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Planning Commission Agenda 05-03-2005 . . . AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION TUESDAY , MAY 3RD, 2005 6:00 P.M Commissioners: Dick Frie, Rod Dragsten, Lloyd }-Iilgart, William Spartz, and Sandy Suchy Council Liaison: Glen posusta S tafI: Jeff O'Neill, Fred Patch, Steve Grittman - NAC, and Angela Schumann 1. Call to order. 2. Approval ofthe minutes ofthe regular Planning Commission meeting held Tuesday, April 5th, 2005. 3. Consideration of adding items to the agenda. 4. Citizen comments. 5. Continued Public Hearing - Amendment to Ordinance for Open and Outdoor Storage Applicant: City of Monticello 6. Continued Public I--Iearing - Consideration of a request for an amendment to Conditional l.Jse Permit allowing for the intensification of an existing drive-up convenience fast food establishment in a B~3 (Highway Business) District. Applicant: McDonald's Corporation 7. Public Hearing __ Consideration of a request for a Conditional Use Permit for Open and Outdoor Storage for the storage and rental of vehicles in a B-3 (Highway Business) District. Applicant: Enterprise Rent-a-Car 8. Public Hearing _ Consideration of a request for a Conditional Use Permit for Open and Outdoor Storage for the storage of scrap metal and similar materials associated with business use in an 1-1 (Light Industrial) District. Applicant: Integrated Recycling 9. Public Hearing __ Consideration of a request for a Conditional Use Permit for a Planned Unit for on off-site monument sign in a B-4 (Regional Business) District. Applicant: Premier Banks - Continued - . 10. Public Hearing - Consideration of a request for a Conditional Use Permit allowing for a drive-up convenience fast food establishment in a B-4 (Regional Business) District. Applicant: Arby's/RTM Restaurant Properties CUP 11. Public Hearing - Consideration of a request for a Conditional Use Permit for first-floor residential development and Preliminary Plat for a four-unit townhome development in the CCD (Central Community District). Applicant: Dennis James Custom Builders 12. Public Hearing - Consideration of a request for an amendment to a Conditional Use Permit for a Planned Unit Development allowing for modifications to R-2A standards including specification of garage placement for single-family homes. Applicant: MW Johnson Construction 13. Consideration to review a sketch plan for a detached townhome development in an PZM (Performance Zonc- Mixed) District. Applicant: Greater MN Housing Fund 14. Consideration to review for recommendation a street lighting policy. 15. Adjourn . . . . . MIN UTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION TUESDAY, APRIL 5th, 2005 6:00 P.M Commissioners in Attendance: Dick Frie, Rod Dragsten, Lloyd Hilgart, William Spartz, and Sandy Suchy Council Liaison Present: Glen Posusta Staff in Attendance: Jeff O'Neill, Fred Patch, Steve Grittman/NAC 1. The meeting was called to order by Chairman Fire at 6:05 p.m. 2. Motion was made by Rod Dragsten to approve the minutes of the Regular Planning Commission meeting held Tuesday, March 1 st, 2005, subject to modifications to page 12, item 10 noting that... .Motion seconded by approved by Lloyd lIilgart. Motion approved unanimously. 3. No items were considered for addition to the agenda; however Chairman Frie noted that items 5, 6, 7 and 11 were removed from the Agenda, and clarification of item 10, page 12 from the Tuesday, March 1 st, 2005 meeting of the Commission would be discussed as item 13B of the Agenda. The Commission asked if additional public notice would be given regarding the items to be removed from the Agenda. Planner Steve Grittman explained that an additional public notice would be provided. 4. Chairman Frie called for citizen's comments. .Jeneen Curvers residing at 6115 Wildwood Way was requesting a sign to be located in the public right-of-way providing additional protection to an autistic child residing in the neighborhood. The commission referred the sign request to the City Council through council member Posusta. No other citizen's comments were heard. 5. Consideration of a request for a Conditional Use Permit for a Concept Stage Planned Unit Development for Jefferson Commons, an 890 acre mixed-use development. Applicant: Heritage Development. Motion by Spartz, seconded by Suchy to continue this public hcaring to a future meeting of the Planning Commission. Motion approved unanimously. 6. Consideration of a request for a Simple Subdivision to create two conforming unplatted lots in a PZM (Performance Zoned-Mixed) Zoning District. Applicant: Antoinette Breiwick. Motion by Hilgart, seconded by Dragsten to continue this public hearing to a future meeting of the Planning Commission. Motion approved unanimously. 