8) Permit Display
Signs requiring permits shall display in a conspicuous manner the permit
sticker or sticker number. [3A -10(I)]
(9) Placement
No sign or sign structure shall be erected or maintained that prevents free
ingress or egress from any door, window or fire escape. No sign or sign
structure shall be attached to a standpipe or fire escape. [3A -10(J)]
(10) Structure
A freestanding sign or sign structure constructed so that the faces are not
back to back, shall not have an angle separating the faces exceeding
thirty (30) degrees unless the total area of both sides added together does
not exceed the maximum allowable sign area for that district. [3A -10(K)]
City of Monticello Zoning Ordinance Page 239
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (H) General Provisions
(11) Square Footage Calculation (Total Area= A x B): [3A -10(M paragraph 1)]
(a) For wall signs, the area of a sign shall be that area within the marginal lines
created by the sign surface which bears the advertisement or, in the case of
messages, figures or symbols attached directly to the part of a building, which
is included in the smallest rectangular figure which can be made to
circumscribe the message, figure, or symbol displayed thereon: [3A -10(M
paragraph 2)]
(b) For monument signs, area shall be calculated as for wall signs. Structural
members of the sign, including supports or other decorative features shall not
be considered as a part of the measured sign area: [3A -10(M paragraph 3)]
(c) For pylon signs, the entire area of the sign face or cabinet shall be considered
as a part of the measured sign area. Structural supports, provided that they
have no message or other graphics, shall be exempt from the area calculation.
[3A -10(M paragraph 4)]
(12) Height
The top of a wall sign, including its superstructure, if any, shall be no higher than
the roof of the building to which such sign may be attached. [3A -10(N)]
(13) Landscaping
A site plan shall be submitted as a part of any application for a freestanding sign
which includes plans for the landscaping of the area near the sign, and which
demonstrates that the sign will complement the existing or proposed general site
landscaping of the property. [3A-10(0)]
(14) Vehicle Fuel Facilities
Signs for vehicle fuel facilities shall be regulated by the sign provisions for the
zoning district in which the facility is located, except that within a freestanding
sign, an area not to exceed sixteen (16) square feet shall be allowed for continuous
display (no flashing, scrolling or other animation) of electronic or non -electronic
changeable copy identifying current fuel prices in accordance with Minnesota
state statutes section 239.751. [3A -10(P)]
(15) Window Signs
Window signs are not considered a part of the maximum sign area otherwise
allowed under Section 4.5 of this ordinance and do not require a permit. [3A -
10(R)]
Page 240 City of Monticello Zoning Ordinance
CHAPTER 4. FINISHING STANDARDS
Section 4.5 Signs
Subsection (H) General Provisions
(16) Changeable Copy Signs
Within commercial and industrial districts and for civic and institutional uses
including, but not limited to, public school facilities, hospital and medical
facilities, municipal facilities and places of public assembly, one (1) changeable
copy sign shall be allowed per site provided that the area of the sign not exceed
twenty-five (25) percent of the allowable sign area or fifty (50) square feet,
whichever is less, for a freestanding or wall sign. The area of this sign shall be
counted against the maximum sign area for the building, except where the
property owner has agreed to forgo the use of temporary signs in accordance
Section 4.5(I)(2) in which case the area of the changeable copy sign shall be
allowed in excess of the maximum sign area. [3A -10(S) as amended]
(17) Time and Temperature Signs
Within commercial and industrial zoning districts, an area not to exceed sixteen
(16) square feet within a freestanding or wall sign shall be allowed for display of
an electronic time and temperature sign subject to the sign provisions for the
zoning district in which the sign is located. [3A -10(T)]
(18) Projecting Signs
Projecting signs may be allowed in commercial districts provided that: [3A -
10(U)]
(a) There is a minimum of eight (8) feet of clearance under the base of the sign to
the ground below. [3A-I0(U)(1)]
(b) The sign does not project more than five (5) feet beyond the wall to which it
is mounted, may not project over any vehicular drive aisle or traveled portion
of a public or private street and except in the CCD, Central Community
District may not project over a public right-of-way. [3A- I O(U)(2)]
(c) The area of the projecting sign is not more than fifty (50) percent of the
maximum area allowed for an individual wall sign in the respective zoning
district in Section 4.5(J). [3A- I O(U)(3)]
City of Monticello Zoning Ordinance Page 241
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (H) General Provisions
(19) Dynamic Displays
(a) Findings
Based on studies related to the use of dynamic sign displays and driver
distraction, the City finds that dynamic signs, as defined by the zoning
ordinance, have a unique potential to create driver distraction, a major cause
of traffic crashes. As a result, the City has adopted special regulations that
relate to such signs. These regulations shall apply to all proposed dynamic
signage in the City, whether new or existing, conforming or non -conforming
at the time of adoption of this ordinance. [3A -10(V paragraph 1)]
(b) Regulations governing Dynamic Signs
(i) Dynamic signs shall have messages that change instantaneously, and do
not fade, dissolve, blink, or appear to simulate motion in any way.
Prohibited blinking signs shall include signs which are displayed as
continuous solid messages for less than the time required by subpart (iii)
of this subsection below. The exception to this regulation is the
allowance of messages that appear to scroll horizontally across the sign,
but are otherwise in compliance with the requirements of this ordinance,
including the definition of "scrolling signs". [3A -10(V paragraph 2)]
Dynamic signs shall not be permitted in any Residential zoning district.
[3A -10(V paragraph 3)]
(iii) No dynamic display shall change more than one time per five (5) second
period, except time and temperature displays which may change as
frequently as once every three (3) seconds. [3A -10(V paragraph 4)]
(iv) Dynamic signs shall be no brighter than other illuminated signs in the
same district. [3A -10(V paragraph 5)]
(v) Dynamic displays shall be designed to freeze the display in the event of
malfunction, and the owner shall discontinue the display immediately
upon malfunction, or upon notice from the City that the display violates
the City's regulations. [3A -10(V paragraph 6)]
(vi) Applicants for dynamic displays shall sign a license agreement
supplemental to the building permit agreeing to operation of a sign in
conformance with these regulations. Violation of these regulations shall
result in forfeiture of the license, and the City shall be authorized to
arrange disconnection of electrical service to the facility. [3A -10(V
paragraph 8)]
(vii) No Dynamic Display shall be permitted to be located in a yard or on the
side of a building which abuts a residentially zoned parcel. [3A -10(V
paragraph 9)]
Page 242 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (1) Temporary Signs
(20) Design and Materials Standards for Signs in Commercial Districts,
Industrial Districts, the CCD District, PUDs, and Performance Based Mixed
Use Development [3A -10(W paragraph 1)]
(a) In General
The design and materials of any sign shall be consistent with the building
materials requirements of the district in which the sign is located, and shall be
the same as, or compatible with, the materials and design of the principal
building(s) on the property. [3A -10(W paragraph 2)]
(b) Specific Materials for Pylon Signs
All exposed pole or post structures must be wrapped or faced with stucco,
architectural metal, brick or stone consistent with building architecture.
(I) Temporary Signs
(1) For property in a Business District or an Industrial District (see table 3-1), the use
of commercial temporary sign devices shall not exceed forty (40) days per
calendar year per building. Not more than one (1) temporary sign device per
building shall be displayed upon a property at any one time. The area of
temporary sign devices shall not exceed thirty-two (32) square feet. [3A -I I(A)]
(2) In cases where properties forego, in writing, temporary signage allowed by
Section 4.5(I)(1) above, an additional permanent message board sign up to fifty
(50) square feet in area shall be allowed. Such sign may be incorporated into a
property's freestanding sign or the building as additional wall sign area.
Freestanding signs shall be subject to the height limitations of the applicable
zoning district. [3A -11(C)]
(3) Subject to other provisions of Section 4.5(I), one (1) additional temporary sign
device shall be permitted for a business on a one-time basis for a period of up to
forty (40) days beginning on the first day of the business opening to the public.
[3A -I I (D)]
City of Monticello Zoning Ordinance Page 243
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection Q) District Regulations
(,1) District Regulations
In addition to the signs allowed by Section 4.5(C) and Section 4.5(I), the following
signs shall be allowed within the specific zoning districts: [3A-12]
(1) Within residential zoning districts (see table 3-1), the following additional
regulations apply: [3A -12(A)]
(a) Except for the uses specified in Sections 4.5(J)(1)(b) and 4.5(J)(1)(c) below,
not more than one (1) sign shall be allowed provided that: [3A -12(A)(1)]
(i) The area of the sign shall not exceed four (4) square feet. [3A-
12(A)(1)(a)]
(ii) Freestanding signs shall be limited to a maximum height of four (4) feet.
[3A-12(A)(1)(b)]
(b) In addition to the sign allowed by Section 4.5(J)(1)(a) above, one (1)
residential area identification sign shall be allowed. Such sign shall not
exceed thirty-two (32) square feet in area and eight (8) feet in height. [3A -
12(A)(2)]
(e) Government buildings and structures, public, quasi -public or private
recreation buildings, public parks and recreation areas, public and private
educational institutions limited to accredited elementary, middle or senior
high schools, and religious institutions such as churches, chapels, temples and
synagogues shall be allowed two (2) institutional identification signs not
exceeding seventy-five (75) square feet in area and eight (8) feet in height.
[3A -12(A)(3)]
(2) Within business and industrial zoning districts (see table 3-1), the following
additional regulations shall apply: [3A -12(B)]
(a) Total Area of Signs
The total area of all signs displayed on a lot shall not exceed twenty (20)
percent of the total building facade fronting not more than two (2) public
streets. [3A-12(13)(1)]
The Freeway Bonus
Sign Overlay District
allows for additional
signage in specific
commercial and
industrial areas
[Section 3.7(F)J
Page 244 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.S Signs
Subsection 6) District Regulations
(b) Freestanding Signs [3A -12(B)(2)]
(i) Unless otherwise specified in this section, one (1) sign is allowed per lot.
The area of a freestanding sign may not exceed one hundred (100) square
feet each side with a maximum height of twenty-two (22) feet. [3A-
12(B)(2)(a)]
(ii) If a monument, rather than pylon sign is utilized, an additional one
hundred (100) square feet of area beyond the total area calculated in
Section 4.5(J)(2)(a) above, devoted to wall, canopy or marquee signs
shall be granted. [3A-12(B)(2)(c)]
(iii) For shopping centers greater than one hundred and fifty thousand
(150,000) square feet of aggregate building square footage and greater
than twenty (20) acres in site area, two (2) freestanding signs may be
permitted. Two (2) pylon signs may be constructed or, as an alternative,
one (1) pylon and one (1) monument sign may be constructed. When the
latter option is chosen, the monument sign shall be no greater than
fourteen (14) feet in height nor more than one hundred (100) square feet
in area. The pylon sign may be no greater than twenty-five (25) feet in
height and three hundred (300) square feet in area. [3A-12(B)(2)(d)]
(c) Wall, Canopy, or Marquee Signs [3A -12(B)(3)]
(i) Wall, canopy, projecting, and marquee signs shall be consistent with the
maximum area requirements of Section 4.5(J)(2)(a). [3A-12(B)(3)(a)]
(ii) Wall, canopy and marquee signs are permitted on any building facade
except those which abut properties zoned for residential use. [3A-
12(B)(3)(b)]
(d) Directional signage
In addition to the sign allowed by Section 4.5(J)(2)(b)(i), directional signage
may be allowed on site in an amount not to exceed three (3) signs with an
individual square footage maximum of ten (10) square feet each and thirty
(30) total square feet. [3A -12(B)(4)]
City of Monticello Zoning Ordinance Page 245
CHAPTER 4: FINISHING STANDARDS
Section 4.5 Signs
Subsection (1) District Regulations
(e) Multiple Occupancy Commercial And Industrial Buildings
When a single principal building is devoted to two (2) or more commercial or
industrial principal uses, signs shall be allowed subject to review and approval
of the Community Development Department based upon the following
requirements: [3A -12(B)(5 paragraph 1)]
(i) The maximum individual sign sizes for multiple occupancy buildings and
individual businesses that may display a sign shall not exceed the
maximum provisions in the same zoning district in Section 4.5(J). [3A -
12(B)(5 paragraph 2)]
(ii) Commercial retail, office, or mixed use multiple occupancy buildings
may display a freestanding sign consistent with the applicable zoning
district provisions in Section 4.5(J). [3A -12(B)(5 paragraph 3)]
(iii) Except as provided by window, changeable copy, or temporary signs in
this ordinance, individual tenants of a multiple occupancy building within
a commercial or industrial zoning district shall not display separate wall,
canopy, or marquee signs unless the tenant's business has an exclusive
exterior entrance and subject to the following requirements: [3A -12(B)(5
paragraph 4)]
1. Each sign shall be limited to the maximum wall sign size permitted in
the applicable zoning district provisions in Section 4.5(J). [3A -
12(B)(5 paragraph 5)]
2. The sign shall be located only on the exterior wall of the tenant space
to which the sign permit is issued, but are not required to face a public
street. [3A -12(B)(5 paragraph 6)]
3. A comprehensive sign plan is submitted that includes all of the
following information:
a. A site plan to scale showing the location of lot lines, buildings,
structures, parking areas, existing and proposed signs, and any
other physical features of the area included within the proposed
comprehensive sign plan.
b. Elevations to scale of buildings included within the
comprehensive sign plan including the location of existing or
proposed wall, canopy, or marquee signs.
c. To scale plans for all existing and proposed signs of any type
included within the comprehensive sign plan indicating area,
dimensions, height, materials, colors, and means of illumination
(if any). [3A -12(B)(5 paragraph 7)]
Page 246 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.7 Transitional Features
Subsection (A) Purl)ose and Intent
4. No permit shall be issued for a new or replacement sign for an
individual tenant except upon a detennination by the Community
Development Department that it is consistent with the approved
comprehensive sign plan. [3A -12(B)(5 paragraph 4)]
(3) In a PUD, Planned Unit Development District, signing restrictions shall be based
upon the individual uses and structures contained in the complex. Signs shall be in
compliance with the restrictions applied in the most restrictive zoning district in
which the use is allowed. [3A -12(C)]
4.6 Underground Utilities
All utilities within or serving new development [e.g. cable television, electrical
(excluding transformers), gas, sewer, telephone, and water lines] shall be placed
underground.
4.7 Transitional Features
(A) Purpose and Intent
Transitional features are architectural elements or site aspects that must be used to ease
the transition between new development and existing structures and community
character. It is the intent of these standards to:
(1) Blend land use types throughout the City to minimize visual conflicts;
(2) Limit the excessive consumption of land though the utilization of large vegetated
buffers to separate potentially conflicting use types; and
(3) Limit interruptions in vehicular and pedestrian connections created by efforts to
segregate uses.
City of Monticello Zoning Ordinance Page 247
CHAPTER 4: FINISHING STANDARDS
Section 4.7 Transitional Features
Subsection (C) Standards
(B) Applicability
(1) Transitional features shall be required when:
(a) Different use types abut one another (e.g. residential, institutional,
commercial, office);
(b) Adjacent residential lots contain differing densities (e.g. a single family home
site adjacent to a duplex);
(c) A lot is developing or redeveloping within the R-2, CCD or T -N zoning
districts;
(d) The Community Development Department determines that design
compatibility cannot be achieved between uses in the B-1, B-2, B-3, B-4, or
IBC districts.
(2) The Community Development Department may require the use of screening in
addition to the use of transitional feature(s) where such is necessary to reduce
potential adverse impacts between incompatible uses or different building types.
(C) Standards
In areas where transitional features are required, one or more of the following
approaches shall be used, subject to approval and as required by the Community
Development Department, to establish a transition between uses:
(1) Use setbacks that are within 25 percent of the average setbacks for existing uses
on the same block face provided no new use is closer to the right-of-way than any
existing use;
Fi-aure 4-5: Average Setbacks
The new construction (highlighted in green)
on the right demonstrates appropriate average
setbacks. The dwelling highlighted in red on
the left has a front setback that is too deep.
Page 248 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.7 Transitional Features
Subsection (C) Standards
(2) Ensure the fagade width and height between fagades of structures on opposing
sides of a street are consistent with each other such that neither fagade exceeds the
other's dimensions by more than 25 percent;
WIDTH
`
HE
-- - _ - lil ID3
Figure 4-6: Facade Height & Width
Ensuring similar facade height and width
dimensions of opposing favades can be an
effective means of establishing a transition
between uses.
(3) Graduate building height and mass in the form of building step -backs or other
techniques so that structures with a higher intensity have a comparable scale with
adjacent structures housing lower intensity uses;
Figure 4-7: Sten Back Construction
Step -backs in building heights between
different use types can be an effective
transitional element.
uty at Monticello Zoning Ordinance page 249
CHAPTER 4: FINISHING STANDARDS
Section 4.7 Transitional Features
Subsection (C) Standards
(4) Use similarly sized and patterned architectural features such as windows, doors,
awnings,'arcades, pilasters, cornices, wall offsets, building materials, and other
building articulations included on the lower intensity use as depicted in
Figure 4-8.
Figure 4-8: Architectural Features
The example on the bottom
demonstrates effective use of transition
features.
(5) Locate off-street parking, loading, service, and utility areas to the rear of
structures, adjacent to similar site features on surrounding sites;
(6) Prevent incompatible exterior lighting or sources of audible noise or disturbance
from building fagades facing lower intensity uses;
(7) Prevent abrupt changes in roof form by allowing adjacent incompatible uses to
use similar roof types, slopes, or arrangements;
(8) Orient porches, balconies, outdoor space, and other site attributes such as vending
machines associated with attached residential development away from adjacent
detached residential uses;
(9) Orient primary building fagades directly across from opposing primary fagades
regardless of use type (as seen in Figure 4-9); and
Page 250 City of Monticello Zoning Ordinance
The primary facade of the commercial uses is directly
parallel to the adjacent townhomes with parking to the rear.
Townhomes
Commercial
Uses
CHAPTER 4: FINISHING STANDARDS
Section 4.7 Transitional Features
Subsection (C) Standards
Fi,-ure 4-9: Parallel Primary Facades
Organizing buildings so that the
primary faVades face one another can
serve as a transitional feature when
two different building types occupy
opposing sides of a street.
(10) When dealing with multi -building developments on one or more lots, establish a
continuum of use intensity where uses of moderate intensity (darkest colors in
Figure 4-10) are sited between high-intensity uses (medium colors in Figure 4-9)
and low -intensity uses (light colors in Figure 4-9) (i.e. retail to multi -family
residential to detached residential).
City of Monticello Zoning Ordinance
Figure 4-10: Staazerint,
Intensi
Multi -building developments can
be organized to concentrate the
highest intensity uses in a single
area and feather the intensity
and density outwards from high
intensity centers.
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (C) Change in Use or Occupancy
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.
[3-5(A)]
(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. [3-5(B)]
(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. [3-5(D)(4)]
(b) Off-street parking spaces and loading spaces or lot area existing upon the
effective date of this ordinance shall not be reduced in number or size unless
said number of size exceeds the requirements set forth herein for a similar
new use. [3-5(D)(2)]
(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-
5(D)(5)]
'2be 2 a2 City of Monticello Zoning Ordinance
CHAPTER 4. FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
(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. [3-5(C)]
(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. [3-5(G)]
(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). [3-5(F)(1)]
(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. [3-
5(F)(2)]
(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. [3-5(D)(9)(c paragraph 1)]
(d) Except in the case of single, two-family, and townhouse dwellings, parking
area design which requires backing into the public street is prohibited. [3-
5(D)(9)(c paragraph 2)]
City of Monticello Zoning Ordinance—
Page 253
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
(e) All accessory off-street parking facilities required by this ordinance shall be
located and restricted as follows: [3-5(F)]
(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.