7. Consideration of an Amendment to a Conditional Use Permit for the intensification of use of a drive-through at a convenience fast food establishment. Applicant: McDonald's Corporation. Motion by Hilgard, seconded by Spartz to continue this public hearing to a future meeting of the Planning Commission. Motion approved unanimously. Planning Commission Agenda 08/03/04 8. Public Hearing - Consideration of a request for Variance from the 5 foot parking setback as required by the Monticello Zoning Ordinance to create a drive-through aisle for a convenience fast-food establishment. Applicant: Frauenshuh Companies Fred Patch presented a brief staff report and explained that the variance was consistent with prior approvals allowed for the Planned Unit Development, and was needed to allow for a tight turning radius at the drive through proximate to the intersection of Chelsea Road and State Hwy 25. Patch further explained that this is a unique circumstance due to the tight conditions of the DQ Grill and Chill site and should be considered a housekeeping matter to be consistent with prior approvals. Chairman Frie opened and closed the public hearing as no public comments were offered. Motion by Spartz, seconded by Dragsten to approve the variance allowing the west 55 feet of the drive through lane to be located within the 5 foot setback area along Chelsea Road. Motion approved unanimously. . 9. Public I-fearing - Consideration of a request for a Conditional Use Permit for a Development Stage Planned Unit Development (PUD) and Preliminary Plat for Poplar Hill, a residential subdivision consisting of 228 single family units, 180 townhome units and 300 apartment units; and a request for Rezone from A-O (Agriculture-Open Space) to R-IA, R-l and R-2A (Single- family Residential), R-3 (Medium Density Residential), B-3, Highway Business and PZR (Performance Zone-Residential). Applicant: Insignia Development. City Planner Steve Grittman presented a staff report to the Commisison describing the request by Insignia Development to allow a Development Stage PUD and preliminary plat for a mixed- use development to be known as Poplar Hill. The subject site is 230 acres in area and is located south of 90th Street Northeast and west of the Groveland Development. The project includes a . request for rezoning from its current A-O, Agricultural-Open Space designation, to a mix ofR- 1, R- I A, R-2A, R-3, and PZR zoning. Grittman's report included planning staff s analysis, review, and recommendations regarding the revised plans dated March 14,2005. Grittman noted that proposed zoning and development appears to be consistent with the Comprchensive Land Use Plan, and that the proposed zoning designations arc consistent with adjoining land uses to the south. Grittman noted that a separate review will be required for development in that portion of land located in the northern part of the plat proposed for future development. Grittman referred to all conditions described by the staff report which should be referred to for a complete description of Grittman' s presentation. A presentation was made by David Atkins, representing Insignia Development. lIe also introduced Jeff Troy and another representative of Insignia. Within the presentation, Atkins stated that Insignia has reduced the number of apartments to a total of 200 units, in four buildings with 25 units each, representing that the apartments would have underground parking, a pool, clubhouse, and common green space. Chairman Frie opened the public hearing. Dennis Jordan, residing at 3214 - 90th Street NE was recognized and spoke to his concerns . ~ Planning Commission Agenda 08/03/04 . relating to: I. high density commercial development along 90th Street NE rather than low density residential that would be compatible to neighboring residential development; 2. traffic increases on 90th Street NE that would be caused by this development; 3. possible widening of 90th Street NE, expressing that no right of way should be taken form the north side of 90th St. NE; 4. inappropriate and unlawful commercial uses on the Schluender land including auto storage, a storage building absence of required screening, vines, trees, etc. 5. proposed commercial zoning that is incompatible with existing land uses given that there is no need to provide commercial or industrial uses in this area. . Dan Lcmm, residing at 113 Cameron Avenue NE was recognized and expressed that he was concerned with what the goals of the City may be. He stated that the City should be against further development of townhomes, noting that the proposed development is 20% single family and 80% apartments and townhomes. He stated that the City's vision ofprohibiting further development oftownhomes should become a reality and that this and other new developments are only providing economic advantage for developers. In response to Lind's concerns, Chairman Frie questioned the 80:20 ratio of multi-family to single family residential. Grittman stated that the ratio prescribed by the Comprehensive Plan ofthe City is 25% multifamilyltownhome to 75% single family residential. He stated that there is an overall density os 2.6 units per acre density. Dennis Jordan asked when the Long Range Land Use Plan had been adopted into the City Comprehensive Plan. Grittman stated 1998 or 1999. Jordan asked if the Township had been consulted with regard to the project. Jeremy Russert, residing at 8975 Prescott Drive was recognized and spoke to the buiTering needed between proposed commercial uses and the Groveland residential development. Insignia representatives indicated that they would likely grade to the property line and that the bcrm that presently abuts the Groveland development is entirely on the property to bc developed by Insignia. The berm was to be partially removed for drainage purposes. Russert requested that the Commission require the developer to maintain a strong landscaping bufTer and maintain the berm. . Kim Garber, residing at 2566 90th Street NE was recognized and questioned as to why their residence was not provided with public notice of this development. O'Neill explained that even though the City must notice within 300 feet of the property subject to development, the City chose to extend notice to much farther into the surrounding area. Garber expressed that notice should extend farther out into the Township and that the industrial and excavating uses that presently are upon the property are dangerous and the traffic from the proposed development may make the area even more dangerous. Garber also expressed concern with regard to debris that may be buried on the development property, then inquired as to how the City is supporting the commercial development of downtown and stated that she concurs with Jordan. :1 Planning Commission Agenda 08/03/04 Sharon Mayer residing at 3191 90th Street NE was recognized and expressed concern for school bus safety on 90th St. NE in the event the development is approved. . Chairman Frie closed the public hearing. Councilor Posusta stated that the curve on 90th St. NE would become an intersection upon construction of Chelsea Road into the new industrial park. Hilgard stated that he would approve the development as long as the density did not exceed 3 lots per acre and if the apartments were excluded from the first phase of the development. He took no issue with the R-IA zoning. Dragsten asked if the roads would be private or public. Insignia reported that roads would be public and private. Dragsten asked about landscaping that may be along School Boulevard. Grittman stated that landscaping of School Boulevard would bc planned to include diversity in plantings. Dragsten asked if there would be a homeowners association, said that he was concerned with traffic and asked if the trail plan had been completed for the development. Insignia and Grittman responded to the affirmative to all questions. Dragstcn asked if the 20 acres of Schluender's commerciallindustrial use would be in the 1 st phase of the development. O'Neill stated that it would be included in the I st phase according to the presented Insignia plan. Dragsten stated that the covenants do not appear to match the zoning ordinance standards. Insignia stated that he covenants were only in draft form and would be . made to match or exceed ordinances. Dragsten said that he would like to see the number of multifamily and townhouses lowered. Insignia confirmed that there would be no more than 200 apartment units, all of which would have underground parking to meet the PZR minimum lot area requirements. Frie suggested that a stipulation to approval of the apartments may be widening and reconstruction of 90th Street. Spartz asked if the swimming pool in the association area would be private or public. Insignia reported that the pool would be private. Spartz also asked if all R-2A dwellings would be constructed with double garages. Insigia confirmed that all would have two car garages. Suchy was concerned that the R-IA and commercial areas including the apartments were too close together. Insignia said that they would be providing extensive landscaping and buffer yards. Suchy also asked who is responsible and what is the time line for Schlucndcr to cease their industrial and excavating business. Insignia said that there is no timeline; however, they would likely remain until Phase 4 of the development. O'Neill stated that the unlawful nonconformities must be "peeled away" from Schluender's business as part of the development agreement and prior to issuance of any grading permit to begin development. Suchy also asked who would bc responsible for roadway median landscaping and maintenance. Insignia said that those portions that become part of the public right-of-way, would be maintained by the City. The balance would be maintained by the Horne Owner's . Association. ij. . . . Planning Commission Agenda 08/03/04 Frie examined each of the conditions of approval considered by Exhibit "Z". He expressed concern with regard to the depth and fencing of swimming pools. Frie asked if the Parks Commission had considered the parks. O'Neill said that the Parks Commission wants substantial investment in the parks up front, with the baseball and other athletic fields constructed first. In response to Frie, O'Neill explained that covenants would be incorporated into the Development. Frie asked Grittman if the project could be made ready for Development Stage PUD review with the incorporation of items 24 and 25 into Exhibit Z. Condition 24 would be that 90th Street musts be redesigned and built to a urban roadway section when the Insignia development is 3m-;) developed; and, Condition 25 would be the current non-conforming conditions of the Schluender businesscs and uses must bc addrcssed and corrected with this Planned