[3-5(F)(4)] (new off-street parking reg)
(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. [3-5(F)(7)] (new off-
street parking reg)
(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. [3-
5(F)(8)] (new off-street parking reg)
(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. [3-5(1))(9)(f)]
(iii) Within all districts, a five foot radius curb may be constructed at the
public street in addition to the maximum driveway width allowed. [3-
5(D)(9)(f)(1)]
(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. [3-5(D)(9)(h)]
(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. [3-5(D)(9)(d)]
Page 254 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
(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. [3-5(1))(9)(q)]
(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. [3-5(1))(9)(a)]
(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: [3-5(1))(9)(e)]
30
48.6'
' - 44.5'
i 40.3'
45
56.8'
—
53.4'
50.0'
57.4'
60
62.0'
59.7'
90
64.0'
64.0'
64.0'
Parallel Parking: Twenty-two (22) feet in
C; ofA;onticello Zoning Ordinance Page 255
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
(c) Surfacing
(i) Except in the case of single family and two-family dwellings, driveways
Section 4.8(E)(5)
and stalls shall be surfaced with six (6) inch class five base and two (2)
outlines requirements
inch bituminous topping or concrete equivalent. Drainage plans shall be
for a CUP to
potentially lessen
reviewed and subject to approval by the Community Development
surfacing
Department. The Community Development Department staff may waive
requirements
this requirement if it is determined that the drainage plans do not merit
Section 4.1(C):
Standards for
further study. Community Development Department determination in
Perimeter Buffers
this regard shall be based on the size of parking surface area, simplicity of
design plan, and proximity/accessibility to existing storm sewer facilities.
[3-5(D)(9)(k paragraph 2)]
(ii) The grade elevation of any parking area shall not exceed five (5) percent.
[3-5(D)(9)(i)]
(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. [3-
5(D)(9)(1)]
(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. [3-5(D)(9)(m)]
(f) Landscaping and Screening
Section 4.1(F):
All open, non-residential, off-street parking areas of five (5) or more spaces
Standardsfor
Vehicular Use Area
shall be screened and landscaped from abutting or surrounding residential
Landscaping
districts in compliance with Section 4.1(F) of this ordinance. [3-5(D)(9)(p)]
(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 4.1(C):
Standards for
(iii) Perimeter Buffers —see Section 4.1(G)
Perimeter Buffers
(g) Signs
No sign shall be so located as to restrict the sight lines and orderly operation
and traffic movement within any parking lot. [3-5(D)(9)(n)]
Page 256 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
(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. [3-5(D)(9)(b)]
(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. [3-5(H)]
(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. [3-5(D)(8)(a)]
(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. [3-5(D)(8)(b)]
(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. [3-5(13)(8)(c)]
(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. [3-5(D)(1)]
(ii) Whenever practical, final parking calculations shall be based on an actual
building floor plan.
City of Monticello Zoning Ordinance Page 257
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Residential Uses
Detached Dwelling
Duplex
Townhome
Multiple Family —
In general
Senior housing
2.0 spaces for each dwelling unit
2.0 spaces for each dwelling unit
2.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus
one (I ) guest parking space for every four (4) units
.5 spaces for each dwelling unit, of which two (2) must be enclosed, plus
one (1) guest parking space for every four (4) units
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 2.0 spaces for each three persons for whom sleeping accommodations are
Family provided
Group Residential Facility, Multi- 2.0 spaces for each three persons for whom sleeping accommodations are
Family provided
Manufactured Home 2.0 spaces per manufactured home
Civic and Institutional Uses
Active Park Facilities (public or
private)
Assisted Living Facilities
Baseball Fields, Stadium
Cemeteries
Clinics
5.0 spaces for each acre of park over one (1) acre; two (2) spaces per acre
I for playgrounds; and ten (10) spaces for each acre of play field
1
' When a public recreation site has more than one (1) use designation,
j the areas must be divided for determining the required parking
0.5 spaces for each assisted living unit (a required half space shall be
rounded up)
1.0 space for each eight (8) seats of design capacity
See Parking Schedule #2 [Section 4.8(H)(3)]
4.0 spaces for each one thousand (1000) square feet
f Hospitals 2.0 spaces per each bed
Nursing/Convalescent Home T 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 i
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, 1.0 space for each classroom plus one (I ) additional space for each fifty
Kindergarten through Junior High j (50) student capacity
Page 258 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Use Type Minimum # of Spaces & Additional Requirements
Civic and Institutional Uses (continued)
Schools, 1.0 space for each classroom plus one (1) additional space for each fifty
Kindergarten through junior High (50) student capacity
Schools, j 1.0 space for each seven (7) students based on design capacity plus one (1)
High School & post -secondary j for each three (3) classrooms
1.0 space for each four (4) seats based on the design capacity of the main
assembly hall
Place of Public Assembly 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
Auction House
Auto Repair— Minor
Automotive Wash Facilities
Bed & Breakfasts
Boarding House
Business Support Services
Communications/Broadcasting
Convenience Stores
Country Club
1.0 space for each one hundred (100) square feet of floor space. 1
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
8.0 spaces plus one (1) additional space for each eight hundred (800)
1
square feet of floor area over one thousand (1000) square feet
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
1.0 space for each rental unit in addition to required residential off-street
parking
2.0 spaces for each three (3) persons for whom accommodations are
provided for sleeping
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
1.0 space for each four hundred (400) square feet of floor space.
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
4.0 spaces per golf hole plus spaces provided for accessory uses in
accordance with this ordinance
City of Monticello Zoning Ordinance Fa, -e 250,
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Commercial Uses (continued)
Day Care Centers 1.0 space for each employee plus one (1) space per five children
Entertainment/Recreation, Indoor Commercial
5.0 spaces for each alley plus additional spaces as may be required herein
for related uses associated with the principal structure
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
Bowling Alley
Theater
Personal Services
Recreational Vehicle Camp Site
Repair Establishment
i Restaurants
Sit down restaurants
Drive Through restaurants
1.0 space for each two hundred fifty (250) square feet of floor space
■ If in the CCD district, one (I) space per three hundred fifty (350)
square feet of floor space
1.0 space per each recreational vehicle plus one (1) guest space per ten
recreational vehicles
See Parking Schedule #1 [Section 4.8(H)(2)]
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 I
1.0 space for each fifteen (15) square feet of gross floor area but not less {
than fifteen (15) spaces
Page 260 City of Monticello Zoning Ordinance
■ If the theater is located in the original plat of Monticello, the required
i spaces shall be reduced to 1.0 space per five (5) seats
_-... _.. - ....__ ._... --
Entertain ment/Recreation, Outdoor
_. ........
10.0 spaces plus one (1) for each one hundred (100) square feet of floor
Commercial
area inside an associated structure
Financial Institution
( 1.0 space for each four hundred (400) square feet of floor space.
20.0 spaces for each chapel or parlor, plus one (1) space for each funeral
vehicle maintained on the premises
Funeral Homes
I ■ Aisle spaces shall also be provided off the street for making up a funeral
i
j procession
1.0 space for each rental unit plus one space for each ten (10) units and
Hotels or Motels
{ one (1) space for each employee on the maximum shift
Kennels (commercial)
11.0 space for each four hundred (400) square feet of floor space.
—
Landscaping/ Nursery Business
See Parking Schedule #I [Section 4.8(H)(2)]
Personal Services
Recreational Vehicle Camp Site
Repair Establishment
i Restaurants
Sit down restaurants
Drive Through restaurants
1.0 space for each two hundred fifty (250) square feet of floor space
■ If in the CCD district, one (I) space per three hundred fifty (350)
square feet of floor space
1.0 space per each recreational vehicle plus one (1) guest space per ten
recreational vehicles
See Parking Schedule #1 [Section 4.8(H)(2)]
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 I
1.0 space for each fifteen (15) square feet of gross floor area but not less {
than fifteen (15) spaces
Page 260 City of Monticello Zoning Ordinance
Commercial Uses (continued)
Retail Commercial Uses
In General
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
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 SO% or more of the gross floor I OPTION # I: 8.0 spaces OR one ( I ) space for each two hundred (200)
area is devoted to storage, warehouses, square feet devoted to public sales or service plus one (I ) space for each
andlor industry. The number of spaces 500 square feet of storage area
may be determined by either of the
listed options i OPTION #2: 8.0 spaces OR one space for each employee on the
maximum shift
Specialty Eating Establishments
Vehicle Fuel Sales
Vehicle Sales and Rental
Veterinary Facilities
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
i
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
i
parking in compliance with other applicable sections of this ordinance i
8.0 spaces plus one (I) additional space for each eight hundred (800)
square feet of floor area over one thousand (1000) square feet
1.0 space for each two hundred fifty (250) square feet
1.0 space for each two hundred (200) square feet
Wholesale Sales If in the CCD district, one (1) space per three hundred fifty (350)
square feet of floor space
Industrial Uses
Auto Repair – Major
Extraction of Materials
General Warehousing
Truck or Freight Terminal
Waste Disposal & Incineration
— --_...---------------
Wrecker Services
Heavy Manufacturing
Industrial Services
Light Manufacturing
See Parking Schedule #I [Section 4.8(H)(2)]
See Parking Schedule #2 [Section 4.8(H)(3)]
8.0 spaces plus one (1) space for each two (2) employees on the maximum j
shift or, at a minimum, at least eight (8) spaces plus one (1) space for each j
one thousand (1000) square feet of floor area
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
See Parking Schedule #I [Section 4.8(H)(2)]
See Parking Schedule #I [Section 4.8(H)(2)]
See Parking Schedule #1 [Section 4.8(H)(2)]
See Parking Schedule #I [Section 4.8(H)(2)]
See Parking Schedule #I [Section 4.8(H)(2)]
City of Monticello Zoning Ordinance Page 261
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
Industrial Uses (continued)
Machinery/Truck Repair 1 See Parking Schedule #I [Section 4.8(H)(2)]
Recycling and Salvage Center I See Parking Schedule #I [Section 4.8(H)(2)]
1.0 space per 100 lockers/units on the inside of the fenced area and at least
five (5) spaces outside the fenced area
Self Storage Facilities
■ If a caretaker's quarters is provided on-site, at least one (I) 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[ 14B -6(G)]
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: [14B -6(G)(1)]
(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. [14B-6(G)(1)(a)]
(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. [14B-6(G)(1)(b)]
(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. [14B -6(G)(2)]
Page 262 City of Monticeib Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
(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.
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 1.0 space per seven hundred fifty (750) square feet
Area (3000 sq ft or less)
Outdoor Sales, Display, or Storage
—
Area (over 3000 sq ft) 1.0 space per one thousand (I 000) square feet
Indoor Storage / Warehousing / Vehicle Repair / Manufacturing Area
< 3000 sq ft { 1.0 space per two hundred (200) square feet
30005 5000 sq ft 1.0 space per five hundred (500) square feet
5000:5 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.
City of Monticello Zoning Ordinance Page 263
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (E) Standards Applicable to All Uses
(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: [3-5(D)(9)(s)]
(a) Any reduction in requirements requires completion of the conditional use
permit process outlined in Section 2.4(D) of this ordinance. [3-5(D)(9)(s)(i)]
(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. [3-5(D)(9)(s)(ii)]
(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. [3-
5(D)(9)(s)(iii)]
(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. [3-5(D)(9)(s)(iv)]
(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. [3-5(D)(9)(s)(v)]
(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. [3-
5(D)(9)(s)(vii)]
(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
detennined in conformance with a "proof of parking" plan so approved by the
Community Development Department. [3-2(G)(8)(d)]
Page 264 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
(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 pen -nit shall
be set forth in a fee schedule adopted by the City Council. The fee payment shall
accompany the permit application. (8/27/07, #465) [3-5(1))(9)(t)]
(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. [3-5(E)]
(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. [3-5(F)(3)] (new off-
street parking reg)
(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. [3-5(F)(6)] (new off-street
parking reg)
(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. [3-5(D)(7)] (new off-
street parking reg)
(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. [3-5(D)(7)] (new off-street parking reg)
City of Monticello Zoning Ordinance Page 265
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
Driveway leading
i
One such
One such
directly into a garage
A
Any number
vehicle
vehicle
Any number
within the front yard
(paved)
(paved)
(paved)
(paved)
of a lot
—
One such
i
Parking space
One passenger
vehicle, if it is
E
One passenger
adjacent to the
or small
the only such
One such
or small
driveway within the
B
commercial
vehicle within
vehicle (paved)
commercial
front yard of a lot
vehicle (paved)
the front yard
j
vehicle (paved)
(surfaced)--
—j—
---------I
--
r Other portions of
---- __
-
----
C
No
No
No
No
the front yard
I
Yes, within a
Yes within a
Yes, within a
Yes, within a
space consisting '
space consisting
space consisting
space consisting
Must maintain
Side yard, adjacent to
j
of the 15 feet
of the 15 feet
of the 15 feet !
of the 15 feet
i minimum 3 foot
garage side of
( D
�
adjacent to the
adjacent to the
{ adjacent to the ',
adjacent to the
setback to side lot
structure
J
building
building
building i
building
line in all cases
'
(surfaced)
(unsurfaced)
(surfaced)- f
(surfaced)
_
Side yard more than
No
No
E
No
No
L
15 feet from garage
Side yard on
{ opposite side of
F
No
No
No
No
house from garage
Must maintain
minimum 3 foot
Yes, within a
Yes within a
Yes, within a
Yes, within a
setback to side lot
I
space consisting
1 space consisting
space consisting
space consisting`
line in all cases.
Side and on corner
y
of the 15 feet
of the 15 feet
of the 15 feet +
of the 15 feet
! This space may
lot facing a public
G
adjacent to the
adjacent to the
adjacent to the
adjacent to the
i encroach to within
street
3 building
building.
building
g
building
g
5 feet of the right of
g
(surfaced)
(unsurfaced)
(surfaced)
(surfaced)
way, provided
screening is
j included.
[I] see section 8.4 for definition
Page 266
City of Monticello Zoning Ordinance
Rear yard H
[1] see section 8.4 for definition
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
No Yes No
(unsurfaced)
{
Figure 4-11
No current limit to
No number of such vehicles
— must maintain a 3 foot
setback to lot line
t,.i-
51REEI
City of Monticello Zoning Ordinance Page 267
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (F) Standards Applicable to Residential Uses
(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.
[3-5(D)(9)0)]
(ii) Curb cut access shall be at a minimum three (3) feet from the side yard
property line in residential districts. [3-5(D)(9)(g)]
(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. [3-5(D)(9)(k paragraph 1)]
(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: [3-2(B)(5 paragraph 1)]
(i) R-1 District
An attached garage of at least 480 square feet shall be constructed as part
of any single family home. [3-2(B)(5 paragraph 2)]
(ii) R -A District
1. An attached garage of at least 700 square feet shall be constructed as
part of any single family home. [3-2(B)(5 paragraph 3)]
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. [3-2(B)(5
paragraph 4)]
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. [3-2(B)(5 paragraph 5)]
Page 268 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civic/institutional Uses
(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. [3-2(B)(5 paragraph
6)]
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. [3-2(B)(5 paragraph 7)]
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. [3-2(B)(5 paragraph 8)]
(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. [11-
3(B)]
(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.
(1/10/00,#399) [3-5(D)(9)(f)(2)]
City of Monticello Zoning Ordinance Page 269
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civichnstitutionol Uses
(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.
[3-5(D)(9)(g)] and [3-5(D)(9)(o paragraph 1)]
(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: [3-5(D)(9)(r)(i)]
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. [3-
5(D)(9)(r)(ii)(a)]
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. [3-5(1))(9)(r)(ii)(c)]
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. [3-
5(1))(9)(r)(ii)(b)]
(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: [3-5(D)(9)(o paragraph 1)]
1. The required island and landscaping requirements in Section 4.1 are
met. [3-5(D)(9)(o)(1)]
2. The vehicular use area meets the required setback at the perimeter of
the parcels in question. [3-5(D)(9)(o)(2)]
3. The curb cut access locations to the parking lot(s) are approved by the
City. [3-5(D)(9)(o)(3)]
4. A shared parking/access and maintenance agreement is provided by
the parking owners and recorded against all subject properties. [3-
5(D)(9)(o)(4)]
Page 270 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civiclinstitutional Uses
(b) Perimeter Vehicular Use Buffer
See also
Section 4.1(F):
Oi Open, non-residential off-street parking areas shall be designed to screen
Standardsfor
headlights from abutting or surrounding residential districts through the
Vehicular Use Area
Landscaping
use of a half -berm design. Said design shall be required in all instances
g q
where headlights are directed at surrounding or abutting residential
properties. A half -berm is required in addition to any buffer yard
See also
landscaping requirements with a design as illustrated in Figure 4-12: [3 -
Section 4.1(G):
5(D)(9)(u paragraph 1)]
Standards for
Perimeter Buffers
Figure 4-12
Required Buffer Required
Landscaping A Half Berm
75 Y Ilan -residential
Residential Off-street
kea 3:1 slope Parking Area
(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 bean, 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-
5(D)(9)(u paragraph 2)]
City of Monticello Zoning Ordinance Page 271
CHAPTER 4: FINISHING STANDARDS
Section 4.8 Off-street Parking
Subsection (G) Standards Applicable to Commercial, Industrial & Civicllnstitutional Uses
(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 pennit, the Planning Commission shall not
recommend that such permit be granted nor the Council approve such a pen -nit
except when the following conditions are found to exist: [3-5(I)(1)]
(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. [3-5(I)(1)(a)]
(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. [3-5(I)(1)(b)]
(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. [3-5(I)(1)(c)]
(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. [3-5(I)(1)(d)]
(e) Conditions required for joint use: [3-5(I)(1)(e)]
(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. [3-5(I)(1)(e)(i)]
(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. [3-5(I)(1)(e)(ii)]
Page 272 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.9 Off-street Loading Spaces
Subsection (B) Location
(iii) A properly drawn legal instrument executed by the parties concerned for
joint use of off-street parking facilities, duly approved as to fonn and
manner of execution by the City Attorney, shall be filed with the City
Administrator and recorded with the County Recorder, Wright County.
[3-5(I)(1)(e)(iii)]
4.9 Off-street Loadinu SDaces
(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. [3-6(A)]
(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. [3-6(B)(1)]
(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. [3-6(B)(2)]
(4) No loading berth shall be located closer than fifty (50) feet from a residential
district unless within a structure. [3-6(B)(3)]
(5) Loading berths shall not occupy the front yard setbacks. [3-6(B)(4)]
(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: [3-6(B)(5)]
(a) Loading berths shall not conflict with pedestrian movement. [3-6(B)(5)(a)]
(b) Loading berths shall not obstruct the view of the public right-of-way from off-
street parking access. [3-6(B)(5)(b)]
(c) Loading berths shall comply with all other requirements of Section 4.8. [3-
6(B)(5)(c)]
City of Monticello Zoning Ordinance Page 273
CHAPTER 4: FINISHING STANDARDS
Section 4.9 Off-street Loading Spaces
Subsection (F) Size
(d) All screening requirements of Section 4.1(I) are met.
(7) Each loading berth shall be located with appropriate means of vehicular access to
a street or public alley in a manner which will cause the least interference with
traffic. [3-6(B)(6)]
(C) Surfacing
All loading berths and accessways shall be improved with not less than six (6) inch class
five base and two (2) inch bituminous surfacing to control the dust and drainage
according to a plan submitted to and subject to the approval of the Community
Development Department. [3-6(C)]
(D) Accessory Use, Parking and Storage
Any space allocated as a required loading berth or access drive so as to comply with the
terms of these zoning regulations shall not be used for the storage of goods, inoperable
vehicles, or snow shall not be included as part of the space requirements to meet the off-
street area. [3-6(D)]
(E) Screening
Except in the case of multiple dwellings, all loading areas shall be screened and Section 4.1(1):
landscaped from abutting d din residential uses in compliance with Section Standards for
p g ansurrounding p Required Screening
4.1(I), of this ordinance. [3-6(E)]
(F) Size
Unless otherwise specified in these zoning regulations, the first loading berth shall be
not less than fifty-five (55) feet in length, and all loading berths shall be not less than
thirty (30) feet in length. All loading berths shall be not less than ten (10) feet in width
and fourteen (14) feet in height, exclusive of aisle and maneuvering space. [3-6(F)]
Page 274 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (A) Purpose
(G) Number of Loading Berths Required
The number of required off-street loading berths shall be as follows: [3-6(G)]
(1) Manufacturing, Fabrication, Processing, Warehousing, Storing, Retail Sales,
Schools and Hotels
For such a building five thousand (5,000) to one hundred thousand (100,000)
square feet of floor area, one (1) loading berth fifty-five (55) feet in length and
one (1) additional berth for each additional one hundred thousand (100,000)
square feet or fraction thereof, plus one (1) berth thirty (30) feet in length for each
thirty-five thousand (35,000) square feet of floor area or fraction thereof. [3-
6(G)(1)]
(2) Auditorium, Convention Hall, Exhibition Hall, Sports Arena or Stadium
Ten thousand (10,000) to one hundred thousand (100,000) square feet of floor
area, one (1) loading berth; for each additional one hundred thousand (100,000)
square feet of floor area or fraction thereof, one (1) additional loading berth. [3-
6(G)(2)]
4.10 Grading, Drainage, & Erosion Control
(A) Purpose
(1) During the construction process, soil is highly vulnerable to erosion by wind and
water. Eroded soil endangers water resources by reducing water quality and
causing the siltation of aquatic habitat for fish and other desirable species. Eroded
soil also necessitates the maintenance of sewers and ditches and the dredging of
lakes and ponds. [33-1 paragraph 1]
(2) As a result, the purpose of this local regulation is to safeguard persons, protect
property, and prevent damage to the environment in Monticello. This ordinance
will also promote the public welfare by guiding, regulating, and controlling the
design, construction, use, and maintenance of any development or other activity
that disturbs or breaks the topsoil or results in the movement of earth on land in
Monticello. This ordinance is to be used in supplement to any other regulations
as required by state agencies. [33-1 paragraph 2]
City of Monticello Zoning Ordinance Page 275
CHAPTER 4: FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (C) Grading Drainage and Erosion Control Plan Requirements
(B) Permits
(1) The thresholds for required Grading, Drainage, and Erosion Control pen -nits along Section 2.4(N)
Grading Permits
with the pen -nit review process is outlined in Section 2.4(N) of this ordinance.