Unit Development and plat. Grittman agreed. Fire also asked if the covenants and declaration would be incorporated into the conditions of the PUD according to Exhibit Z, item 22. Grittman said yes. Posusta reassured that as the value of the land goes up, Schluender would sell and cease their excavating business. He asked if the proposed open and outdoor storage ordinance changes would affect Schluender's business. He also expressed that he believes that the 50 acre park in the Insignia development area 011sets the apartment development within the project. Patch stated that he is concerned that ifthe development pattern of Monticello continues to be by Planned Unit Development with special conditions for each PUD, then enforcement of those PUD requirements will become a heavy burden on the City and city staff. Suchy said that she would prefer to see parking as demonstrated rather than built and not used. She questioned the number proposed and felt that 100 stalls must be enough. Posusta . agreed. Chairman Frie called for a motion. Motion was made by Hilgart and seconded by Spartz to recommend approval of the rezoning from A-O to a mix ofR-IA, R-l, R-2A, R-3, and PZR, as proposed in the preliminary plat dated March 14, 2005, as amended by Insignia Development to provide no more than two hundred apartment units and as otherwise amended to date by Insignia Development, based on a finding that the proposed zoning would reflect the intent of the City's Comprehensive Plan. Motion approved unanimously. Motion was made by Dragsten and seconded by Hilgart to recommend approval of the development stage pun based on a finding that the proposed PUD is consistent with the goals of the Comprehensive Plan, subject to the applicable conditions of Exhibit Z and adding conditions: /j Planning Commission Agenda 08/03/04 24. 90th Street must be redesigned and built to an urban roadway section when the Insignia development is 30% developed; and, . 25. The current non-conforming conditions of the Schluender businesses and uses must be addressed and corrected with this Planned Unit Development and plat. Motion approved unanimously. Motion by Spartz, seconded by Hilgart to recommend approval ofthc preliminary plat based on a finding that the plat meets the requirements of the Zoning Ordinance, subject to the applicable conditions listed in Exhibit Z with the two additions [see above 1- Motion approved unanimously. 10. Public Hearing - Consideration of a request for an amendment to Conditional Use Permit for a Development Stage Planned {Jnit Development (PUD) for the R-IA zoned potion of the plat of Spirit Hills. City Planner Steve Grittman presented a staff report in summary. Maplewood Development is seeking an amendment to their PUD that would permit revisions in the R-IA lot requirements for the single family portion of their project. Steve noted that the City has . revised, by PUD, its R-IA standards for hoth of the previous two R-IA projects - Hillside Farms and Carlisle Village. The primary issue raised by the developers is that the 1,400 square feet foundation requirement for two-story houses is too large for builders in the current market. Steve noted that the R-I A zoning was not designed with the "current market" in mind and reiterated the Spirit Hills requests to: 1. Reduce the front setbacks to 30 feet, from a 35 foot average. 2. Reduce the total side setback area to 15 feet from the current 21 feet. 3. Reduce 2 story foundation size from 1,400 square feet to 1,200 square feet. 4. Reduce garage size from 700 square feet to 660 square feet. 5. Change landscaping requirement to two deciduous and one conifer, plus sod (from two trees in the boulevard per street frontage). With regard to item 1., thc ordinance currently allows some 30 foot setbacks. The averaging was inserted to grant flexibility and encourage a variation in setback, rather than a regimented 30 feet as in typical single family subdivisions. With regard to item 2., the purpose of the increased side sethacks is to require some spaciousness between homes, rather than allow a more cramped building separation. 'rhe applicants have the option of increasing lot width if they are concerned that their houses will . (j . . . not fit on a 90 foot wide lot. Planning Commission Agenda 08/03/04 With regard to item 3., this reduction has been allowed by PUD in the othcr two R-1A subdivisions previously. The City has the discretion in a PUD to follow these previous decisions, or find that this particular project should be held to a different standard. With regard to item 4.,660 square feet would accommodate a minimum 3 car garage dimension. Staff believes that the R-lA was not designed to accommodate minimum dimensions. With regard to item 5., staff believes that the current landscaping standards have been reasonable, and that creating different standards for each project leads to confusion and difficulty with enforcement and monitoring. The applicant is encouraged to apply the proposed standards to their project. Chairman Frie asked if split entry homes were prohibited within the R-1 A District. Grittman indicated that split entries were limited in Carlisle Village only under thew terms