(2) The Permittee(s) shall be responsible for obtaining required permits from other
Excavation within
government agencies prior to conducting grading work (e.g. dewatering a site for ROW is administered
development will require one or more permits from the MPGA). through City Code
Title 8, Chapter 2
(C) Grading Drainage and Erosion Control Plan Requirements
(1) Plan Requirements
(a) Grading, erosion control practices, sediment control practices, and waterway
crossings shall meet the design criteria set forth in the Grading, Drainage and
Erosion Control Plan, and shall be adequate to prevent transportation of
sediment from the site to the satisfaction of the City of Monticello. [33-4 (A
paragraph 1)]
(b) The Grading, Drainage and Erosion Control Plan shall comply with the
NPDES General Storm Water Permit requirements and include the following,
as applicable: [33-4 (A paragraph 2)]
(i) A natural resources map identifying soils, tree cover including size and
type, significant native plant communities, and resources protected under
other sections of this code. [33-4(A)(1)]
(ii) A sequence of construction of the development site, including stripping
and clearing; rough grading; construction of utilities, infrastructure, and
buildings; and final grading and landscaping. Sequencing shall identify
the expected date on which clearing will begin, phasing of clearing or
grading, the estimated duration of exposure of cleared areas, areas of
clearing, installation of temporary erosion and sediment control measures,
and establishment of pennanent vegetation. [33-4(A)(2)]
(iii) All erosion and sediment control measures necessary to meet the
objectives of this local regulation throughout all phases of construction
and after completion of development of the site. Depending upon the
complexity of the project, the drafting of intermediate plans may be
required at the close of each season. [33-4(A)(3)]
Page 276 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (D) Construction Requirements
(iv) Seeding mixtures and rates, types of sod, method of seedbed preparation,
expected seeding dates, type and rate of lime and fertilizer application,
and kind and quantity of mulching for both temporary and permanent
vegetative control measures. Required specifications are referenced in the
City of Monticello Plan Requirements and Design Guidelines. [33-
4(A)(4)]
(v) Provisions for maintenance of erosion and sediment plan, specifically in
boulevards, easements and other public areas, and estimates of the cost of
maintenance. [33-4(A)(5)]
(vi) Provisions for regular permittee inspections of all control measures in
accordance with the inspection schedule outlined on the approved
Grading, Drainage and Erosion Control Plan(s). [33-4(A)(6)]
(vii) Modifications to the plan shall be processed and approved or disapproved
in the same manner as a new application per the requirements of Section
2.4(N). [33-4(A)(7)]
(D) Construction Requirements
(1) Construction Specifications
(a) Grading, erosion and sediment controls as specified in the City's Plan
Requirements and Design Guidelines. [33-5(A)(1)]
(b) Clearing and grading of natural resources, such as forests and wetlands, shall
not be permitted, except when in compliance with all provisions of this
ordinance. Clearing techniques that retain natural vegetation and drainage
patterns shall be recorn mended as necessary and used to the satisfaction of the
Community Development Department. [33-5(A)(2)]
(c) Clearing, except that necessary to establish sediment control devices, shall not
begin until all sediment control devices have been installed and have been
stabilized. [33-5(A)(3)]
(d) Phasing may be required on all sites based on site specifics, with the size of
each phase to be established at plan review and as approved by the
Community Development Department. [33-5(A)(4)]
(e) Soil stabilization shall be completed within fourteen (14) days of clearing or
inactivity in construction. [33-5(A)(5)]
City of Monticello Zoning Ordinance Page 277
CHAPTER 4: FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (D) Construction Requirements
(f) Final stabilization on all sites shall become established within six (6) months.
The City of Monticello may require the site to be reseeded or a non -vegetative
option employed. [33-5(A)(6)]
(g) Seeding shall be in accordance with the City's current seeding specification as
detailed in the Plan Requirements and Design Guidelines. All seeded areas
shall be fertilized, mulched, and disc anchored as necessary for seed retention.
[33-5(A)(7)]
(h) Special techniques that meet the design criteria outlined in Plan Requirements
and Design Guidelines shall be in place on steep slopes or in drainage ways
shall be used to ensure stabilization. [33-5(A)(8)]
(i) Soil stockpiles which shall be inactive for a period of seven (7) or more days
shall include provisions for perimeter sediment controls. The placement of
soil stockpiles adjacent to public rights-of-way or waterways is prohibited.
[33-5(A)(9)]
(j) The entire site must be stabilized to a minimum of 70% coverage, using a
heavy mulch layer or another method that does not require gennination to
control erosion, at the close of the constriction season. [33-5(A)(10)]
(k) Techniques shall be employed to prevent the blowing of dust or sediment
from the site. [33-5(A)(11)]
(1) Techniques that divert upland runoff past disturbed slopes shall be employed.
[33-5(A)(12)]
(2) Waterway and Watercourse Protection Requirements
The Pennittee(s) shall implement the following waterway and watercourse
measures on the site: [33-5(B)]
(a) A temporary stream crossing installed and approved by the local government
unit and regulating agency if a wet watercourse will be crossed regularly
during construction. [33-5(B)(1)]
(b) Stabilization of the watercourse channel before, during, and within 24 hours
after any in -channel work. [33-5(B)(2)]
(c) All on-site stonnwater conveyance channels designed according to the criteria
outlined in the Plan Requirements and Design Guidelines. [33-5(13)(3)]
Page 278 Crty of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (E) Inspection
(d) Stabilization adequate to prevent erosion located at the outlets of all pipes and
paved channels. [33-5(B)(4)]
(3) Pollution Prevention Management Measures
The Permittee(s) shall implement the following pollution prevention management
measures on the site: [33-5(C)]
(a) Solid Waste: Collected sediment, asphalt and concrete millings, floating
debris, paper, plastic, fabric, construction and demolition debris and other
wastes must be disposed of properly and must comply with MPCA disposal
requirements. [33-5(C)(1)]
(b) Hazardous Materials: Oil, gasoline, paint and any hazardous substances must
be properly stored, including secondary containment, to prevent spills, leaks
or other discharge. Restricted access to storage areas must be provided to
prevent vandalism. Storage and disposal of hazardous waste must be in
compliance with MPCA regulations. [33-5(C)(2)]
(c) External washing of trucks and other construction vehicles must be limited to
a defined area of the site. Runoff must be contained and waste properly
disposed of. No engine degreasing is allowed on site. [33-5(C)(3)]
(E) Inspection
(1) Notification
The Erosion Control Inspector shall make inspections as hereinafter required and
either shall approve that portion of the work completed or shall notify the
permittee wherein the work fails to comply with the Erosion and Sediment
Control Plan as approved. [33-6(A)]
(2) Procedure
The City shall inspect all permit sites once per week and within 24 hours after a
rain event. The City shall also require inspections at other development
benchmarks as follows and as applicable. To obtain inspections, the permittee
shall notify the City of Monticello at least one working day before the following:
[33-6(B)]
(a) Installation of sediment and erosion control measures [33-6(B)(1)]
(b) Start of construction or site development [33-6(B)(2)]
(c) Close of the construction season [33-6(B)(3)]
City of Monticello Zoning Ordinance Page 279
CHAPTER 4; FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (F) Site Maintenance
(d) Completion of final stabilization/landscaping [33-6(B)(4)]
(e) Removal of erosion control measures [33-6(B)(5)]
(f) Final project compliance and acceptance close-out [33-6(B)(6)]
(3) Material Requirements
Seed tags shall be submitted to the Erosion Control Inspector for approval prior to
commencing work. Proof of application rates shall be provided. [33-6(C)]
(4) Permitee Inspection
The permittee or his/her agent shall also make regular inspections of all control
measures in accordance with the inspection schedule outlined on the approved
Grading, Drainage and Erosion Control Plan(s). The purpose of such inspections
will be to determine the overall effectiveness of the control plan and the need for
additional control measures. All inspections shall be documented in written form
and submitted to the City of Monticello at the time interval specified in the
approved permit. [33-6(D)]
(5) Authorization
A member of the Community Development Department shall enter the property of
the applicant as deemed necessary to make regular inspections to ensure the
validity of the reports filed under Section 4.9(E)(4). [33-6(E)]
(F) Site Maintenance
(1) Responsibilities
(a) Within 24 hours, the permittee shall clean dirt and debris from streets that has
resulted from construction work by the Developer, home builders,
subcontractors, their agents or assigns. Prior to any construction in the plat, the
Developer shall provide the Community Development Department with a
schedule for erosion and sediment control inspection, street cleaning, and street
sweeping. [33-7(A)]
(b) No development, utility or street construction will be allowed and no Building
Permits will be issued unless the development is in full compliance with the
requirements of this Ordinance. [33-7(B)]
Page 280 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (H) Enforcement
(G) Certification
(1) Approved Grading, Drainage and Erosion Control Plan
Plans for grading, stripping, excavating, and filling work bearing the stamp of
approval of the Community Development Department, as applicable, shall be
maintained at the site during the progress of the work. [33-8(A)]
(2) As -built Grading Plan and Development Plan
Within thirty (30) days after completion of site development as per the approved
Grading, Drainage and Erosion Plan, and prior to the approval of individual
building permits, the Developer shall provide the City with an As Built Grading
Plan and Development Plan as defined in the City of Monticello Plan
Requirements and Design Guidelines. [33-8(B)]
(3) Procedure
The City will withhold issuance of building permits until the approved certified
As -Built Grading Plan and As -Built Development Plan are on file with the City,
all securities as required by this ordinance are received, conservation easement
posts are installed, and all erosion control measures are in place as detennined by
the Community Development Department. [33-8(C)]
(4) Removal of Erosion Control Measures
The above specified requirements will be authorized for removal upon the
sodding of the rear yards, completion of punch list items involving ponds and
slopes, final stabilization, completion of proper turf establishment and placement
of the proper conservation easement posts and signs as specified. Inspection is
required after the removal of erosion control treasures to verify proper restoration.
Please refer to City of Monticello Plan Requirements and Design Guidelines for
specifications. [33-8(D)]
(H) Enforcement
(1) Notice of Violation
If the Grading permittee fails to meet or maintain sediment and erosion control
measures per the Approved Grading, Drainage and Erosion Control Plan, the City
shall issue a Notice of Violation. The Notice of Violation shall detail the default and
prescribe a remedy and required schedule for compliance. [33-9(A)(1)]
City of Monticello Zoning Ordinance Page 28
CHAPTER 4: FINISHING STANDARDS
Section 4.10 Grading, Drainage, & Erosion Control
Subsection (H) Enforcement
(2) Lapse and Order for Work
(a) If the Grading permittee fails to meet or maintain sediment and erosion control
measures per the Approved Grading, Drainage and Erosion Control Plan, the
City may, in its discretion, perform the work or contract to have the work
completed and draw down on the security to pay any costs. [33-9(B)(1)]
(b) The City will endeavor to notify the Developer in advance of any proposed
action, but failure of the City to do so will not affect the Developer's and City's
rights or obligations hereunder. [33-9(B)(2)]
(3) Stop Work Order / Revocation of Grading Permit
In the event that any person holding a Grading Pen -nit pursuant to this ordinance
violates the terns of the permit or implements site development in such a manner
as to materially adversely affect the health, welfare, environment, or safety of
persons residing or working in the neighborhood or development site so as to be
materially detrimental to the public welfare or injurious to property or
improvements in the neighborhood, the City of Monticello may suspend or revoke
the Grading Permit through the issuance of a stop work order or the revocation of
the Grading or Building Permit. [33-9(C)(1)]
(4) Violation and Penalties
(a) No person shall construct, enlarge, alter, repair, or maintain any grading,
excavation, or fill, or cause the same to be done, contrary to or in violation of
any terns of this ordinance. Any person violating any of the provisions of this
ordinance shall be deemed guilty of a misdemeanor and each day during
which any violation of any of the provisions of this ordinance is committed,
continued, or permitted, shall constitute a separate offense. [33-9(D)(1)]
(b) Upon conviction of any such violation, such person, partnership, or
corporation shall be punished by a fine as specified by the City ordinance for
fee schedule for each offense. In addition to any other penalty authorized by
this section, any person, partnership, or corporation convicted of violating any
of the provisions of this ordinance shall be required to bear the expense of
such restoration. [33-9(D)(2)]
Section 2.4(N):
Grading, Drainage,
and Erosion Control
Permits
Page 282 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.11 Building Materials
Subsection (C) Residential District Requirements
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. [3-2(0)(intro)]
(B) General Requirements
(1) Consistency required
In all districts, all buildings shall be finished on all sides with consistent
architectural quality, materials, and design. [3-2(B)(4 paragraph 1)]
(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 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. [3-2(13)(3)(d)]
(2) R-1 District
A minimum of 15% of the front building fagade of any structure in the R-1
District shall be covered with brick or stone. Any 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. [3-2(B)(4 paragraph 2)]
City of Monticello Zoning Ordinance Page 283
CHAPTER 4: FINISHING STANDARDS
Section 4.11 Building Materials
Subsection (D) Business District Requirements
(3) R -A and T -N Districts
A minimum of 20% of the front building fagade 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%. [3-2(B)(4 paragraph 3)]
(D) Business District Requirements
In all Business Zoning Districts (see table 3-1), the following building materials
standards shall apply. [3-2(0)(intro)]
(1) No galvanized or unfinished steel, galvalum, or unfinished aluminum buildings,
except those specifically designed to have a corrosive designed finish such
as"torten" steel, shall be permitted in the districts listed herein. [3-2(0)(1)]
(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. [3-2(0)(2)]
(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 [3 -2(0)(3)]
Page 284 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.12 Wind Energy Conversion Systems (WECS)
Subsection (A) Purbose
(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. [3-2(0)(4)]
(E) Industrial Requirements
(1) In the Industrial and Business Campus District (IBC), 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 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. [ 15A -5(B)(1)]
(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 case in place or pre -case panels on all wall surfaces.
[ 15A -5(B)(2)]
(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.
4.12 Wind Energy Conversion Systems (WECS)
(A) Purpose
The purpose of this section is to regulate the installation and operation of Wind Energy
Conversion Systems (WECS) within the City of Monticello not otherwise subject to
siting and oversight by the State of Minnesota under the Minnesota Power Plant Siting
Act (MN Statutes Chapter 216E)
City of Monticello Zoning Ordinance Page 285
CHAPTER 4: FINISHING STANDARDS
Section 4.12 Wind Energy Conversion Systems (WECS)
Subsection (8) WECS Requirements
(B) WECS Requirements
(1) General Standards
(a) Number per Lot
No more than one (1) WECS per lot shall be permitted.
(b) Height and Setbacks
In all Zoning Districts, the setback of any WECS or associated structures shall
comply with the minimum yard requirements for principal structures within
the district in which the WECS is to be located or the distance of 1.1 times the
total height, whichever is greater.
(c) Tower configuration
(i) All wind turbines which are part of a Commercial WECS shall be
installed with a tubular, monopole type tower;
(ii) All Non -Commercial WECS shall be installed with monopole or lattice
tower type;
(iii) No guyed towers shall be permitted.
(d) Color and Finish
(i) All wind turbines and towers that are part of a Commercial WECS shall
be white, grey or another non -obtrusive color.
(ii) Finishes shall be matte or non -reflective.
(iii) Blades may be black in order to facilitate deicing.
(e) Lighting
(i) Lighting, including lighting intensity and frequency of strobe, shall
adhere to but not exceed requirements established by Federal Aviation
Administration (FAA) permits and regulations.
(ii) Red strobe lights are preferred for night-time illumination to reduce
impacts on migrating birds; red pulsating incandescent lights should be
avoided.
(f) Other Signage
All signage on site shall comply with City Code section 6.7. The
manufacturer's or owner's company naive and/or logo may be placed upon
the nacelle (compartment containing the electrical generator) of the WECS.
Page 286 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.12 Wind Energy Conversion Systems (WECS)
Subsection (B) WECS Requirements
(g) Feeder Lines
All communications and feeder lines, equal to or less than 34.5 kV in
capacity, installed as part of a WECS shall be buried where reasonably
feasible. Feeder lines installed as part of a WECS shall not be considered an
essential service.
(h) Shadow Flicker
Shadow flicker may not exceed 30 hours per year and shall not fall more than
10 feet from an existing residential property.
(i) Waste Disposal
Solid and Hazardous wastes, including but not limited to crates, packaging
materials, damaged or worn parts, as well as used oils and lubricants, shall be
removed from the site promptly and disposed of in accordance with all
applicable local, state and federal regulations.
0) Discontinuation and Decommissioning
(i) A WECS shall be considered a discontinued use after 45 days without
energy production, unless a plan is developed and submitted to the City of
Monticello outlining the steps and schedule for returning the WECS to
service. All WECS and accessory facilities shall be completely removed
within 90 days of the discontinuation of use.
(ii) Each Commercial WECS shall have a Decommissioning plan outlining
the anticipated means and cost of removing WECS at the end of their
serviceable life or upon becoming a discontinued use. The cost estimates
shall be made by a competent party; such as a Professional Engineer, a
contractor capable of decommissioning or a person with suitable expertise
or experience with decommissioning. A security or bond in an amount
sufficient to cover complete decommissioning process shall be
required as a condition of the conditional use permit.
(k) Orderly Development
Upon issuance of a conditional use permit, all Commercial WECS shall notify
the appropriate state agencies as may be required by State Statute (e.g.
Department of Commerce, Public Utilities Commission, Environmental
Quality Board).
City of Monticello Zoning Ordinance Page 287
CHAPTER 4: FINISHING STANDARDS
Section 4.12 Wind Energy Conversion Systems (WECS)
Subsection 0 WECS Requirements
(2) Safety Design Standards
(a) Engineering Certification
For all WECS, the manufacture's engineer or another qualified engineer shall
certify that the turbine, foundation and tower design of the WECS is within
accepted professional standards, given local soil and climate conditions.
(b) Clearance
Rotor blades or airfoils must maintain at least 12 feet of clearance between
their lowest point and the ground.
(c) Warnings
For all Commercial WECS, a sign or signs shall be posted on the tower,
transformer and substation warning of high voltage. Signs with emergency
contact information shall also be posted on the turbine or at another suitable
location as determined by the City.
(d) Unauthorized Climbing
The WECS shall be guarded against unauthorized climbing. The first twelve
(12) feet of the tower shall be non -climbable by design or be enclosed by a six
(6) foot high, non -climbable fence with a secured access.
(3) WECS Performance Standards
(a) Noise
All WECS shall comply with Minnesota Rules 7030 governing noise and
Section 5.2(A)(2)(f) of this ordinance.
(b) Electrical codes and standards
All WECS and accessory equipment and facilities shall comply with the
National Electric Safety Code and other applicable standards.
(c) Federal Aviation Administration
All WECS shall comply with FAA standards and pennits.
(d) Minnesota State Building Code
All WECS shall comply with the International Building Code as adopted by
the State of Minnesota Building Code.
Page 288 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section ;.12 Wind Energy Conversion Systems (WECS)
Subsection (B) WECS Requirements
(e) Interference
(i) The applicant shall minimize or mitigate interference with
electromagnetic communications, such as radio, telephone, microwaves,
or television signals cause by any WECS.
(ii) The applicant shall notify all communication tower operators within two
miles of the proposed WECS location upon application to the City for a
WECS permit.
(iii) No WECS shall be constructed so as to interfere with any governmental
unit microwave transmissions.
(f) Right of Entrance
Through acceptance of a conditional use permit for a WECS, the
owner/operator grants permission to the City to enter the property to remove
the WECS pursuant to the terms of the conditional use permit and to assure
compliance with other conditions set forth in the permit.
(g) Avoidance and mitigation of damages to infrastructure and utilities
(i) Roads
1. Applicants shall identify all county, City or township roads to be used
for the purpose of transporting commercial WECS, substation parts,
concrete, and/or equipment for construction, operation or
maintenance of the commercial WECS and obtain applicable weight
and size permits from the impacted road authority(ies) prior to
construction.
2. Applicants shall be responsible for restoring or paying damages as
agreed to by the applicable road authority(ies) sufficient to restore the
road(s) and bridges to preconstruction conditions.
(ii) Drainage system
The applicant shall be responsible for immediate repair of damage to
public drainage systems stemming from construction, operation or
maintenance of the WECS.
(iii) Public and Private Utilities
The owner of the WECS is responsible for any damage to any below
grade public or private utilities, due to the installation, operation,
decommissioning, or action otherwise resulting for any WECS.
City of Monticello Zoning Ordinance Page 289
CHAPTER 4: FINISHING STANDARDS
Section 4.12 Wind Energy Conversion Systems (WECS)
Subsection (D) WECS Permit and Site Plan Application Requirements
(C) Required Permits
No person, firm or corporation shall erect, construct in place, re -erect, replace or make
structural repairs to any tower without making application for and receiving an
approved conditional use or site plan approval and building permit, when applicable. In
all cases, review by the Community Development Department for all required permits
will be necessary. Site Plans and Conditional Use Permits shall be applied for and
reviewed under the applicable procedures established in Chapter 2 of this ordinance.
(D) WECS Permit and Site Plan Application Requirements
(1) All applications for a WECS conditional use and/or site plan review shall provide
the following to be considered complete:
(a) The names of project applicant;
(b) The name of the property owner;
(c) The legal description AND address of the project;
(d) A description of the project including:
(i) Number of proposed units;
(ii) Type of units proposed for construction;
(iii) Name plate generating capacity of each unit;
(iv) Rotor diatneter(s);
(v) Tower height(s) determined by the distance from the surrounding grade to
the rotor hub or top of the tower, whichever is higher; and
(vi) Total height of all wind turbines and means of interconnecting with the
electrical grid.
(e) Property Survey, including the location of property lines, wind turbines,
electrical wires, interconnection points with the electrical grid, and all related
accessory structures. The survey shall include distances and be drawn to a
measurable scale.
(f) Evidence that the applicant can obtain and maintain adequate liability
insurance for the WECS and subject property;
(g) Engineer's Minnesota State certification and project design specifications;
(h) Documentation of land ownership or legal control of the property.
Page 290 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.12 Wind Energy Conversion Systems (WECS)
Subsection (D) WECS Permit and Site Plan Application Requirements
(2) Additional Submittal Requirements for Commercial WECS only:
(a) The latitude and longitude of individual wind turbines;
(b) A USGS topographical map, or map with similar data, of the property and
surrounding area, including any other WECS within 10 rotor diameters of the
Proposed WECS;
(c) Location of wetlands, scenic, and natural areas including bluffs within 1,320
feet of the proposed WECS;
(d) FAA Permit Application;
(e) Location of all known Communications Towers within two (2) miles of the
proposed WECS;
(f) Proof that the WECS will not interfere with emergency or other microwave
transmission;
(g) A noise study, prepared by a qualified professional, that demonstrate that
except for intermittent episodes, the WECS shall not emit noise in excess of
the limits established in Minnesota Rules 7030 governing noise and Section
5.2(A)(2)(f) of this ordinance, as applicable.
(h) A shadow flicker model that demonstrates that shadow flicker shall not fall
on, or in, any existing residential structure. Shadow flicker expected to fall on
a roadway or a portion of a residentially zoned property may be acceptable if
the flicker does not exceed 30 hours per year; and the flicker will fall more
than 100 feet from an existing residence; or the traffic volumes are less than
500 vehicles (ADT). The shadow flicker model shall:
(i) Map and describe with a 1,000 foot radius of the proposed dispersed wind
energy system the topography, existing residences and location of their
windows, location of other structures, wind speeds and directions,
existing vegetation and roadways. The model shall represent the most
probable scenarios of wind constancy, sunshine constancy, and wind
directions and speed;
(ii) Calculate the locations of shadow flicker caused by the proposed project
and the expected durations of the flicker at these locations, calculate the
total number of hours per year of flicker at all locations;
City of Monticello Zoning Ordinance Page 291
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (A) Purpose
(iii) Identify problem areas where shadow flicker will interfere with existing
or future residences and roadways and describe proposed mitigation
measures, including, but not limited to, a change in siting of the WECS, a
change in the operation of the WECS, or grading or landscaping
mitigation measures.
(i) Decommissioning Plan; and
(j) Description of potential impacts on nearby WECS and wind resources on
adjacent properties.
4.13 Telecommunication Towers and Antennas
(A) Purpose
The City of Monticello acknowledges the legal right of telecommunication providers to
locate within the City, and the need to accommodate the communication needs of
residents and businesses. However, the City wishes to implement its legal authority to
adopt zoning requirements which are nondiscriminatory, not intended to prohibit
telecommunications service, and not based on health effects of radio frequency
emissions. In order to establish uniform, nondiscriminatory regulations that protect the
public health, safety and general welfare of the City, these regulations are intended to:
(1) Minimize adverse visual effects of towers through careful design, landscaping,
and siting standards.
(2) Avoid potential damage to adjacent properties from tower failure and weather
related occurrences through structural standards and setback requirements;
(3) Maximize the use of existing and approved towers and buildings to accommodate
new telecommunication antennas in order to reduce the number of towers needed
to serve the community;
(4) Utilize business, industrial and public land, buildings and structures for
telecommunications whenever possible and/or appropriate;
(5) Provide for the appropriate location and development of towers and antennas to
accommodate the communication needs of the residents and businesses within the
City of Monticello;
Page 242 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (8) New Tower Requirements
(S) New Tower Requirements
(1) Prerequisite
A proposal for a new telecommunications tower shall not be approved unless it
can be documented by the applicant to the satisfaction of the City that the
telecommunications equipment planned for the proposed tower cannot be
accommodated on an existing or approved tower or structure within a one (1) mile
radius of the proposed tower—transcending all municipal boundaries—due to one
or more of the following reasons:
(a) The planned equipment would exceed the structural capacity of an existing or
approved tower or building, as documented by a licensed professional
engineer, and any existing or approved tower or structure cannot be
reinforced, modified, or replaced to accommodate planned or equivalent
equipment at a reasonable cost.
(b) The planned equipment would cause interference with other existing or
planned equipment at the tower or structure.
(c) Existing or approved towers and structures within a one (1) mile radius cannot
accommodate the planned equipment at a height necessary for reasonable
function.
(d) The applicant has demonstrated that location of the antennas, as proposed is
necessary to provide adequate coverage and capacity to areas which cannot be
adequately served by locating the antennas in a less restrictive district or an
existing structure. Information provided as part of the capacity analysis, that
is a trade secret, pursuant to Minnesota Statute 13.37, shall be classified as
non-public data.
(e) Other unforeseen reasons that make it unfeasible to locate the
telecommunications equipment upon an existing or approved tower or
building.
(2) Future Co -location sites required
New antenna support structures shall be designed so as to accommodate other
users including but not limited to other personal wireless communications service
companies. The applicant shall demonstrate to the satisfaction of the City that
opportunities will be made available for co -locating other antennas on the antenna
support structure. [3-12(AC)(1)]
City of Monticello Zoning Ordinance Page 293
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (C) General Requirements
(C) General Requirements
The following general requirements shall apply to all telecommunication towers:
(1) Siting Provisions
(a) Antennas shall be located on existing buildings and structures, if possible. [3-
12(AB)(1 paragraph 1)]
(b) No part of any tower or antenna, nor any lines, cables, equipment, wires or
braces shall at any time extend across or over any part of the right-of-way of a
public street or a property line unless approved by the City in conjunction
with a conditional use permit.
(c) No tower shall be located within any utility or drainage easement.
[3-12(AB)(2 paragraph 2)]
(d) If a tower is proposed to be within a park or golf course, the tower must be
deemed compatible with the nature of the park or course.
(e) If a tower is proposed to be located within a parking lot, the required
monopole must replicate or substantially blend with the overall lighting
standards of the parking lot.
(2) Setbacks
(a) In all zoning districts, the setback of any tower or antenna shall comply with
the minimum setback requirements of the district in which the tower is to be
located, or the distance detennined as the fall zone of the tower by a licensed
professional engineer, whichever is greater. [3-12(AB)(6)] and [3-12(AB)(2
paragraph 1)]
(b) In all Zoning Districts, no monopole shall be located within two hundred fifty
(250) feet of an existing residence, or the proposed home location on an
approved Preliminary Plat. No other type of tower shall be located within
five hundred (500) feet of an existing residence, or the proposed home
location of an approved preliminary plat. [3-12(AB)(6)]
(c) Guy wires and anchors need not meet the required setbacks, but such wires
shall be located on the principal property (property on which tower is located)
unless otherwise authorized by a conditional use permit per the siting
provisions in Section 4.13(C)(1)(b) above.
Page 294 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (C) General Requirements
(d) All towers shall be located in the side or rear yard of a principal structure of a
property, whenever applicable.
(3) Height Related Requirements
(a) Towers located on existing buildings and structures
(i) Antenna Height: Antennas shall not extend more than ten (10) feet above
the highest part of the building or structure to which they are attached nor
more than ten (10) feet above the highest roof elevation. [3-12(AB)(3)(a)]
(ii) Antenna Support Structure Heights: Except as pennitted by conditional
use permit, antenna support structures shall not exceed ten (10) feet in
height above the maximum allowable building height for the zoning
district in which the antenna support structure is located.
[3-12(AB)(3)(b)]
(b) Freestanding Towers
(i) Within a non -residence zoning district, no tower shall exceed two
hundred (200) feet in height, including the extension of any antenna or
apparatus. Within a residence zoning district, no tower shall exceed one
hundred fifty (150) feet in height including the extension of any antenna
or apparatus.
(ii) Proposed towers up to one hundred twenty-five (125) feet tall shall be
designed structurally, and in all other respects, to accommodate both the
applicant's antenna and compatible antennas for at least one (1) other
wireless provider. Towers in excess of one hundred twenty-five (125)
feet shall provide for a minimum of three (3) wireless users. Towers must
be designed to allow for future arrangement of antennas upon the tower,
to accept antennas mounted at suitable heights, and to locate all ground
equipment of each provider within a single enclosed structure.
(4) Design
(a) Telecommunication towers shall be of a monopole design. This provision
does not apply to amateur (short wave) radio towers or commercial and public
radio or television towers.
(b) No advertising or identification of any kind intended to be visible from the
ground or other structures is permitted, except applicable warning and
equipment information signage required by the manufacturer or by federal,
state, or local authorities.
City of Monticello Zoning Ordinance Page 295
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (C) General Requirements
(c) All towers, antennas, and accessory structures shall be in compliance with all
City and State Building Codes, as applicable, and shall obtain all necessary
permits.
(d) Structure design, mounting and installation of the tower and/or antenna(s)
shall be in compliance with the manufacture's specifications, and installation
plans shall be approved and certified by a licensed professional engineer.
(e) Tower and antennas shall be grounded for protection against a direct strike by
lightning and shall comply, as to electrical wiring and connections, with all
applicable provisions of all State codes. [ 10-8(L)(7)]
(f) All towers shall be constructed of corrosive -resistant steel or other corrosive -
resistant, non-combustible materials.
(g) All towers, tower anchors and tower accessory buildings, shall be surrounded
by security fences six (6) feet in height with a locked gate unless waived by
the City Council. The City Council may require that a monopole be fenced.
[3-12(AB)(4)]
(h) All transmitting, receiving and switching equipment shall be housed within a
structure or cabinet whenever possible, and shall adhere to the following:
(i) If a new tower accessory building is necessary to house such equipment,
it shall be architecturally designed to blend in with the surrounding
environment, and shall be screened from view by landscaping as deemed
necessary by the City Council. [3-12(AB)(5)]
(ii) Accessory equipment associated with a rooftop antenna, satellite dishes,
or wall antenna shall be located within the building, cabinet, or within a
roof or ground enclosure which is constructed of materials and color
scheme compatible with the principal building.
(iii) All transmitting, receiving and switching equipment located on City
property shall be housed within a structure or cabinet. It shall be
architecturally designed to blend in with the surrounding environment,
and shall be screened from view by landscaping consistent with (insert
applicable screening section here).
(iv) Towers located within 1000' feet of the FiberNet Monticello Co -Location
Building shall be required to locate all transmitting, receiving and
switching equipment within the FiberNet Monticello Co -Location
Building.
Page 296 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (C) General Requirements
(i) The tower shall have an exterior galvanized finish of lighter blue, gray or
other color which minimizes visibility off-site, unless otherwise required by
FAA regulations. [3-12(AB)(8)]
(j) Lights and Attachments
(i) No tower or antenna shall have lights, reflectors, flashers, daytime strobe
lights, night-time red lights, or other illuminating devices affixed or
attached, unless required by the FAA or FCC.
(ii) Towers shall not be illuminated by artificial means.
(iii) No tower shall have constructed thereon, or attached thereto, in any way,
any platform, catwalk, crow's nest, or like structure, except during
periods of construction or repair.
(iv) When incorporated into the approved design of the tower, light fixtures
used to illuminate ball fields, parking lots, or similar areas may be
attached to the tower. [3-12(AB)(9)]
(k) Any tower, antenna and related equipment shall comply with all federal, state
and local regulations. [3-12(AB)(10)]
(5) Site Landscaping
(a) Existing vegetation on the site shall be preserved to the maximum extent
possible.
(b) Gravel or other durable surface, or other weed prevention measures, shall be
applied within the fenced area surrounding the tower and anchors to prevent
the growth of weeds, if required by the City Council.
(6) Non -Interference
(a) No provider shall interfere with the operation of radios, televisions,
telephones, facsimile machines, computer modems, telephone answering
machines, and other electronic devices. Any such interference shall be
corrected as soon as possible by the provider. [10-8(L)(9)]
(b) No new or existing telecommunications service shall interfere with public
safety telecommunications. Before the introduction of new service or changes
in existing service, telecommunication providers shall notify the City at least
ten (10) calendar days in advance of such changes and allow the City to
monitor interference levels during the testing process. All costs incurred by
the City to monitor interference levels during the testing process shall be paid
to the City by the applicant.
City of Monticello Zoning Ordinance Page 297
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (D) Specific Antenna Provisions
(7) Agreements
(a) All communication towers, antennas, accessory structures, and associated
equipment shall be insured against injury or property damage caused by
structural failure of the tower or associated equipment. The applicant shall
provide proof of such insurance prior to receiving a permit.
(b) A signed lease, memorandum of lease, or document requiring the removal of
towers and antennas shall be provided to the City.
(c) When applicable, written authorization for tower and antenna erection shall be
provided by the property owner.
(8) Outside Review
The Community Development Department is authorized to employ, on behalf of
the City, an independent technical expert to review technical materials submitted
by the applicant, or to determine if additional information is necessary. The
applicant shall pay the cost of such review and/or independent analysis.
(D) Specific Antenna Provisions
(1) Existing Antenna Changes
The adjustment, placement, or replacement of the elements of an antenna array
affixed to an approved tower or antenna is permitted provided a building permit is
issued and proper licensing is secured.
(2) Co -Locations
Antenna Co -Locations are a permitted use upon issuance of a building permit for
the following locations:
(a) Water towers over 250,000 gallon capacity;
(b) Co -location on existing telecommunications towers;
(c) Sides or roofs of structures over two stories;
(d) Church steeples;
(e) Existing power or phone pole structures (expansion of pole height shall not
exceed 1/106' of the existing pole height);
(f) Existing towers supporting amateur radio antennas in the agricultural district.
Page 298 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (G) Specific Personal Wireless Communications Service Antenna Provisions
(E) Specific Amateur Short Wave Antenna Provisions
All amateur short wave antennas shall require authorization through a conditional use
permit following the provisions of Section 2.4(D) of this ordinance and shall meet the
following additional requirement: [3-12(AC)]
(1) Antenna support structures used in the federally licensed amateur radio service
shall not exceed a maximum of seventy (70) feet above grade. [3-12(AC)(4)]
(F) Specific Radio/Television Broadcast Transmission Antenna Provisions
All radio/television broadcast transmission antennas shall require authorization through
a conditional use permit following the provisions of Section 2.4(D) of this ordinance
and shall meet the following additional requirements: [3-12(AC)]
(1) Antenna support structures for radio and television broadcast transmission
antennas shall only be located in the I-1 and 1-2 zoning districts; [3-12(AC)(3)]
(2) Antenna support structures for radio and television broadcast transmission
antennas shall not exceed one hundred sixty-five (165) feet in height.
[3-12(AC)(3)]
(G) Specific Personal Wireless Communications Service Antenna Provisions
Antenna support structures for personal wireless communication systems shall be
allowed as conditional uses provided: [3-12(AC)(5)]
(1) Minimum spacing between personal wireless communications service antenna
support structures shall be 1/4 mile. [3-12(AC)(5)(a paragraph 1)]
(2) Based upon information provided by the applicant, the City Council may grant
exceptions if the City Council determines that any one of the following reasons
snakes it impractical to locate the planned personal wireless communications
service equipment upon an existing antenna support structure within 1/4 mile of
the proposed site: [3-12(AC)(5)(a paragraph 2)]
(a) No existing building, structure, or antenna support structure meets the
structural or height requirements, or [3-12(AC)(5)(a)(1)]
(b) No existing building, structure, or antenna support structure meets the
frequency reuse and spacing needs of the personal wireless communication
system, or [3-12(AC)(5)(a)(2)]
City of Monticello Zoning Ordinance Page 299
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (1) Submittal Requirements
(c) The location of the proposed new antenna support structure is necessary as
demonstrated by the applicant, who shall provide to the City Council evidence
demonstrating that the planned equipment would cause interference,
materially impacting the usability of other existing or planned equipment at
the antenna support structure, and the interference cannot be prevented at a
reasonable cost. [3-12(AC)(5)(a)(3)]
(3) All new antenna support structures for personal wireless communication system
antennas shall be a single ground mounted metal, concrete, or plastic composite
(i.e., fiberglass, graphite fiber, etc.) pole. Such antenna support structures shall
not exceed seventy-five (75) feet in height in Residential and Business zoning
districts (see table 3-1), and shall not exceed one hundred sixty-five (165) feet in
height in Industrial zoning districts (see table 3-1). [3-12(AC)(5)(b)]
(H) Required Permit s
No person, firm or corporation shall erect, construct in place, re -erect, replace or make
structural repairs to any tower without making application for and receiving an
approved conditional use permit if applicable and a building permit. In all cases, review
by the Community Development Department for all required permits will be necessary.