of the PUD. Chairman Frie opened the public hearing, recognizing Renee McCullough. She spoke in opposition to any reductions in the R-l A standards as related to size of homes. She also expressed concerns relating to traffic safety on Fenning A venue, with specific concern for pedestrians. She felt that a traffic study is needed on Fenning. McCullough expressed that there were too many townhomes. O'Neill reviewed roadway upgrades being planned for Fenning. Dean Parker, residing at 6102 Wildwood Way spoke against changes to the R-1A standards, wants "step-up" large home lots. Jeane Curvers residing at 6115 Wildwood Way expressed concerns regarding tree preservation along the south property line. Mario Cucherella of Maplewood Development explained that some tree loss was required in order to accomplish walk-out lots on the south edge of the development site. Michelle Parker, residing at 6102 Wildwood Way spoke against changing the R-1A standards and the City acquiescing to developers. Michael Gross, residing on Wildwood Way encouraged the Commission to consider site access carefiJlly, expressing traffic concerns on Fenning. Chairman Fire closed the public hearing. Suchy was concerned with changes proposed to R-l A standards and stated that changes are unwarranted and asked the developer what has changed from the original approval. 7 Planning Commission Agenda 08/03/04 . Cucherella responded with an explanation relating to reductions in front yard setbacks to allow for rear yard pools and ball courts. He also said that a gas line easement interferes with the buildable area of some lots. Spartz asked the developer as to why these changes were not brought to the Commission earlier. The developer said that they were focusing on townhome development earlier and did not have the need to address the R~IA area at that time. Drageten was not in favor of typical split entry homes in the R-1A district but said that setback adjustments may be allowable if the homes built are extraordinarily attractive. Hilgart said that the final development standards determined for Carlisle Village should be applied to Maplewood. Posusta spoke in favor of reducing the ground floor area to 1,200 square feet only for two- story homes. Chairman Frie summarized the discussions of the Commission, and recognized Dale Gobermiller, residing at 6100 Wildwood Way. Mr. Gobermiller said that Monticello has a "ton of starter homes" and that the City should maintain existing home size standards. Mario Cucherella requested that the preliminary plat be extended and referred to the City Council. . Chairman Frie closed the public hearing. Motion was made by Suchy to deny the changes, based on a finding that the R-1 A regulations were established to preserve high amenity lands for housing styles that provide significant move~up opportunities to the Monticello housing market, with the understanding that there may be a limited market for such housing at the current time. Motion died for lack of a second. Motion was made by Spartz and seconded by Hilgart to recommend approval of changes numbered: 1. Reduce the front setbacks to 30 feet, from a 35 foot average. 2. Reduce the total side setback area to 15 feet from the current 21 feet. 3. Reduce 2 story foundation size from 1,400 square feet to 1,200 square feet, also to provide the same development standards as in Carlisle Village to not allow split entry house styles, based on a finding that the current standards are generally appropriate, however, some modification are necessary to ensure that the purpose of the Spirit Hills pun is realized. Motion approved 4 to 1, with Suchy opposed. . ~ . . . Planning Commission Agenda 08/03/04 11. Public Hearing - Consideration of a request to amend the City of Monticello Zoning Ordinance, relating to the regulation of Open and Outdoor Storage was continued to the Planning Commission meeting in May. 12. Public Hearing - Consideration of an amendment to the Zoning Ordinance regulating relocation of lawful non-conforming billboard signs. Applicant: City of Monticello Chairman Frie opened and closed the public hearing after hearing an explanation of the major points from the staff report. Dragsten asked who will move the signs. Staff said that the City has a responsibility to provide for the relocation of uses displaced by the new public use and that it is likely that the owner Lamar Advertising would move the signs. Motion was madc by Dragsten and seconded by Spartz to recommend approval of the proposed ordinance amendment, based on a finding that the ordinance provides for a reasonable alternative to the economic impacts of immediate removal in cases ofpubJic acquisition. Motion approved unanimously. 13. There was a brief discussion relating to the Planning Commission and Council taking a tour of neighboring communities to review development. 