[3-12(AB)(1 paragraph 1)]
(I) Submittal Requirements
Applications for either a building permit or conditional use permit shall include the
following:
(1) The legal description of the property on which the tower is to be located;
(2) A certified survey of the property showing the tower location and related
facilities, along with any other information deemed necessary by the Community
Development Department;
(3) One or more color computer generated photographs depicting the proposed tower
located on the site;
(4) If a co -locator, information on non-interference;
(5) Information on non-interference with public safety telecommunications;
(6) Proof of insurance against injury and property damage;
(7) Written authorization by the owner of the land for the tower construction;
Section 2.4(D):
Conditional Use
Permits
Section 2.4(1):
Building Permits
Page 300 City of Monticello Zoning Ordinance
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection (1) Submittal Reauirements
(8) A recordable agreement, lease or other instrument imposing liability and
responsibility upon the owner of the property and the owner of the tower for the
removal of the tower upon cessation of use;
(9) Documentation that the telecommunications equipment planned for the proposed
tower cannot be accommodated on an existing or approved tower or structure
within one (1) mile radius;
(10) A plan illustrating all known future location sites for telecommunication towers
and/or antennas;
(11) Information to indicate that construction, installation, and maintenance of the
tower will not create a safety hazard or damage to adjacent properties;
(12) Copies of all required federal, state and local licenses;
(13) A capacity analysis and coverage analysis, as required, prepared by a qualified
radio frequency analyst, showing alternate sites considered and the proposed
tower site is necessary to meet the needs of the system, and that the tower cannot
be located in a less restrictive district, or be accommodated by co -location on an
existing tower or structure;
(14) A landscape and/or screening plan (if necessary); and
(15) A Decommissioning plan outlining the anticipated means and cost of removing
the tower and antennas at the end of their serviceable life or upon becoming a
discontinued use. The cost estimates shall be made by a competent party; such as
a Professional Engineer, a contractor capable of decommissioning or a person
with suitable expertise or experience with decommissioning.
(16) A security or bond in an amount sufficient to cover complete decommissioning
process outlined in the decommissioning plan.
(17) Any additional information as deemed necessary by the Community Development
Department.
City of Monticello Zoning Ordinance Page 301
CHAPTER 4: FINISHING STANDARDS
Section 4.13 Telecommunication Towers and Antennas
Subsection d) Removal of Abandoned or Unused Towers or Portions of Towers
(,l) Removal of Abandoned or Unused Towers or Portions of Towers
Any tower and/or antenna which is not used for six (6) successive months shall be
deemed abandoned and may be required to be removed from the property. All
abandoned or unused towers and associated facilities shall be removed within twelve
(12) months of the cessation of operations at the site unless a time extension is approved
by the City Council. After the facilities are removed, the site shall be restored to its
original or an improved state. If a tower is not removed within twelve (12) months after
the cessation of operations at a site, the tower and associated facilities may be removed
by the City and the costs of removal assessed against the property. The owner of the
tower and the owner of the property are both responsible for removal of the tower as
required by this section.
Page 302 City of Monticello Zoning Ordinance
lG�
Planning Commission Agenda: 11/17/10
4. Public Hearing - Consideration to recommend adoption of an amendment to Title 10 of
the Monticello City Code, Monticello Zoning Ordinance, Chapters 1-3 (AS)
A. REFERENCE AND BACKGROUND
The Code Revision Impetus
The Planning Commission is presented with the proposed amendment to Title 10 of
Monticello City Code - Monticello Zoning Ordinance for formal review and
recommendation. The amendment will be considered in three separate public hearings.
The first public hearing includes review of the following proposed chapters:
Chapter 1: General Provisions
Chapter 2: Application Reviews and Procedures
Chapter 3: Zoning Districts
The proposed code offered for consideration of adoption is the result of over a year of
work and process.
The effort to re -draft the entire Zoning Code began in October of 2009. The initiative
was a direct result of the 2008 Monticello Comprehensive Plan update, which lays the
groundwork for land use policy for Monticello for the next twenty years.
The 2008 Comprehensive Plan recognized that it is the City's codes and ordinances
which control actual development. State law stipulates that zoning regulations are a
critical tool for implementing the Comprehensive Plan. The 2008 Comprehensive Plan
stated that "A priority should be given to the review and updating of zoning regulations.
The vision and objectives of the Comprehensive Plan will not be achieved unless zoning
regulations are aligned with the Plan."
In addition to the need for consistency with the Comprehensive Plan, the Planning
Commission and City Council have often struggled with outdated portions of the
ordinance, adopting frequent amendments that eventually created a patchwork code that
was often difficult to use and understand.
As a result of this clear need for consistency and clarity, the City completed a request for
proposal process for the complete revision of the zoning code in fall of 2009. The
request for proposal provided clear direction on the issues that needed to be addressed
and the objectives that needed to be met for the new code. A copy of the RFP is provided
for reference. Also included is an annotated outline which discuses how each issue and
objective has been met with the amended code.
Planning Commission Agenda: 11/17/10
The Updating Process
The City selected consulting firm MFRA as a result of the RFP process. MFRA and the
City began the formal Zoning Ordinance updating process in late 2009, with an open
house in November of 2009.
The code presented for your review incorporates the suggestions and comments resulting
from an intense public input and review process.
The revision process was directed by the Monticello Zoning Ordinance Revision Steering
Committee, made up of all five members of the Planning Commission and two City
Council liaisons.
The revision process was designed to be incremental, with sets of chapters and provisions
developed gradually. The actual code development followed the following schedule:
• Initiation & Scoping October/November 2009
• Administration — Chapters 1, 2, 6, 7 & 8 December 2009 To Feb 2010
• Districts & Uses — Chapters 3 & 5 March To April
• Finishing Standards — Chapter 4 June To July
• In -Depth Draft Review With Committees July To Present
It is recognized that the amendment of an entire zoning ordinance is an overwhelming,
(and at times, tedious) process for even the most involved official or citizen to digest.
The incremental drafting approach allowed for the maximization of public input, as
different opportunities for public involvement were offered along the way.
The process sought to involve as many as possible, utilizing a variety of means to reach
out to both the general public and stakeholder organizations. These methods included:
• Kick Off Meeting Open House
• Steering Committee Meetings (12+)
• IEDC Meetings (4 meetings/2 agenda items)
• Chamber of Commerce Meetings (2)
• Email Distribution List
• One-on-one meetings
• Direct email responses
• Newsletter & Website Updates
• Concluding Comments Open House
Throughout the revision process, staff provided MFRA detailed supporting memos,
which identified additional direction provided by the Steering Committee or other staff
members. In addition to this detailed staff review, the City Attorney has had an
opportunity to review and comment on the draft. The comments from Campbell Knutson
are provided for reference. The comments of the attorney have been addressed to a great
extent, with only a handful of items to be clarified.
2
Planning Commission Agenda: 11/17/10
Overall Code Format
The amended code presents a completely new structure for the Monticello Zoning
Ordinance. Although the ordinance remains consistent with the current City Code
format, which uses an outline structure (with letters and numbers to separate provisions),
it is much more graphically -based, with numerous new features geared towards ease-of-
use.
Ordinance structure highlights:
• The most notable change has been the consolidation of code information from 33
chapters to just 8 chapters. This consolidation is an example of how the code
achieves the desired goal of clarity and ease of use.
• There is a more detailed Table of Contents, providing page numbers for each and
every chapter section. The web version will also include a table of contents for
each individual chapter.
• Headers are provided at the top of each page, giving users a visual reference to the
chapter and section they are reading.
• The amended ordinance includes far more tables and illustrations than the
previous code. These provide a more visual means of interpreting the code, again
making it easier to utilize and understand. An index of all tables in the code will
also be added to the final version.
• The new code includes cross-reference markers. When posted to the City's
website, these will become hyperlinks which allow users to easily cross-reference
other sections with the zoning code, as well as other portions of City Code and
outside sources.
• Definitions have been moved to the rear of the code, which is a more obvious and
intuitive place to find a glossary or index. A glossary of abbreviations has been
added to help users decode the many acronyms used in the text.
Overview of Chapters 1-3
Recognizing the depth of the task at hand, the amended code is being presented for
recommendation in three separate public hearings. To follow is a brief overview of the
most substantive changes proposed for each of the first three chapters.
Chapter 1
1.8: Transitional Regulations
Planning Commission Agenda: 11/17/10
With the adoption of a new ordinance, it is important to detail how the new code
will be applied to existing uses. This section provides detail on this subject.
Additional information relative to non -conformities will be covered in Chapter 6.
1.9: Severability
Additional support has been given to ensuring the individual merit of every
section or clause of the code, including those conditions assigned by the City.
Chapter 2
2.2: Summary of Decision -Making and Review Bodies
The roles, powers and duties, and review authority for each reviewing body of the
City are clearly identified.
Table 2-1 provides at -a -glance review information for each type of planning
application.
2.4: Specific Review Procedures & Requirements
Application requirements for each type of land use procedure are clearly
enumerated.
A graphic illustrating the review path for each type of application has been added
in a sidebar adjacent to application information.
Site plan review has been formally instituted, allowing the Community
Development Department to ensure compliance with the code for all land
development/use change.
Home occupation ordinances were placed into a three -tiered structure, clearly
identifying the procedure for each.
The Planned Unit Developments process was a major concern for the City. The
primary issue was the need to achieve an end product that matched the
preliminary planning. In response, the code sets out a new process under
rezoning, which gives the City more review leverage through a collaborative
process. The concept, development and final stage process stayed in place.
Chapter 3
One-page, at -a -glance district provisions were created for all zoning
classifications. These code sections include images, sample lot sketches, plat
configurations, and provide cross-reference information to other relevant code
sections.
0
Planning Commission Agenda: 11/17/10
The individual provisions for each district were reviewed in detail, with
recommended changes by the Steering Committee and IEDC small group
implemented as related to lot widths, densities and height restrictions.
Three districts were renamed to better reflect changes in allowed uses or desired
use outcomes. These districts include the R -IA, which is now RA (Residential
Amenities), R -2A, which is now TN Traditional Neighborhood, and I -IA, which
is now IBC (Industrial and Business Campus).
New clarity was provided on the purpose and implementation of overlay districts.
The PZM District was removed from code, replaced with by -right development
provisions under a PZ overlay. This overlay allows for a mixing of uses when
applicants can meet performance standards. The standards were developed based
on areas of importance defined by the Steering Committee and staff.
The P -S District was eliminated.
Wetland provisions were strengthened.
The addition of a Shoreland overlay district in recognition of future annexation
areas containing shoreland and the current shoreland along the Mississippi River.
A review for compliance with recent State -level changes was completed for the
Shoreland, Floodplain and Wild & Scenic provisions. These sections will require
review and approval by the DNR. (See below for additional information.)
DNR Review & Approval
State regulations require that the Department of Natural Resources review and approve
the Shoreland, Floodplain and Wild & Scenic provisions of the Zoning Ordinance. This
is due to the relationship of the City codes to State Statute.
Staff met with the City's regional DNR representative, Roger Stradal, and has begun the
formal process for this review. No definitive review time period has been given,
although it is anticipated that DNR review and approval will occur after the expected
January adoption of the new code.
For this reason, the DNR recommends that the Planning Commission reserve approval of
the following overlay districts until such time that the DNR provides their comments and
approval.
• 3.7(C) — Flooplain District
• 3.7(E) — Shoreland District
5
Planning Commission Agenda: 11/17/10
In regard to the Wild & Scenic overlay district, DNR has informed staff that this overlay
cannot be combined with Shoreland regulations. Although the DNR is considering
merging the two, that process has not been finalized and therefore the two must remain
separate in City ordinance.
At this time, the City could adopt the new Zoning Ordinance as proposed, exempting the
Shoreland and Floodplain overlay districts, instead adopting current ordinance Chapter
18 (Floodplain Management) and 27 (Mississippi Wild & Scenic) until such time as the
DNR review and approval process is complete. After DNR comments are addressed, the
City can adopt the new overlay provisions as provided for within the new code.
Zoning Map
With the ordinance revision, the development of a new map is necessary. The Zoning
Ordinance as proposed requires the adoption of a map and recognizes the map as the
official statement of districts.
The Zoning Ordinance revision process yielded the elimination of two districts,
PZM/PZR (Performance Zone-Mixed/Residential) and P -S (Public/Semi-Public).
Properties currently zoned as such are proposed to be rezoned according to their base use
and/or guided Comprehensive Plan land use. A detailed analysis for this rezoning was
completed by both staff and the Steering Committee. However, it is anticipated that
future rezoning action may occur to clear up any resulting non -conformities.
The zoning map will also be adjusted to reflect changes in zoning district names as noted
above, PUD boundaries, and PZ overlay areas.
The Planning Commission will be asked to recommend adoption of a new zoning map
during the third and final public hearing in January. Until that time, the Planning
Commission is asked to review and comment on the draft included in this packet.
Work to Come and Conclusions
Though much work has been completed and many improvements made, there is still
work to do.
Due to the extent of changes to the PZ and PUD regulations, it is recommended that a
workshop be held in the coming months to develop a better understanding of the
development process, timelines and results both would yield. This may help answer
some remaining questions about how each would be applied.
Also, as the Planning Commission is aware, the City is in the midst of a new downtown
planning effort, Embracing Downtown Monticello. Once that effort is completed, the
CCD provisions of the code will require amendment. At the conclusion of the Embracing
0
Planning Commission Agenda: 11/17/10
Downtown Monticello effort, staff will evaluate the outcomes and provide a
recommendation on how to proceed with code amendments.
Finally, Planning Commission will note that there are also other areas in the code marked
"Reserved". These areas require additional research, discussion and code language
development.
It is of critical importance that the Planning Commission and City council recognize that
the code is very much a working document. Over the course of the next six months,
Planning Commission's agenda will likely list a regular agenda item calling for
amendment to the new code. These amendments will consist of general language clean-
up, as well as more in-depth review of code provisions requiring additional feedback. It
is also recommended that the Planning Commission itself identify an audit schedule for
areas it would like to review on an annual basis, such as signage or off-street parking.
With those comments in mind, the draft presented for hearing is representative of the
months and work and comment.
B. ALTERNATIVE ACTIONS
1. Motion to approve Resolution 2010-075, recommending adoption of an
amendment to Title 10 of the Monticello City Code, Monticello Zoning
Ordinance, Chapters 1-3, subject to the following:
a. Exemption of section 3.7(C) — Floodplain and 3.7(E) — Shoreland
b. Adoption of current Title 10, Monticello Zoning Ordinance Chapters 18
(Flood Plain Management) and 27 (Mississippi Wild & Scenic) by
reference.
2. Motion to approve Resolution 2010-075, recommending adoption of an
amendment to Title 10 of the Monticello City Code, Monticello Zoning
Ordinance, Chapters 1-3, subject to the following:
a. Exemption of section 3.7(C) — Floodplain and 3.7(E) — Shoreland
b. Adoption of current Title 10, Monticello Zoning Ordinance Chapters 18
(Flood Plain Management) and 27 (Mississippi Wild & Scenic) by
reference.
c. To be determined by the Commission
3. Motion to table adoption of an amendment to Title 10 of the Monticello City
Code, Monticello Zoning Ordinance, Chapters 1-3, for reasons to be determined
by the Commission.
7
Planning Commission Agenda: 11/17/10
C. RECOMMENDATION
Staff recommends adoption of an amendment to Title 10 of the Monticello City
Code, Monticello Zoning Ordinance, Chapters 1-3, subject to any final revisions
as suggested by the Commission.
Staff believes that Chapters 1-3, as presented, are reflective of the months of work
and effort by the Steering Committee and other stakeholders. As noted in the
report, staff recognize that the ordinance proposed is a snapshot in time: that more
work and refinement are to come as the City continues to seek achievement of its
Comprehensive Plan goals and respond proactively to the changing patterns of
development and land use.
D. SUPPORTING DATA
A. Request for Proposal: Comprehensive Revision of the Monticello Zoning
Ordinance
B. Complete Draft of the Proposed Monticello Zoning Ordinance: Chapters 1-3
(Dated 11-12-10)
C. Annotated Outline
D. Proposed Zoning Map
E. Campbell Knutson Comment Memo (with staff responses)
F. Chapter 18 — Flood Plain Management
G. Chapter 27 — Mississippi Wild & Scenic
H. Resolution 2010-075: Recommendation of Adoption
(To be provided at meeting)
N.
Planning Commission Agenda — 12/07/10
7. Consideration to review applications for open Planning Commission position and
consideration to review and recommend for the expiring terms of Planning
Commissioners. (AS)
A. REFERENCE AND BACKGROUND
In January of 2010, Planning Commissioner Lloyd Hilgart will take his newly
elected position on the City Council. Our congratulations to Commissioner
Hilgart.
Commissioner Hilgart's election to the Council leaves a vacancy on the Planning
Commission.
The City posted information on the opening on the City website, on Facebook,
with the Chamber, in the City e -news and at the MCC.
To -date, the City has received only one application for the position. That
application is included for your review.
The City has extended the application deadline to December 16th and continues to
keep the posting info out in the named sources.
On the recommendation of the Planning Commission, staff will schedule an
interview with the current applicant prior to the January 4th meeting, and will
provide any additional application information via email to the Commission for
further review and scheduling in January. Commission could also delay the
interviews to February.
In addition to the open position, City records indicate that Commissioner Gabler's
term on the Planning Commission expires in December of 2010. Commissioner
Gabler has indicated her willingness to serve another three year term.
The City Council would ratify Commissioner Gabler's appointment on January
10th, 2011. That appointment will be retro -active to January 1St, 2011.
B. ALTERNATIVE ACTIONS
Decision 1: Candidate Interviews
1. Motion to call for a special meeting of the Planning Commission on
January 4th, 2010 at 5:00 PM for the interview of Planning Commission
applicants.
2. Motion of other.
Planning Commission Agenda — 12/07/10
Decision 2: Expiring Terms
1. Motion to appoint Commissioner Gabler to a new 3 year term,
beginning January 1, 2011.
C. SUPPORTING DATA
A. Planning Commissioner Applications
CITY OF MONTICELLO
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volunteer opportunity. I certify that I have and will provide information throughout
the selection process, including on this application for a volunteer position and in
interviews with the City of Monticello that is true, correct and complete to the best
of my knowledge. I certify that I have and will answer all questions to the best of
my ability and that I have not and will not withhold any information that would
unfavorably affect my application for a volunteer position. I understand that
information contained on my application will be verified by the City of Monticello.
I understand that misrepresentation or omissions may be cause for my
immediate rejection as an applicant for a volunteer position with the City of
Monticello or my termination as a volunteer.
Signature kms, i Date
Return Completed Application to: Monticello City Hall, Attn: Human
Resources, 505 Walnut St, Suite 1, Monticello, MN 55362
Planning Commission Agenda — 12/07/10
8. Community Development Director's Update. (AS)
Park and Trail Plan & Resource Update
The City is well underway on the Monticello Parks and Trails Plan & Resource Update.
Below is a bullet point summary of progress to -date.
• Work has been focused on the initial inventory and assessment phase of the project, with
much of the public outreach and plan development to occur after February 1St
• The City has signed an official contract with Northwest Associated Consultants for
completion of the plan. The contract includes a detailed scope of work, based on the scope
included in the grant application.
• NAC has developed a chart illustrating the timeline for each primary task component of the
project.
• The City has provided NAC with base information for the plan inventory component,
including GIS parcel map information, current park inventory information, park amenities
and acreage, and future growth projection and park dedication information.
• NAC has reviewed all of the information and has begun incorporation into their plan
documentation.
• NAC has also completed an initial field inspection of some (not all) of Monticello's parks.
• NAC has developed a draft community member survey. Staff/NAC have determined the
scope of the survey, refined the questions, determined who it will be distributed to, when and
how.
• City staff have held initial conversations with our GIS provider (WSB) to begin developing
the parks and trails GIS layer framework and online capability.
• NAC met with the Monticello Community Center Advisory Board and Parks Commission to
provide an overview of the project, review the draft user survey, and ascertain clear
expectations from that group on outcomes.
• NAC/City staff have also arranged for monthly progress meetings to discuss work -to -date
and next steps in the process. Two such meetings have been held to -date.
Census Data
To follow is an update for the Planning Commission on the availability of 2010 Census
information.
The official 2010 (as of April 1, 2010) state population totals must be delivered to
President Obama by December 31, 2010. These are the data that will trigger the transfer
of Representatives among the 50 states.
Planning Commission Agenda — 12/07/10
Also released in December 2010 will be the first five-year American Community Survey
(ACS) dataset, from 2005 to 2009. The American Community Survey replaced the "long
form" in the decennial census, and takes a sample of the population and projects the
findings to the population as a whole. The American Community Survey reaches 2.5
percent of the nation's population each year (1 in 40 addresses; approximately 3 million
households). The survey rotates annually so that no household receives the survey more
than once every five years. The ACS provides data down to the Census Block level.
Here are a couple of things to keep in mind for December's data:
Only state totals come out by December 31, 2010. Complete state files, down to the
block level, will be released weekly between January and March 2011. Small states
usually come first, and states that have metro -areas crossing state boundaries towards the
end. As such, it is unlikely that Monticello will be able to properly change municipal
population signs until 2011, as previously noted.
Anyone can access data made available as it is released by visiting American Factfinder
at (http:Hfactfinder.census. gov).
Housing Report
Staff has completed two components of the Housing Report, which include housing and
lot inventory data. The report is attached for your initial review.
The remaining pieces of the inventory, including vacancy rates and market absorption,
will be provided in January. Staff also hopes to be able to provide more detailed rental
information by neighborhood.
The Commission should keep in mind that while the Housing Report contains valuable
data on Monticello's housing picture, it is only a snapshot in time. Market absorption
and vacancy information is subject to frequent change and adjustment.
The Housing Report is provided to the Commission as a reference point on residential
development and as a basis for considering amendment to the Comprehensive Plan
growth projections. The report can and should be pared with a review of the forthcoming
Census data, noted above.
It would be staff's intent to gain preliminary feedback on refinements the Commission
would like to see on the report at the December meeting, with a more detailed review in
January.
Staff has also included two articles from the National Home Builder's Association.
These articles provide more detailed profiles of home buyers and homes nationwide.
2
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NAHB: Characteristics of New and First -Time Home Buyers Pagel of 8
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HousingEconomics.com Home > Special Studies > Characteristics of New and First -Time Home Buyers
CHARACTERISTICS OF NEW AND FIRST-TIME HOME BUYERS E-1 A3 Pdnt i + Share .1 gent
Special Studies, Septo� ' r 1, 2010
By Heather Taylor
Senior Research Associate
Economics it Housing Policy
Report available to the public as a courtesy of HousingEconomics.com
a e" P 9
New Homes
— --� First -Tine Buyers
? a9"/o
39"/0
41%
`iM. "l r., _..
_ �... a
». 35% 35010 ... .
3040 �2n/a
o
1910
31% 211%
20010:
I
17%
i
2001
2003
2005 2007 2009
m E h
] g n xts tng one [see mrat , . (200 ,
January 9), Economic Effects of a Policy to Stimulate Home Buying].
Introduction
Nome builders and policy makers are both trying to better understand the same audience—the Additional Resources
home buyer. This article provides information on two important groups of home buyers—those
who bought a brand new home, and those who bought a home for the first time. For builders, Print the Full Article
{ e6o
information on who is (and who isn't) buying new homes is useful for marketing purposes.
Information on first-time buyers is also important, because in addition to providing customer;�s
data for builders who specialize in the starter home market—first-time buyers represent an
Profile of Home Buyers 2001 t J
increase in the demand for owner -occupied housing units. Information on first-time buyers is
also of interest to policy makers seeing to address barriers to home ownership. For policy
makers interest in stimulating jobs, new home buyers are particularly important, because
building a new home generates more 'obs than se
Profile of Home Buyers 2003 t_J
http://www.nahb.org/generic.aspx?sectionID=734&generi
Profile of Home Buyers 2005
In this article we will specifically look at characteristics w the buyer, characteristics of the
home, and the process of buying a home. For the purpose of comparison, the article will also
Profile of Home Buyers 2007
discuss existing home buyers and trade -up home buyers. A home in this article refers to either a
single-family attached, single-family detached, or multifamily home.
See previous Special Studies
Among the key findings for buyers of new homes is that they are, on average, about 42 years
old, had an average household income of $101,811, and bought a house with an average market value of $315,395. New homes accounted for
17 percent of the homes sold. First-time home buyers are, on average, 34 years old, had an average household income of $67,342, and bought
a house with an average market value of $184,091. Thirteen percent of first time buyers purchased a new home.
The American Housing Survey Data
This article uses data from the most recent (2009) American Housing Survey (AHS), The AHS is a biennial survey of housing units, conducted in
odd -numbered years by the Census Bureau for the Department of Housing and Urban Development. The 2009 AHS contains 3,043 interviews
with households who bought a home during the two years prior to the survey. Each unit is assigned a weight by the Census Bureau that allows
extrapolations about the entire US population to be made based on the results obtained from these interviews. The results show that about
8.4 million households bought a home between 2007 and 2009.
The New Home Buyer
Among the 8.4 million households that bought a home in the past two years, 17 percent bought a new home. This share is down from 21
percent in both 2005 and 2007, indicating that the new home segment was suffering disproportionately during the latest housing market
dovmtum. (see graph 1). Sixty-nine percent of these new home buyers had previously owned a home.
Graph i, share of All Buyers
5090
New Homes
— --� First -Tine Buyers
? a9"/o
39"/0
41%
`iM. "l r., _..
_ �... a
». 35% 35010 ... .
3040 �2n/a
o
1910
31% 211%
20010:
I
17%
i
2001
2003
2005 2007 2009
Source: NAI B2 tabulatim ofdata from the 2009 Amcri"in Noosing Suncy, Dclmutwnt ari laming ;tnd UrNm Dewlop.=t 0nd
the U.S. Cm to Bureau.
cContentID=143996&channelI... 11/30/2010
NAHB: Characteristics of New and First -Time Home Buyers
Page 2 of 8
The average age of the new home buyer is 42 years old, almost identical to the existing home buyers average age of 41. Thirty-eight percent
of these householders were under age 35, 24 percent were between 35 and 44, 16 percent were between 45 and 54, and 21 percent were over
age 55.
Although there is almost no difference in age between new and existing home buyers, there is a big difference in income. The new home buyer
has an average income of $101,811. Almost 25 percent above the existing home buyers average of $81,623. About a third of new home buyers
make less than $60,000, another third make between $60,000 and $99,999, and the remaining third make $100,600 or more. Since 2001, the
average new home buyer's income has been between 11 and 15 percent higher than that of all hone buyers; however in 2009, the average
income spiked to 20 percent above the average income of all home buyers (see graph 2).
About three quarters of both new and existing home buyers are white non -Hispanics. Nine percent of new home buyers are black non -Hispanic,
8 percent are Hispanic, and 5 percent are Asian.
Two thirds of new home buyers are married -39 percent are married with children, and 28 percent are married without children. Sixteen
percent are single person households, and 4 percent are single parent households. About half of existing home buyers are married, and
compared to new home buyers, about 5 percentage points more are single persons, and almost twice as many more are single parents.
The average household size for new home buyers is 2.75 persons, slightly more than the 2.64 average among existing home buyers. Sixteen
percent of new home buyers are 1 person households, 38 percent are 2 person households, 18 percent are 3 person households, 19 percent are
4 person households, and 10 percent are 5 or more person households. Compared to existing home buyers, new home buyers have a smaller
share of 1 person households and a larger share of 4 person households.
Starting in 2001, the average household size of a new home buyer had been increasing until it reached its peak in 2005 at 2.95 persons. Then
the average began declining, bringing it, in 2009, to a new 9 year tow of 2.75 persons (see graph 3). On the other hand, the average household
size of an existing home buyer has been steadily decreasing since 2001, reaching its bottom in 2009 with 2.64 persons. The 2009 decline in
household size of a new home buyer could be attributed to the five points decrease in the number of new home buyers that are married
couples with children. In 2007, 44 percent of new home buyers were married with children, white in 2009 only 39 percent were (see graph 4).
Graph 3. Average Household Size
Nc%v Homes - First -Time Buyers —All Buyers -- - Non-moving owners
3
Craph 2. percent Above. or Below the Income of All Buyers
Nen 1-iomcs First -Time Buyers
30%
187
x.YH
,
20°10
15%n 12% 15%
20"/a
x.&a.. y
� _
------------___ 11.n
S.7x
2.8
2Z
-
2.7a 2,73
2.7
-10% fi
2001 2003 2005 2007
2009
-?0a/o
30n,0 .
-19% 20°!0 -18% -19%u
211u
2.6
x.�s
Source: NAI I,t tabulation ofduta fnNn the 2W) American ttausing Suney, Dep r n ent of f touring and Urban fkseiopment and
ttre U.S. Census Bureau.
About three quarters of both new and existing home buyers are white non -Hispanics. Nine percent of new home buyers are black non -Hispanic,
8 percent are Hispanic, and 5 percent are Asian.
Two thirds of new home buyers are married -39 percent are married with children, and 28 percent are married without children. Sixteen
percent are single person households, and 4 percent are single parent households. About half of existing home buyers are married, and
compared to new home buyers, about 5 percentage points more are single persons, and almost twice as many more are single parents.
The average household size for new home buyers is 2.75 persons, slightly more than the 2.64 average among existing home buyers. Sixteen
percent of new home buyers are 1 person households, 38 percent are 2 person households, 18 percent are 3 person households, 19 percent are
4 person households, and 10 percent are 5 or more person households. Compared to existing home buyers, new home buyers have a smaller
share of 1 person households and a larger share of 4 person households.
Starting in 2001, the average household size of a new home buyer had been increasing until it reached its peak in 2005 at 2.95 persons. Then
the average began declining, bringing it, in 2009, to a new 9 year tow of 2.75 persons (see graph 3). On the other hand, the average household
size of an existing home buyer has been steadily decreasing since 2001, reaching its bottom in 2009 with 2.64 persons. The 2009 decline in
household size of a new home buyer could be attributed to the five points decrease in the number of new home buyers that are married
couples with children. In 2007, 44 percent of new home buyers were married with children, white in 2009 only 39 percent were (see graph 4).
Graph 3. Average Household Size
Nc%v Homes - First -Time Buyers —All Buyers -- - Non-moving owners
3
ass
187
x.YH
fY
2.9
x.&a.. y
2.?Y
S.7x
2.8
2Z
-
2.7a 2,73
2.7
A
2.6
x.�s
..
z.c
«. - - '"- - - - _ - �- 2.63
t
164-
2.5
2.4 +,.---
- --- -
--�—
2001
2003
2005 2007 2009
Source: NAI Ill gabulation of datu from lite 2069 American If—ing S—c_y, I)epanment off lousing and Urban DewclopnernC and
Ute U.S. Census Bureau.
http://www.nahb.orglgeneric.aspx?sectionID=734&genericContentID=143996&channelI... 11/30/2010
NAHB: Characteristics of New and First -Time Home Buyers
Graph a. Percent of Buyers that are Married with Children
^- First Tinic I New IhxnesAll Buyers
so 44 43 44
45 49
se
40
3- 3t
S 34
35 1 – _ 31 31
30
25 29
20
2001 2003 2005 2007
2009
Source: ti,�l to Icifiniatian afd�,la cram the :009Aim'r'vcm, iHuusing Stwey, lk7rtnnxyu rfHtonsin$and Eithzee [3cre!apmertt
and She U.S. Census Buivau.
All of these facts about the new home buyer can be found in table 1.
TART E 1, C'HARACTER1STRW OF 110,41E BUYERS
(Percentage of R -j mdrun)
smm� »rasa m— swv,v� axroa iwuvn4 wnc}.. ix-pnnmavi u1 muvny'sad t:stxm D ch,Jmntn and nk U.s..
Census trurcsu.
lismxburcrs nia u,ants-a; r— uiu, icPMoj._ int in tdepmvriuil,�n
The First-time Home Buyer
Page 3 of 8
http://www.nahb.orglgeneric.aspx?sectionID=734&genericContentID=143996&channelI... 11/30/2010
hornehuvers
Ilomebuvcrs
All lingers
Yon -mooing
Owners
Now llomes
E%isting
First -Time
Trude-up
Homes
Buyers
Buyers
Number» 1louseholdi
1,409,293
6.991.651
3,420,180
4.980,763
8.400.943
62,677,784
Type ar nuyer
Previous Ciwwrs
69
57
100
59
100
First-time Buyer
31
43
100
41
household Income
Under $20.000
6
10
9
9
9
13
530,000 to $39,999 Income
13
17
19
14
16
18
$10,000 to $59,999 Income
13
19
21
15
18
17
$60.000 to S79,999 laconic
16
16
19
14
16
14
$80,000 to $99,990 Income
16
12
13
12
13
11
S 100,000 to S 199,999 Income
27
21
16
26
^2
21
More than $200.000 Income
9
5
9
6
6
Median
580,600
$64,500
560.000
876.000
567,000
$61500
Mean
5101.811
$81.623
$67.342
$97,140
$85,009
$79,830
RacelEthnicity
While Nonl Iispanic
76
76
61
82
76
79
Black Nonhispanic
9
8
12
6
8
8
I ispanic
8
9
11
7
9
8
Asian
5
6
S
4
5
3
Other
I
1
?
2
1
1
A;e of Ilauseholder
Undcr25
4
11
3
6
1
25 to 34
34
51
21
33
9
35to44
24
4
22
25
24
19
45 to 54
16
1 a
11
23
Is
24
55 to 64
14
II
4
16
1 1
21
Cher 65
7
7
2
11
7
26
Median
38
38
31
4i
38
53
Mean
42
41
34
46
41
54
Household Type
SlarriedCouple W1ThoUr
28
__
19
26
28
CHILDREN
Married Couple WITH
39
26
34
; I
32
CHILDREN
Single Person, Male
7
]it
12
8
10
8
Single Person, Female
9
11
10
11
10
13
Single Parent, Mule
1
3
3
2
2
1
Single Parent, Female
3
5
5
4
4
3
Other
13
21
25
15
19
13
Household Size
I person
16
21
'2
19
20
22
2 persons
38
36
37
35
36
36
3 persons.
IS
1913
I8
is
16
4 parsons
19
14
1"'
117
15
16
i* persons
10
Ill
11
10
10
1 I
Avem
2.75
2.64
2.38
2.71
2.66
2.63
smm� »rasa m— swv,v� axroa iwuvn4 wnc}.. ix-pnnmavi u1 muvny'sad t:stxm D ch,Jmntn and nk U.s..
Census trurcsu.
lismxburcrs nia u,ants-a; r— uiu, icPMoj._ int in tdepmvriuil,�n
The First-time Home Buyer
Page 3 of 8
http://www.nahb.orglgeneric.aspx?sectionID=734&genericContentID=143996&channelI... 11/30/2010
NAHB: Characteristics of New and First -Time Home Buyers Page 4 of 8
i Forty-one percent of the 8.4 million who purchased a home in the last two years were first-time buyers. This share is up from 35 percent in
both 2005 and 2007 (see graph 1). The initial version of the Home Buyer Tax Credit, signed into taw in the middle of 2008, specifically
targeted first-time buyers.
There is about a ten year age difference between first-time buyers and trade -up buyers on average. The average age of the first-time home
buyer is 34 years, while the average age of the trade -up buyer is 46. Sixty -tyro percent of the first-time buyers were under age 35, white only
6 percent of these householders were over age 55.
The average income of first-time home buyers is $67,342. This is about 20 percent below the average of all home buyers and about 30 percent
below the average income of trade -up buyers. About half earn less than $60,000, and a third earn between $60,000 and $99,999. About 18
percent of first-time home buyers earn $100,000 or more, while almost twice as many trade -up buyers earned this much. Since 2001, the
average income of first-time home buyers has been about 20 percent below that of all. home buyers (see graph 2).
About two thirds of first-time home buyers are white, non -Hispanics, compared to 82 percent of trade -up buyers. Of the remaining third, 12
percent of first-time buyers are black, non -Hispanic, 11 percent are Hispanic, 8 percent are Asian, and 2 percent are some other race or
ethnicity.
About a quarter of first-time home buyers are married with children, 19 percent are married v.Athout children, 22 percent are single person
households, and 8 percent are single parent households. Trade -tip buyers are more likely to be married than first-time buyers. Twenty-six
percent of trade -up home buyers are married without children and 34 percent are married with children.
The average household size for first-time home buyers is 2.58 persons, slightly less than the 2.71 average among trade -up buyers. Twenty-two
percent of first-time homebuyers have 1 person households, 37 percent have 2 person households, 18 percent have 3 person households, and
23 percent have 4 or more persons in their household.
The average household size has been declining over the years. First-time home buyers in 2001 had an average household size of 2.87,
compared to 2.76 in 2003, 2.73 in 2005, 2.72 in 2007 and 2.58 in 2009 (see graph 3). The decline in average household size for first-time home
buyers can be attributed to a rise in number of single person households and a decline in the number of married couples with children
households. in 2001, 33 percent of first-time home buyers' households were married couples with children, in 2003 and 2005, 31 percent, in
2007, 29 percent, and in 2009, 26 percent (see graph 4).
In 2001, 18 percent of first time home buyers were single persons, in 2003, 19 percent, in 2005 and 2007, 20 percent and in 2009, 22 percent
(see graph 5).
Graph 5. Percent of Buyers that are Single Persons
Source: NA1111 tabubtion ordma, (nmt the 2009 American Housing Su+cp, Mpanmcnt of Ifousing and Urban Pcrclopmnit and
the US. Census Bureau.
All of these facts about the first-time home buyer can be found in table 1.
New Homes Purchased
On average, new home buyers are purchasing higher priced and bigger homes than existing home buyers. The average market value of a new
home purchased is $315,395, compared to $238,401 for existing homes, and $252,601 for all owner occupied homes. Compared to existing
homes, less than half as many new homes were purchased for less than $150,000-19 percent of new homes compared to 41 percent of existing
homes. On the other end of the spectrum, 10 percent of new homes were purchased for $600,000 or more, compared to only 6 percent of
existing homes.
i
In 2001, the average market value of a new home purchased was 26 percent above the average market value of all (new and existing) homes
i
purchased. This percentage steadily decreased to 18 percent in 2007. Then, in 2009 the percentage difference spiked up to 25 percent, very
similar to the 2001 percentage (see graph 6). Between 2007 and 2009, home prices dropped—the average market value of a home purchased in
2007 was $298,966, compared to $251,317 in 2009. Fewer buyers purchased new homes in 2009, than in 2007, because of the 2009 depressed
home values. In 2009, 17 percent of all buyers purchased new homes, compared to 21 percent of all buyers in 2007. This decrease in home
value and decrease in new homes purchased, accounts for a wider disparity between the price of all homes purchased and new homes
purchased in 2009.
http://www.nahb.org/genenc.aspx?sectionID=734&genericContentlD=143996&channell... 11/30/2010
— First Time
Nov lionic% -----All
Buyers
25
„
19
,p
-
'a
,0 ..
is
Ic
17 17
18
14
14
I it =
L'
12
s
2001 200.i
2005
2007 2009
Source: NA1111 tabubtion ordma, (nmt the 2009 American Housing Su+cp, Mpanmcnt of Ifousing and Urban Pcrclopmnit and
the US. Census Bureau.
All of these facts about the first-time home buyer can be found in table 1.
New Homes Purchased
On average, new home buyers are purchasing higher priced and bigger homes than existing home buyers. The average market value of a new
home purchased is $315,395, compared to $238,401 for existing homes, and $252,601 for all owner occupied homes. Compared to existing
homes, less than half as many new homes were purchased for less than $150,000-19 percent of new homes compared to 41 percent of existing
homes. On the other end of the spectrum, 10 percent of new homes were purchased for $600,000 or more, compared to only 6 percent of
existing homes.
i
In 2001, the average market value of a new home purchased was 26 percent above the average market value of all (new and existing) homes
i
purchased. This percentage steadily decreased to 18 percent in 2007. Then, in 2009 the percentage difference spiked up to 25 percent, very
similar to the 2001 percentage (see graph 6). Between 2007 and 2009, home prices dropped—the average market value of a home purchased in
2007 was $298,966, compared to $251,317 in 2009. Fewer buyers purchased new homes in 2009, than in 2007, because of the 2009 depressed
home values. In 2009, 17 percent of all buyers purchased new homes, compared to 21 percent of all buyers in 2007. This decrease in home
value and decrease in new homes purchased, accounts for a wider disparity between the price of all homes purchased and new homes
purchased in 2009.
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NAHB: Characteristics of New and First -Time Home Buyers
Graph 6. Percent Above or Below the Price of All IEames Purchased in Previous Two fears
- New Hcanes
First -Time Buyers
m o 26°n.. ?3%
N% 25:ro
_
Alit Raves
Non-moving
Oxnrrs
New homes
0.lo i 9999..... .. 9999_.. .. , .. ___9_999.-. __,,_..-__
.. .. .__.._ 999_9._ ...
gg_9___999,_,_
2001 2003
2005 2007 2009
-20",0 _ 24}u 21 afo
yggA -27"ro -272b
-30"1 3j
Buyers
40% .1
5waec: `nHn f06{II:I410n of d;Un fion the Y9 American I lou
ing Survey, Dcrannwt n of I Ioutiing and I sit an I),YClOinM'in mn1
the U.S. Cen- Bora.