13B. A brief discussion clarified the opinion of the Planning Commission that in the R-IA district, a "Split Entry" home is a home with a small split foyer from which one must either walk up a stairway or walk down a stairway to living areas ofthe home. 14. Motion was made by Dragsten and seconded by Spartz to Adjourn () . . . Planning Commission Agenda 05103/05 5. REFERENCE AND BACKGROUND The City has been working on an amendment to the regulation of outdoor storage. A task force was established that included several property owners in the industrial park, as well as City officials. The attached ordinance draft is the outcome of that work. This memo is intended to summarize comments of the Task Force from its joint meeting in January, and present an ordinance rct1ccting their discussion. The City has three industrial districts - 1-2, Heavy Industrial; 1-1, Light Industrial; and 1- lA, Light Industrial. The 1-2 District is intended to provide for those industrial activities that may need the most separation from other types of land uses or public exposure. The I-IA District is at the other end of the scale, with special requirements for building materials as well as additional requirements for site planning. The 1-1 District sits in between the two, with the lower intensity uses hut without the extra building and site standards. Although the discussion at the Task Force meeting was more general in nature, there was some acknowledgement that the different districts justified differential treatment of outdoor storage. The draft ordinance utilized a frarnework for a new ordinance addressing this issue which addresses the differences in the purposes for each industrial district. The proposed regulations are relaxed for the 1-2 District, including an allowance of outdoor storage as a permitted accessory use, avoiding the requirement for a CUP review. For the I-I District, the regulations are relaxed in terms of interior sethacks, but a maximum of 50% of lot area has been suggested for this District. For the I-I A District, the regulations are much more strict including a limitation of 20% of the building size. This regulation is intended to allow limited storage (such as that recently approved for Twin City Die Casting), but focuses on the 1~ IA District's objective of a higher standard for building design and site planning. ALTERNATIVE ACTIONS Decision 1: Zoning Amendment regulating open and outdoor storage. 1. Motion to recommend approval of the amendment, based on a finding that the amendment better reflects the City's industrial zoning needs, and economic development philosophy. Planning Commission Agenda 05/03/05 2. Motion to recommend denial of the amendment, based on a finding that the proposed amendment is inconsistent with the City's industrial development needs. STAFF RECOMMENDATION Staff recommends adoption of the ordinance, based on the recommendation of the Task Force. SUPPORTING DATA Exhibit A: Exhibit B: Proposed Ordinance Public Comment Letter 2 . . . . . . SA CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA ORDINANCE NO. 2005- AN ORDINANCE AMENDING ORDINANCE SECTION 2-2 OF THE ZONING ORDINANCE RELATED TO OUT DOOR STORAGE WITHIN THE CITY OF MONTICEllO THE CITY COUNCil OF THE CITY OF MONTICEllO, MINNESOTA ORDAINS: Section 1. Section 2-2 Definitions of Title 10 Zoning Ordinance-City of Monticello is hereby amended to include the following definition related to Outdoor Storage: Outdoor Storage: The keep of materials or equipment on a parcel of land for the purpose of transporting, using or employing such materials or equipment at a future date at another location, either on- or off-site. The keeping of motorized vehicles that are not licensed for operation on the public roadways, or other equipment that is not capable of self-powered movement (such as trailers), shall be included in this definition. Section 2. Section 3-11 B OUTDOOR STORAGE, shall hereby be inserted into the Zoning Ordinance as follows: [A] The following activities shall not be considered outdoor storage for the purposes of these regulations: a. Parking of passenger vehicles and light trucks, parked in compliance with the City of Monticello zoning regulations. b. Parking of company vehicles, including trucks, vans, and other similar vehicles, with the exception of semi-truck rigs which shall be subject to separate regulations. c. Semi-truck tractors and tractor-trailer rigs (not including detached trailers), when such tractors and tractor-trailer rigs are parked in the rear yard. d. Semi-truck trailers located in designated loading docks, or otherwise in the active process of loading or unloading, for a period of not more than 72 hours. . . . e. Trash handling equipment, provided such equipment is located within an enclosure in compliance with the City of Monticello zoning regulations. [B] The following table details the processing requirements within the 1-1A, I_ 1, 1-2 District: DISTRICT 1-1 A 1-1 1~2 Processing CUP for accessory CUP for accessory Permitted as an Requirements use use accessory use Front Setback Rear line of building Front Building Front Building Setback Setback Side Setback Equal to building Zero feet setback Zero feet setback requirement permitted in rear permitted in rear and side yard and side yard behind building behind building Rear Setback Equal to setback Zero feet setback Zero feet setback requirement permitted in rear permitted in rear and side yard and side yard behind building behind building Area Limitation 20% of building floor 50% of lot area, No limitation