3.420,180
Page 5 of 8
t
New home buyers are also purchasing larger homes than existing home buyers. The average square footage of the new homes purchased is
2,309 square feet, compared to 1,700 for existing homes and 1,800 for alt owner -occupied homes. Compared to existing homes, twice as many
{ new homes purchased were 2,500 square feet or more -44 percent of new homes, compared to 22 percent of existing homes. On the other
hand, 14 percent of new homes were under 1,500 square feet, compared to 36 percent for existing homes.
The large majority, 87 percent, of new homes purchased were single-family detached, while 11 percent were single-family attached, and 3
percent were multifamily condos.
At( of these facts about new homes purchased can be found in table 2.
TABLE 2. CHARACTERISTICS OF 110XIES PGRCIIASED
(Perera/age ajRrymoJrahj
,.wu.....nn i.nxi,smn ue a.iie immuir �wr+.unrncan euw�iny Curr y- thyx7etm.m of t10 1n1; 4 d UtbM neiVIO0me MW rh i'.S, t',aOm autrau.
'tkmre an a-Plxc -,d in flu O. ding tau years.
Homes Purchased by the First-time Buyer
i
1 On average, first-time home buyers are purchasing lower priced and smatter homes than trade -up buyers. The average market value of a first-
time buyer's home is $184,091, compared to $297,481 for trade -up buyer homes, and $252,601 for all owner occupied homes. Almost half of
k
all first-time home buyers purchased a home for less than $150,000, while just under a third of trade -up home buyers did. On the other end of
the spectrum, less than 10 percent of first-time home buyers bought a home with a market value of $400,000 or more, while about a fifth of
http://www.nahb.orglgeneric.aspx?sectionID=734&genericContentID=143996&channell... 11/30/2010
Home6uvers
tiomebwers
Alit Raves
Non-moving
Oxnrrs
New homes
F.vistinl;
First-Time
Trades up
tlonms
tiuvrn
Buyers
Nombero llatoeholds
1.409,292
6,991.651
3.420,180
4.980.763
8,400.94.?
64V7. 784
Type of ilome
New home huyels
I W
13
20
17
Existing home buyers
I mf
87
so
83
Type of Structure
SP Detached
87
tis
82
88
85
91}
SF Attached
i 1
9
7
S
3
NIF Condo
3
8
9
5
5
Unit Size (square Pert)
<1,000
1
9
12
5
x
7
1,000 to 1,499
13
27
34
19
25
23
1,500 to 1.999
22
25
27
23
25
25
2.000 a) 2,499
20
16
13
19
1
19
2,50010 2,999
12
8
6
11
9
10
>3,000
32
14
7
24
17
15
%lodian
2,309
1,700
1,Sot)
2.000
1,800
l.stio
Mean
2,772
2,177
1,574
2,549
2.274
1240
Nouse Price
UnderS50,000
2
5
6
3
t
4
550,000 to 599,999
6
1
20
12
15
17
S 100,000 to S 149,999
11
1')
21
16
is
17
S 150.000 to $199,999
19
16
19
15
16
15
S200.000 to 5299,999
25
19
19
20
20
19
5300,000 to $399,999
15
9
7
13
10
11
S400,000 to 5599,999
11
9
6
12
9
9
S600M to 5999,997
7
4
6
5
5
S999,998 or more
3
2
0
3
2
2
Median
5230.000
S170,000
S150,000
S2I0,00o
5180,000
Sl '01
Rican
5315.395
S233.40t
5184,091
S297,481
5251,317
5252,601
,.wu.....nn i.nxi,smn ue a.iie immuir �wr+.unrncan euw�iny Curr y- thyx7etm.m of t10 1n1; 4 d UtbM neiVIO0me MW rh i'.S, t',aOm autrau.
'tkmre an a-Plxc -,d in flu O. ding tau years.
Homes Purchased by the First-time Buyer
i
1 On average, first-time home buyers are purchasing lower priced and smatter homes than trade -up buyers. The average market value of a first-
time buyer's home is $184,091, compared to $297,481 for trade -up buyer homes, and $252,601 for all owner occupied homes. Almost half of
k
all first-time home buyers purchased a home for less than $150,000, while just under a third of trade -up home buyers did. On the other end of
the spectrum, less than 10 percent of first-time home buyers bought a home with a market value of $400,000 or more, while about a fifth of
http://www.nahb.orglgeneric.aspx?sectionID=734&genericContentID=143996&channell... 11/30/2010
NAHB: Characteristics of New and First -Time Home Buyers
Page 6 of 8
trade -up buyers could afford a home of this value.
The median square footage of first-time buyers' homes is 1,500 square feet, compared to 2,000 for trade -up buyers and 1,800 for all owner -
occupied units. Compared to trade -up buyers, twice as many first-time buyers purchased homes smaller than 1,500 square feet -46 percent of
f first-time buyers, compared to 24 percent of trade -up buyers. On the other hand, only 7 percent of first-time home buyers purchased a home
of 3,000 square feet or more, while more than three times as many trade -up buyers purchased a home this big.
The large majority, 82 percent, of first-time home buyers purchased a single-family detached home. The remaining 18 percent are split evenly
between single-family attached homes and multifamily condos.
More trade -up buyers are buying new homes than first-time buyers -a fifth of trade -up buyers, compared to 13 percent of first-time buyers.
All of these facts about the homes purchased by first-time buyers can be found in table 2.
s
Home Buying Process: New Homes
t
t
On average, both new and existing home buyers looked at 15 homes before purchasing a home. Just over a third of new home buyers looked at
15 or more homes, 17 percent looked at between 10 and 14 homes, 28 percent between 2 and 9 homes, and 17 percent looked at only 1 home.
Thirty-nine percent of new home buyers used their savings as the down payment for their new home, 34 percent used the sale of their old
home and 16 percent used no down payment when purchasing their new home. About half of existing home buyers used their savings to
purchase their home, and slightly less than a quarter used the sale of their old home.
The percent of new home buyers with no down payment has steadily Increased from 5 percent in 2001 to 16 percent in 2009 (see graph 7).
Since 2001, the percent of new home buyers who used the sate of their old home as a down payment has been in the mid to high 40s, but this
percentage dropped 14 points, from 48 percent in 2007 to 34 percent in 2009 (see graph 8). This increase in new home buyers with no down
payment and decrease in those with a down payment from the sate of their old home could be due to an increase in the share of first-time
home buyers -41 percent in 2009, compared to 35 percent in 2007.
Graph 7. Percent of Buyers with No Down Payment
New IIonics --« first -Time Buyers -^-^^—All Buyers
30
25
25 20 _ -
20
15 10 I3 _ 1.� _
10 7 5 ----------- 129
5
2001 2003 2005 2007 2009
Saure: NAlbn tabulation of&ut from the 2(X)9 American 11(mung Sum e , Tkf�urnxm of llomsiag and Urtw pevelopment and
the U.S. Censor Burrau.
Graph B. Percent of Buyers Who Use Sale of Old Home as Down Payment
New Ilomes I - Existing Homes ---All Buyers
60
50
45
49
46
44
40 1
33
34
34
33
34
20
try
31
31
31
10
23
tl
- --
_
2001
2003
2005
2007
2009
Source: NA1i13 tabuiariun ofdata from the 2009 American (lousing Sumq, Mpartm nt of t hosing and Urban Oevelopment and
IN U.S. Cmgn 8urv=
i
The AHS asked the buyer to list all reasons for choosing a particular home. Layout/design, size and price were the top three reasons both new
and existing home buyers choose a home. However, more new hone buyers chose their home because of its tayout/design than existing home
buyers -54 percent of new home buyers, compared to 36 percent of existing home buyers. New home buyers were less likely to choose their
home because of the price than existing home buyers -22 percent of new home buyers cited price as a reason, compared to 33 percent of
existing home buyers. Twenty-one percent of new home buyers cited the quality of the home as a reason for choosing it, white only 15 percent
of existing home buyers did. Existing home buyers were more concerned with the yard/view, the exterior and the availability of the home
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NAHB: Characteristics of New and First -Time Home Buyers Page 7 of 8
than new home buyers. Twenty-one percent of existing home buyers chose their home because of the yard/view, while only 13 percent of new
home buyers did. Sixteen percent of existing home buyers chose their home because of the exterior, while only 11 percent of new home
buyers did. Three percent of existing home buyers chose their home because of its availability, while only 1 percent of new home buyers did.
The AHS also asked buyers to list all reasons for choosing a particular neighborhood. The two most popular reasons among new home buyers
were the looks/design of the neighborhood and that neighborhood was convenient to work -32 and 31 percent, respectively. About a quarter
of new home buyers chose the neighborhood because of the house itself. Eighteen percent of new home buyers chose the neighborhood
because it was close to friends/family and thirteen percent of new home buyers choose the neighborhood for its good schools. Nine percent of
new home buyers chose the neighborhood because of its proximity to leisure activities, 3 percent because the neighborhood is close to public
transportation, and 2 percent because of other public services.
The reasons buyers chose a neighborhood vary only slightly between new home buyers and existing home buyers. Only two reasons were more
popular among new home buyers -the looks/design of the neighborhood and that the neighborhood was convenient to work were chosen by 3
percentage points more new home buyers than existing home buyers. The remaining reasons were chosen more often by existing home buyers
than by new home buyers. More existing home buyers chose their neighborhood because it was close to friends/family than new home buyers -
24 percent of existing home buyers, compared to 18 percent of new home buyers. The remaining reasons differed by 2 percent or less.
All of these facts about the process of buying a neer home can be found in table 3.
TABLE 3. CHA24CTERI.STICS OF THE HO1JE BUYI'VG PROCESS
(Pe-ents we of Revprndents)
.rouwrg>unn•, rxywrwu a 0'M --93W U" tXw f.PMWT and ehc l.'.i. C mus nurcau.
Home Buying Process: First-time Buyers
On average, first-time home buyers looked at 15 homes before purchasing a home, and similarly trade -up home buyers looked at 16 homes.
s
Half of the first-time home buyers looked at 10 or more homes, while only 10 percent looked at one home before purchasing the home.
Sixty-three percent of first-time home buyers used their savings as the source of their down payment, and 22 percent had no down payment.
Forty-two percent of trade -up buyers used the sale of their old home as the down payment, 36 percent used their savings, and only 12 percent
had no down payment. Although historically the percent of first-time home buyers with no down payment has been increasing since 2001,
there was a drop from 2007 to 2009 (see graph 7). In 2001 only 10 percent of first-time home buyers had no down payment, then 13 percent in
2003, 20 percent in 2005, 25 percent in 2007, and finally 22 percent in 2009. Although the share of first-time home buyers who use their
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Homebuyers
Homebovers
New Homes
k.xhling
first -Time
Trade -up
All Buyers
Illemcv
Buyers
Buyers
Numbero llonveholdi
/.409292
6,991,651
3.420.190
4,9811.76.1
8.400,943
Num Homes Looked At
,2 homes
17
12
10
15
13
homes
6
5
6
5
5
3 homes
6
6
7
6
6
4 to 5
3
13
16
10
13
6to9
8
10
11
9
10
10 to 14
I7
17
16
17
I7
15+
36
37
35
38
37
itivdian
ili
10
10
10
10
Mean
15
15
IS
16
15
Source of Do" "payment
Sale ofOld Hnmc
42
25
Savings
:9
49
63
36
47
Salo of Investment
1
2
1
2
2
Won -Mortgage 11orrowing
3
4
3
3
inircriumccorGiA
I
2
3
0
2
Land
o
1
0
0
Other
6
7
4
5
No Downpayment
IG
16
22
12
16
Reasons for Choosing Home
Pricy
22
33
38
27
32
LayoutIM-sign
54
36
36
41
39
Size
24
24
21
23
24
fixterior
I i
R
13
17
15
YardNiew
13
21
16
22
19
Quality
21
i5
13
18
16
Available
1
3
3
2
3
Kitchen
7
7
5
S
11
Other
17
17
15
18
17
Reasons for Choosing a Neighborhood
Work
31
28
31
27
28
Friends/Family
18
24
23
22
23
Leisure
9
9
8
10
9
Schools
13
15
13
16
15
Public Services
2
3
3
4
3
Looks/Design
32
29
27
32
30
House Itself
25
17
-4
-�8
25
27
Public Trans
3
5
3
4
Other
23
18
18
19
19
.rouwrg>unn•, rxywrwu a 0'M --93W U" tXw f.PMWT and ehc l.'.i. C mus nurcau.
Home Buying Process: First-time Buyers
On average, first-time home buyers looked at 15 homes before purchasing a home, and similarly trade -up home buyers looked at 16 homes.
s
Half of the first-time home buyers looked at 10 or more homes, while only 10 percent looked at one home before purchasing the home.
Sixty-three percent of first-time home buyers used their savings as the source of their down payment, and 22 percent had no down payment.
Forty-two percent of trade -up buyers used the sale of their old home as the down payment, 36 percent used their savings, and only 12 percent
had no down payment. Although historically the percent of first-time home buyers with no down payment has been increasing since 2001,
there was a drop from 2007 to 2009 (see graph 7). In 2001 only 10 percent of first-time home buyers had no down payment, then 13 percent in
2003, 20 percent in 2005, 25 percent in 2007, and finally 22 percent in 2009. Although the share of first-time home buyers who use their
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NAHB: Characteristics of New and First -Time Home Buyers
Page 8 of 8
savings as a down payment has been steadily decreasing from 72 percent in 2001, it took a small jump from 57 percent in 2007 to 63 percent
in 2009 (see graph 9). It is not surprising that the share of first-time buyers with no down payment has declined recently, as credit standards
have tightened.
For first-time and trade -up home buyers the three most common reasons for choosing a particular home were price, layout/design, and size.
More first-time buyers chose their home because of price than existing buyers -38 percent of first-time buyers, compared to 27 percent of
trade -up buyers. More trade -up buyers chose their home because of yard/view, layout/design, quality, size and exterior than first-time
buyers. Twenty-two percent of trade -up buyers chose their home because of the yard/view, compared to 16 percent of first-time buyers.
Forty-one percent of trade -up buyers chose their home because of the layout/design, compared to 36 percent of first-time buyers. Eighteen
percent of trade -up buyers chose their home because of the quality, compared to 13 percent of first-time buyers. Twenty-five percent of
trade -up buyers chose their home because of the size, compared to 21 percent of first-time buyers. Seventeen percent of trade -up buyers
chose their home because of the exterior, compared to 13 percent of first-time buyers. The remaining reasons, the kitchen and the availability
of the home, differ by 3 percent or less.
For first-time buyers, the most common reason for choosing a neighborhood, at 31 percent, was that the neighborhood was convenient to
work, followed by 28 percent reporting that the house itself was an important consideration, 27 percent the looks/design of the neighborhood,
i
and 23 percent the proximity to their friends/family. While not ranked in the same order, these four reasons are also the top four reasons
trade -up buyers bought their home in that particular neighborhood. More first-time buyers chose the neighborhood because it was close to
their work than trade -up buyers -31 percent of first-time buyers, compared to 27 percent of trade -up buyers. Fewer first-time buyers chose
the neighborhood because of the looks/design of the neighborhood than trade -up buyers -27 percent of first-time buyers compared to 32
percent of trade -up buyers. The remaining reasons first-time and trade -up buyers chose the neighborhood differ by only 3 percent or less.
All of these facts about the process of purchasing a home for first-time buyers can be found in table 3.
The complete results from each AHS conducted between 2001 and 2007 are available as files that can be opened or downloaded from the
"additional resources" box.
Conclusion
i
While new home buyers only account for 17 percent of the home buying population they are a very important group. New home buyers are
buying bigger more expensive homes than trade -up buyers, and although they are the same age as the average home buyer, they are making
more money. Two thirds of them are married and they have about 2.75 people in their house. Almost three quarters of them pay for their
house with their savings or the sate of their old home. The most important thing when choosing a home is the design/layout of the home.
First-time home buyers make up 41 percent of the home buying population. They tend to be a little younger and make a little less money than
the average home buyer. The homes they buy tend to be smaller and less expensive than the average home buyer. Only 45 percent of them
are married and their average household size is 2.58. Sixty-three percent of them pay for their home's downpayment with their savings. The
two most important things first-time home buyers look for when choosing a home are price and tayout/design.
For more information about this item, please contact Heather Taylor at 800.368-5242 x8503 or via e-mail at htaylor@nahb.org.
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National Association of Home Builders: Reshaping and Enriching Our Communities -
0 2010.
ommunities.
02010. Ali rights reserved.
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Graph 9. Percent of Buyers Who Use Savings as Down Payment
New Ifomes
First -Time Buyers
---All FW%m-
so
72
?0
63
57
63
60 !
4s
4S
�� ._ w_ ._
- .,33.« - — . -
47
44
i
20 .t
39
s3
35
39
28
0
2001
2003
2005
2007
2[X19
Ssu+r�ti: NAI IN
lalwtatlon of dila
tram tht 3t%M AnA Y'ican
ilou:iryg Survey, lkisuttrn rnt of ilauxing arxl l:'rtxln Iksriui+ment and
the t'.S. Crnsus Ourcau.
For first-time and trade -up home buyers the three most common reasons for choosing a particular home were price, layout/design, and size.
More first-time buyers chose their home because of price than existing buyers -38 percent of first-time buyers, compared to 27 percent of
trade -up buyers. More trade -up buyers chose their home because of yard/view, layout/design, quality, size and exterior than first-time
buyers. Twenty-two percent of trade -up buyers chose their home because of the yard/view, compared to 16 percent of first-time buyers.
Forty-one percent of trade -up buyers chose their home because of the layout/design, compared to 36 percent of first-time buyers. Eighteen
percent of trade -up buyers chose their home because of the quality, compared to 13 percent of first-time buyers. Twenty-five percent of
trade -up buyers chose their home because of the size, compared to 21 percent of first-time buyers. Seventeen percent of trade -up buyers
chose their home because of the exterior, compared to 13 percent of first-time buyers. The remaining reasons, the kitchen and the availability
of the home, differ by 3 percent or less.
For first-time buyers, the most common reason for choosing a neighborhood, at 31 percent, was that the neighborhood was convenient to
work, followed by 28 percent reporting that the house itself was an important consideration, 27 percent the looks/design of the neighborhood,
i
and 23 percent the proximity to their friends/family. While not ranked in the same order, these four reasons are also the top four reasons
trade -up buyers bought their home in that particular neighborhood. More first-time buyers chose the neighborhood because it was close to
their work than trade -up buyers -31 percent of first-time buyers, compared to 27 percent of trade -up buyers. Fewer first-time buyers chose
the neighborhood because of the looks/design of the neighborhood than trade -up buyers -27 percent of first-time buyers compared to 32
percent of trade -up buyers. The remaining reasons first-time and trade -up buyers chose the neighborhood differ by only 3 percent or less.
All of these facts about the process of purchasing a home for first-time buyers can be found in table 3.
The complete results from each AHS conducted between 2001 and 2007 are available as files that can be opened or downloaded from the
"additional resources" box.
Conclusion
i
While new home buyers only account for 17 percent of the home buying population they are a very important group. New home buyers are
buying bigger more expensive homes than trade -up buyers, and although they are the same age as the average home buyer, they are making
more money. Two thirds of them are married and they have about 2.75 people in their house. Almost three quarters of them pay for their
house with their savings or the sate of their old home. The most important thing when choosing a home is the design/layout of the home.
First-time home buyers make up 41 percent of the home buying population. They tend to be a little younger and make a little less money than
the average home buyer. The homes they buy tend to be smaller and less expensive than the average home buyer. Only 45 percent of them
are married and their average household size is 2.58. Sixty-three percent of them pay for their home's downpayment with their savings. The
two most important things first-time home buyers look for when choosing a home are price and tayout/design.
For more information about this item, please contact Heather Taylor at 800.368-5242 x8503 or via e-mail at htaylor@nahb.org.
Recommend This: if 10 Recommendations - Click if you agree!