as an area, maximum maximum accessory use Screening from 100% screen via 100% screen via 100% screen via Street and landscaping and landscaping and landscaping and Residential Uses decorative fencing decorative fencing decorative fencing required required required Screening from 100% screen via No screening No screening Industrial Uses landscaping and required jf abutting required if abutting decorative fencing 1-1 or 1-2 building 1-1 or 1-2 building required Occupation of Not permitted Permitted, with Permitted, with drainage and utility acknowledgement acknowledgement easements of restoration of restoration requirements re~uirements . . . Section 3. Enactment. This ordinance shall be in full force and effect upon its passage and publication. ADOPTED this ATTEST: By: day of 2005. CITY OF MONTICELLO By: Clint Herbst, Mayor Rick Wolfsteller, City Administrator TO: 2954404 P:l/l .sf;> JME OF MONTICELLO, INC. ALEXANDRIA CONCRETE CO. WADENA READY-MIX CONCRETE PRODUCTS OF NEW LONDON, INC. CONCRETE OF MORRIS, INC. Roll-Off Containers · Demolition · Aggregate Hauling · Snow Removal Ready Mix Concrete · Concrete Block · Retaining Wall Block · Cement Hauling ApI; 1 15.2005 Jeff O'Neill Assistal,lt City Administrator/Community Development Director 505 Walnut Street, Suite I Monticello, MN 55362 Dear Jeff: First I would like to thank you and City staff for your efforts in working with the business community to come to a mutual agreement regarding open and outdoor storage. . I do have one major area of concern regaTding fencing and/or screening. As you recall there has been much discussion on this coming from the business community. In my view it would be appropriate 10 amend the screening ordinance so that it may be 10 or 15 feet high to provide the proper screening that you are looking for; otherwise we are still being faced with the problem we currently have regarding storage that is piled higher than the six foot fence. I would very much appreciate a response prior to the May meeting of the planning commission. ~~ . 1ME OF MONTlCEL.LO. INC. 1401 Fallon AvonuA Monliwllo. MN 5G3S2 Phone . (763) 2!lG.312.2 Fax . (7a:~) 295-8755 ALEXANDRIA CONCRETE CO. 901 4th Avenue AltI/(i!Indria, MN 56308 f'hOIlEl - (320) 763-4600 Fax . (320) 760-4676 WADENA READY.MIX 1.15 5th Street SE Wadena, MN 58482 Phono - (218) 631-1558 Fax . (218) 631.1080 CONCRETE PRODUCTS OF NEW LONDON, INC. 175..';0 Hwy. 23 N.E. New London, MN 56273 Phons - (320) 354-2311 fax - 13<0\ 354-2d77 CONCRETE OF MORRIS, INC. 1200 Pacific Avenue MOrris. MN 56267 Phone . (320) 589.3700 Fa/( . 13Z0) 589-4339 . . . Planning Commission Agenda - 05/03/05 6. Public Hearin2:: Consideration of a request for a Conditional Use Permit to allow a second drive-thm. Applicant: McDonald's. (NAC) REFERENCE AND BACKGROUND McDonald's restaurant, located at 100 Oakwood Drive is requesting an amendment to their previously approved Conditional Use Permit to allow a second drive-thm board and stacking aisle. The subject site is zoned B-3, Business Highway District, which allows drive-thm and convenience good establishments with a CUP. The applicant is proposing to add a second menu board and LED speaker stand for an additional drive-thm lane and relocate the existing menu board and LED speaker stand along the northeast corner of the building. The applicant is also proposing to add a landscaped island which would separate the two stacking lanes for the separate ordering areas, whence the two lanes would merge to form one line to continue through to the pay and pick-up window(s). Comprehensive Plan. The Comprehensive Plan designates this area for future commercial uses, consistent with the proposed CUP amendment. Zoning. The subject site is zoned B-3, Highway Business District, which allows f()J" drive-in convenience food establishments as a CUP. Performance Standards. As a conditional use. the proposed amendment is expected to mcct the general standards of the B-3 District as well as a list of more explicit requirements specific to the use, as described in Chapter 13, Section 4[A] of the City's Zoning Ordinance. The following is a description of the requirements and thc proposed amendment's compliance along with some general site design comments, followed by a list of the more in-depth requirements specific to the use and the associated findings. S'etbacks: The proposed amendment to the CUP will still meet the B-3 setback requi rements. Parking The CUP amendment is not proposed to alter any ofthc cxisting parking in terms of the addition or subtraction of parking spaces. Access/Circulation: As the proposed CUP amendment calls f()r a second drive-thm lane, access and circulation within the parking areas will be affected. StaiT has concerns with the proposed location f()r the second drive-thm menu board and spcaker stand because it will interfere with the access between the main and secondary parking lots for McDonald's and the access between the McDonald's parking lot and the Super America gas station parking lot to the east of the site. As proposed, the plan presents several issues with the resulting traffic flow of the parking areas and the location and spacing allowance of the stacking lanes. The first