Honle I About Us 1 Contact lis I FAQs. I Go W NAHS's Main Slw
National Association of Home Builders: Reshaping and Enriching Our Communities -
0 2010.
ommunities.
02010. Ali rights reserved.
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NAHB: Characteristics of Single -Family Homes Started in 2009 Page 1 of 7
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CHARACTERISTICS OF SINGLE-FAMILY HOMES STARTED IN 2009 Ernall 94 Priya + Share ,i A Teat
National outlook
Special Studies j
' ; Special Studies, October 7, 2010
About t By Paul Emrath, Ph.D.
HousingEconomic s.com
Vice President for Survey and Housing Policy Research
i Builders' Forecast National Association of Home Builders
Housing Statistics ?
Report available to the public as a courtesy of HousingEconomics.com
Each year, the Census Bureau's Manufacturing and Construction Division publishes tables showing
various characteristics of new housing, [t ]The report is based on data collected in the Survey of
Construction (SOC), which is also the instrument used to generate the familiar series on housing starts
The tables published on the Census Bureau's website show characteristics of homes completed during
a given year. For some purposes, it may be more convenient to look at characteristics of homes
started. "Starts" has become a more widely recognized term, as welt as the one most often reported
in the media as a measure of new construction. Also, completions follow starts with a lag, so data
based on starts can provide a somewhat more current picture of changes that may be occurring in the
marketplace.
Additional Resources
Print the Full Article
.s-
SOC New Characteristics
Table
See previous Special Studies
In 2009, the SOC began collecting additional information on new housing, based in part on suggestions from private- and public -sector
stakeholders, including NAHB. There is a new SOC question on age restriction, for example, that was strongly advocated by NAHB. Although
these new characteristics have not yet begun to appear on published tables, the Census Bureau has made them available in a data set that
researchers can download and tabulate.[2]
This article is based on tabulations of the publicly available SOC data set and shows characteristics of new single-family homes started in 2009,
[3] with an emphasis on housing characteristics and geographic detail not shown in standard tables published on the Census Bureau's website.
Basic Trends
Before presenting data on characteristics available for the first time in 2009, Table 1 shows how a standard set of standard SOC characteristics
changed over the 2005-2009 period. Perhaps the most obvious trend over this period is the sharp decline in the number of single-family homes
started, from 1.7 million in 2005 all the way down to under half a million in 2009.[4]During that time the share of "spec" homes (those built
for sale, typically in relatively new residential subdivisions) also declined from nearly 80 percent to less than two-thirds, illustrating the way
spec homes were particularly hard hit during the downturn.
Another trend that started to develop in 2007 is a decline in the median size of single-family homes started (which doesn't show up in the
annual series for new homes completed until 2008). From a peak of 2,268 square feet in 2006, the median size of new single-family homes
started dropped consistently down to an even 2,100 in 2009. From a historical perspective, tl last time the size of new homes declined like
this coincided with the recession of the early 1980s. That time, the decline turned out to be temporary. This time, part of the current home
size decline may again be a temporary recession -related phenomenon, but part can also be attributed to trends in factors like the desire to
keep energy costs down, amounts of equity in existing homes available to roll into a new one, tightening credit standards, less emphasis on
the pure investment motive for buying a home, and an increased share of homes sold to first-time buyers.[5]Not all of these trends are likely
to reverse themselves immediately at the end of a recession.
ji The decline in the median size of new homes even managed to occur as the share of homes that were contractor-built—typically the category
i with the largest homes on average—was increasing. Meanwhile, the median sales price of single-family homes started has also declined --from
E $256,000 in 2006 to $211,000 in 2009. For purposes of the SOC, the Census Bureau defines sales price as the price agreed upon between the
I
buyer and setter in the initial contract and applies only to homes that were actually sold. The equivalent measure for contractor -built homes is
median contract price, which has followed a more erratic pattern since 2005. Contract price is defined as the price on the initial contract
l between the owner and general contractor and therefore excludes the value of the land, subsequent change orders, and any work that may be
performed on the lot or house by other contractors. The share of work done by the main contractor on a custom home could vary over time
and contribute to the fluctuations in median contract price shown in the table.
While both median size and median sales price have been declining, the average numbers of bedrooms and bathrooms per house have shown
little change. The downward trends in house price and size also show up as a declining share of homes built at the high end of the scale,
particularly in the later years. For example, the share of for -sale homes priced above $300,000 was over 35 percent in 2006 and 2007, before
j dropping to under 30 percent in 2008, and under 25 percent in 2009. Similarly, over 9 percent of the single-family homes started in 2007 and
2008 were 4,000 square feet or larger, compared only 7.3 percent in 2009.
I
Among the various amenities captured in the SOC, three -car garages, fireplaces, patios, and decks have each declined as a share of single-
family starts since 2005. These amenities could be viewed as luxuries, and their declining shares therefore consistent with the reduced share
of homes being built at the top end of the market. On the other hand, the share of new single-family homes with porches has risen
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NAHB: Characteristics of Single -Family Homes Started in 2009 Page 2 of 7
consistently since 2005.
The incidence of heat pumps in new homes has also been on the rise, which should not be surprising, given the recent focus on energy
efficiency and efforts by the Department of Energy and the Environmental Protection Agency to promote certain types of heat pumps for
residential use.
A noticeable trend in siding material is the declining share of new single-family homes built with stucco as the primary siding—likely the result
of a geographic shift in construction activity. The share of new single-family homes started the West, where stucco is traditionally most
common, declined from roughly 25 to 20 percent of the total market between 2005 and 2009.
Geographic Patterns
The standard tables published on the Census website show characteristics of new housing for each of the four principal census regions. By
tabulating the public use SOC data set, it's possible to show characteristics of single-family homes started at the slightly more detailed
geography of the nine census divisions (Figure 1).
Figure 1: The Nine U.S. Census Divisions
NC
MoounE
ta,n Wes! North East North 1. NE
Central Central New
England
9. PA
Pacific o
t 2. MA
! Middle Atlantic
d 3. SA
South Atlantic
yy 6. ENC
7. WS,C .� East
West South i,South
Central
entral
The last 9 columns of Table 1 break down the standard characteristics discussed in the preceding section by division. The aforementioned
geographic pattern to the use of siding material is evident in this section of the table. Stucco tends to be the most common (primary) siding
material in the Mountain and Pacific divisions, brick in the two south central divisions, and vinyl has the lion's share of the market elsewhere.
t
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NAHB: Characteristics of Single -Family Homes Started in 2009
Page 3 of 7
Total starts (000s of Britt) 1,731 1,465 1,037 627 446 14 30 47 30 103 33 97 40 52
BU-1for satetsok! 19.2>'0 76.5% 72.6% 65.3% 66.4% 43.2% $8.5% 43.4% 66.6% 77.3% 59.7% 65.8% 77.4% 73.5%
Contractor 11.4% 129% 14.4% 172% 18.63: 26.935 24.9% 20N 16,3% 13.4% 20.$% 22.1% 14:4% 10.6%
Owner built T.S% 8.1% 100°10 12.0% 11A 22.0% 11.4°% 23.2% 13.1% 7.2% 15.3% 8.9% 6.8% 10.8%
Built for rent 11% 2.5% 3.0% 5.5% 3.6% 5.9% 52% 5.4% 4.0% 2.1% 4.2% 3.2% 1,7% 5.1%
NW-sq-0f0aw 2,253 2,268 2,227 2,170 2,100 2,019 1,330 2,059 1,894 2,263 1,903 2,043 2,084 2,092
Avg no. hathrooms 2.25 225 2.27 2.22 2.20 1.91 2.21 2.10 2.09 2.29 2.17 2,17 2.19 228
Avg no. bedrooms 3.35 3.34 3.32 3.27 3.28 305 3.41 3.16 3.08 3,34 . 3.21 3.29 3.29 3.42
Mewl Sot size (sq.ft) 10,000 10,000 10400 10,875 10,220 43,%0 20,000 19,206 1 t.036 11,500 17,523 7,868 7;400 6,600
me;liansales p6ce(59 r $241 $256 $250 $228 $211 $293 $280 $180 $190 $246 $158 $168 $225 $298
Wdanlot VM* (Scmr 540 $43 $42 540 $40 $80 $53 $39 $39 540 $31 530 $50 $75
Median contract price (S'Mr $170 $141 $150 $155 $147 $160 $148 5225 $200 $175 $133 $70 $142 na
Share ve!h
Basement (full or partial) 29.3 260 29.3 28.8 29.2 89.6 70.9 62.6 83.4 14.8 23.8 0.3 44.6 2.6
Finished basement 6.1 6A 6.6 6.9 6.9 12.5 7.0 11.5 25.7 6.3 5.0 0.3 12.6 1.5
3+ car garage 19.4 18.3 18R 17.3 15.8 7.8 124 276 36,0 6.4 67 11.9 26.3 20.7
Heat pulp 31.4 33.2 32.2 37.0 38,0 2.2 13,4 26.7 18.0 72.2 67.9 37.8 15.3 12.5
Fireplace 54.8 51.8 51.6 51.9 48,8 50.3 56.4 54.1 49,7 47.0 46.5 428 43.1 59.6
Central air cordtoning 89.5 89.5 89.5 89.0 89.1 50.4 82.7 83.5 91.1 99.4 99,6 99.0 75.7 67.2
Patio 48.1 $0.4 48.8 46.6 44.8 12.1 23.3 37.5 37.5 39.5 43.5 59.8 62.5 48.4
Porch 54.1 56.4 59.4 60.0 63.0 56.6 48.0 63.5 58.4 56.6 921 63.0 69.5 60.9
Deck 26.1 25.1 27 27.0 24.5 69.0 29.4 25.4 53.9 25.4 34.8 6.6 24.0 16.6
Primary sidufg material share
Vinyl 31.1 29.3 31.2 33,0 36.2 71.9 79.4 640 65.2 51.0 28.9 8.2 12.4 3.4
Brick 20.9 22.4 23.2 23.8 23.2 0.0 9.8 14.5 1.7 13.1 56.7 63.8 1.9 0.1
Stucco 222 21.3 21S 19.7 17.5 1.1 1.0 09 1,6 20.5 0.9 5.4 54.7 52.7
Fiber cement 9.9 12.1 12.1 11.9 13.1 28 2.5 4.2 14.9 9.4 6.3 14.9 20.5 31.5
Wood I wood Product 65 7.7 8.2 9.4 63 24.0 5.2 14,3 153 5.2 6A 3.2 9.3 12.1
Other 1.1 1.4 1.8 2.2 1,8 0.2 2.0 2.1 1.3 0.8 1.1 4.5 1.2 0,2
' carts M%a aM �t vacEs xe bsud ontr on hcma tha: we SOW W'xh iapk* 04,* W*:M such as cormatw buo hmm Udo eq ktMicaly god4ougb a sofa.
"coaxal piM4 cased aatrai �axa!,dr b.:t rAws
Sww. KARB Ubulation of dats kam d* Smq ofCeminxalonmi abta%LU.S.OmsuaBurran
Table 1 also shows that decks tend to be particularly uncommon on single-family homes built in the West South Central Division -the division
with the second highest incidence of patios. Across all nine divisions there is a strong negative correlation between the shares of homes built
with patios and decks, suggesting that builders tend to see patios and decks as substitutes for each other. Builders responding to the SOC
reported that they provided both a patio and a deck on fewer than 6 percent of new single-family homes started in 2009.[6]
There is no similarly strong correlation between porches on the one hand, and either patios or decks on the other -suggesting that a porch is a
design element of the house that doesn't often influence the decision to provide a patio or deck.
There is also a geographic pattern to the share of new single-family homes built for sale, rather than on an individual customer's lot. In 2009,
the share of homes built for sale was well over 70 percent in the South Atlantic, Mountain, and Pacific divisions, but under 45 percent in New
England and the East North Central. The column for the New England Division in Table 1 should be interpreted with caution, however, as that
division has the smallest number of single-family homes started, producing statistics with the largest margins of error.
Some of the divisional differences in amenities shown in Table 1 can be attributed to climate. For instance, air conditioning is less of a
necessity in cooler parts of the country. The most common variety of heat pump technology tends to be more efficient in parts of the country
where the temperature stays above freezing most of the time. Basements may be more difficult to build in certain areas due to soil
conditions, but building codes also require deeper footings in cooler climates, reducing the cost difference between a full basement and
shallower type of foundation.
A First Look at New Characteristics
In terms of physical characteristics of the house, the SOC began collecting information on two new items in 2009: presence of a tyro -story
foyer and location of laundry connections. Overall, 35 percent of single-family homes started in 2009 had two-story foyers. This tends to be a
luxury feature, however -considerably more common in more expensive homes (Figure 2).
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NAHB: Characteristics of Single -Family Homes Started in 2009 Page 4 of 7
Figure 2. Share of Single -Family Homes with a Two -Story Foyer
By Sale Price (in thousands of $) 70,8
Overall:
35.2% 58.2
45.8
33.2
27.6
15.7
5.0
<
$100 $1004149 5149 5150- 3199 5200.3249 $250.5499 5500.5999 $1000 or more
SO- NANS ubuiatlons of Survey of ConstrWWM US Cenann SUMV. S ngte-Pam:iy unix sUded in 2009.
The 2009 SOC data show that almost all new single-family homes have washer and dryer connections, and almost always confined to a single
location in the home. Nearly 80 percent of the time the single washer -dryer location is on the first floor. Figure 3 shows how use of two
relatively uncommon laundry locations -the basement and the garage -varies with size of the home. Not surprisingly, builders resort to these
non-standard locations for laundry connections more often in smatter homes, where competition from alternate uses for first -floor house space
is especially strong.
In 2009, the SOC also started collecting data on water and sewer connections. Nearly 80 percent of neva single-family homes started in 2009
were connected to a public sewer system, and more than 87 percent were connected to a public water supply. Other types of water and sewer
systems (primarily individual wells and septic systems) are used more often in Custom homes (i.e.. homes built on the customer's lot whether
the customer acts as the general contractor or hires a builder) than on homes built in tracts for sale (Figure 4).
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Figure 3,
Laundry Location
By Size (Square feet)
< 1200
10.9
3.3
1200.1x99
4.9
2.3
Overall:
1 GOO -1999
5.1 In the basement: 5.5
1.6
In the garage or carport: 1.2%
S.9
2000-2399
0.3
5.3
2400.2999
M 0.7
3000-4999
4.0 ulnthebaaemant-inthogarageorcarport
0.3
4.4
5000 or more
0.0
5oarce: NAHB n0u;ations of Survey of Construction, its Consus
emvau. sngk.f,lnilp wMs startea m 20e9.
In 2009, the SOC also started collecting data on water and sewer connections. Nearly 80 percent of neva single-family homes started in 2009
were connected to a public sewer system, and more than 87 percent were connected to a public water supply. Other types of water and sewer
systems (primarily individual wells and septic systems) are used more often in Custom homes (i.e.. homes built on the customer's lot whether
the customer acts as the general contractor or hires a builder) than on homes built in tracts for sale (Figure 4).
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NAHB: Characteristics of Single -Family Homes Started in 2009
Built for SaielSold
Contractor -built
Owncr•built
Figure 4. Sewer System and Water Supply
by Sale Category
92.5
96.8
52.3
69.0
Overall:
Public Sewers: 79.5%
Public water supply: 87.8%
38.2
61.3
s Public sewers (including community or shared sewagelseptie system)
Public water linctudinq community or shared water supp"eq)
Source: NAHB tabulabans of Survey of COO60-600, US Conn¢c Bum— 51n'-famky unt sM Od,,2009
Page 5 of 7
Other data collected by the SOC for the first time in 2009 include additional information on the legal structure of communities in which the
single-family homes are being built. Prior to 2009, the SOC collected information about condominiums, but legal community organizations also
exist under different names, such as homeowner's association. The functions of these associations may be quite varied and include any
combination of fee collection, restrictions on property use, and access to shared facilities.
Over 47 percent of the new single-family homes started in 2009 were in communities governed by a homeowner's or other type of community
association, but there was a distinct geographic pattern to this phenomenon. It was most common for new homes to be built in association.
governed communities in the Mountain and South Atlantic census divisions (Figure 5).
Figure 5. Share of Homes in a Community or
Home Owners Association by Census Division
69.9
Overall: 62.5
47.610
50.5
44.1
39.6 39,9
29.7
24.$
16.9
New Middle East North West North South East South West South Mountain Pacific
England Atlantic Central Central Atlantic Central Central
Source' NAHB b.ha .sof Survey a Conneucti.o. Use-- Burmu, sFngta•Family unit starttM in ?009.
Some associations are set up partly in order to control the age of eligible residents. According to Fair Housing law, it is possible to legally
restrict the age, of occupants in a new development under one of three sets of conditions. In a single-family development, the set of age -
restricting conditions most likely to be used require that the community be able to demonstrate an intent to provide housing for persons age
55 or older, and that at feast 60 percent of the occupied housing units in the community contain at least one occupant of this age.
Reasons a developer may choose to establish an age restricted community include relief from school or other impact fees, reluctance of local
jurisdictions to approve other types of projects, and guaranteeing that a community with amenities that may attract older residents is not the
target of Fair Housing litigation.
I Overall, 2 percent of single-family homes started in 2009 were in age -restricted communities, but this is another phenomenon that exhibits a
! 4 clear geographic pattern. Age restriction was most common in new single-family construction on the east coast in 2009, in either the Middle
SAtlantic or South Atlantic census divisions (Figure 6).
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NAHB: Characteristics of Single -Family Homes Started in 2009
Figure 6. Share of New Homes in Age Restricted
Communites by Census Division
6.3
Overall: 2.0
3.6
1.9
1.5 1.4
0.9 1.0 1.0
■ MIN
New Middle East North West North South East South Weft South Mountain Pacific
England Atlantic Central Central Atlantic Central Central
Sourcu: tuwa tabuf.IW n. d Survey W CunsuucUun, US Cen— B.—, Single -Family units surtod m 2009.
Page 6 of 7
Another tendency evident in the data is the scarcity of age restricted single-family housing at the extremes of the price distribution. In the
2009 SOC sample, none of the new single-family homes priced below $100,000 or above $1,000,000 were started in age -restricted
developments. This doesn't mean that precisely zero age -restricted homes were started in these price ranges, but that age -restriction is rare
enough at these prices to make detecting it difficult with a sample the size of the SOC. In general, age restriction was most common for
single-family homes priced between $250,000 and $500,000 (Figure 7).
Figure 7. Share of New Homes in Age Restricted
Communites by Sale Price (in thousands of $)
6.3
Overall: 2.0%, 4.2
2.2
1.1 1.1
c $100 $100-$149 $115041199 $200.3249 $250-$499 $500-$999 $1000 or more
Source: HAHS Wb.1.tion. of Survey of Con.trucuun, US Census Bureau. Single -Family unity .W d in 2000.
More detailed tabulations of the characteristics introduced into the SOC in 2009 are available in a file that can be opened or downtoaded from
the "other resources" box that appears at the top of this article when viewed on NAHB's website, The downloadable file shows the new SOC
characteristics for single-family homes started in 2009 broken down by construction method (site -built, modular, or panelized), census
division, house size, sales category (for -sale, contractor- or owner -built), metropolitan and age -restricted status, and sales price.
[1] http://wvvw.census.gov/const/www/charindex.htmt#singlecomplete
[2] http://www.census.gov/const/www/surveyofconstructionmicrodatafile_cust.pdf
[3] Although the SOC collects data on multifamily as well as single-family construction, the public use data set c <cludes multifamily structures
due to confidentiality concerns (it can be relatively easy to identify a specific multifamily property from its basic characteristics, which would
violate Census disclosure rules).
[4] For NAHB's basic forecast of housing starts beyond 2009, see http://www.nahb.org/fiteUpload_detaits.aspx?contentlD=75231. More
detailed information, including forecasts of housing activity by state and metro area is available to subscribers of HousingEconomics.com.
[5] For information on the share of first-time buyers in the market, see the September Special Study on "Characteristics of New and First -Time
Home Buyers"
[6] This is about half the percentage you would expect if decks and patios were independent of each other, rather than functioning as
substitutes, based on the numbers shown in Table 1.
For more information about this item, please contact Paul Emrath at 800-368-5242 x8449 or via a -mail at pemrath@nahb.org,
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NAHB: Characteristics of Single -Family Homes Started in 2009 Page 7 of 7
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