Planning Commission Agenda - 05/03/05 issue with regards to the traffic flow of the parking lot is that the proposed location of the 2nd drive-thm stacking lane would be likely be conflicting with traffic using the to . two adjacent access points within the parking lot. Problems would arise when vehicles are trying to enter and exit the parking lot as well as join the queue in the 2nd drive-thm lane. As proposed, there is not enough space between the exiting accesses in the parking lot and the stacking area for the second drive-thru lane. StafT suggests that the proposed landscaped island be enlarged to extend approximately 10 feet to the east and 60 feet to the southeast, parallel to the southeast property line and parking aisle. The enlargement of this island would deter vehicles who are located in the first drive-thm lane to swing around to the second drive-thm lane at an angle and point in the parking lot that would cause traffic issues. The widening of the parking island would encourage vehicles to use the alternate access to the restaurant located to the east, beyond the Super America, thus forming a line for the second drive-thru in an east-west direction, perpendicular to the existing drive- thm lane. The extension and widening of the island would still provide enough space for vehicles to exit the parking spaces along the southeast property line and encourage them to exit out of the alternate access point to the east of the adjacent Super America gas station. Additionally, directional arrows/signs and striping should be added to establish the second drive-thru lane as well as to direct vehicles to the alternate exit to the east of the restaurant. . Landscaping. The applicant proposes to add a landscaped island with the proposed CUP amendment in order to accommodate the additional menu board and speaker stand as well as to provide spacing and separation between the first and second drive- thm lanes. A landscape plan has not been submitted. As a condition of approval, a landscape plan must be provided which details the proposed plantings for the new island. Lighting. The applicant is not proposing to alter the existing lighting. Signage. The applicant has submitted a detailed signage plan for staff review, showing the proposed location of the second menu board and speaker stand. The proposed menu board will be identical to the existing menu board and will measure 8.2 feet wide by 6.8 feet high. The proposed LED customer order display/speaker stand is approximately 4.4 feet high by 2.1 feet at its widest point, for an overall square footage of 4.6 square feet. The applicant is not proposing to add any additional signs for advertising, only for information and directional purposes. . 2 Planning Commission Agenda - 05/03/05 AL TERNA TIVE ACTIONS - - Decision 1: Amendment to Conditional Use Permit to allow a second drive-thm. 1. Motion to approve the request for CUP amendment, subject to the conditions listed in Exhibit Z, based on a finding that the use is appropriate for the zoning district and the proposed site. 2. Motion to deny the request for a CUP amendment based on a linding that the request does not meet the conditions for granting a CUP amendment. 3. Motion to table the request, subject to submission of additional information. STAFF RECOMMENDATION Staff recommends approval of the CUP amendment, subject to the conditions listed in Exhibit Z. If the necessary modifications to the site plan are made, the plan will comply with the general intent of the Conditional Use provisions of the B-3 District. . SlJPPORTING DATA Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit Z: Addendum To Staff Rep0l1 Site Location Map Existing Conditions Site Plan Applicant Narrative Sign Illustrations Conditions of Approval . .., -) Planning Commission Agenda - 05/03/05 Exhibit Z CUP Amendment Conditions of Approval- McDonald's 1. The site plan must be revised to show an enlarged, landscaped island which better accommodates the second drive-thru queue, encouraging the vehicles to line up perpendicular to the first drive-thm l<me and use the alternate entrance to the east of the restaurant, subject to Staff approval. 2. The applicant must submit a detailed landscape plan for the proposed parking lot island, as well as additional landscaping on existing parking Jot islands, subject to Staff approval. 3. Recommendations of other City Staf1~ Planning Commission and/or City Council. 4 . . . - , . .....;.,,1' &A NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Orson Memorial Highway, Suite 202, Golclen Valley, MN 55422 Telephone: 763231.2555 Facsimile: 763.231,2561 plannersc,<.'nacplanning.com MEMORANDUM TO: Monticello Planning Commission FROM: Stephen Grittman DATE: April 29, 2005 RE: Monticello - McDonalds' CUP Amendment Report Addendum NAC FILE: 191.07 - 05.19 BackQround McDonald's has submitted a revised site plan for it's proposed redesign of its drive- through facility. In a meeting with staff, it was explained that the purpose of the amendment was to provide the ability to move more cars through the ordering process more quickly, not to accommodate future changes to the access drive as staff had speculated. The revised plan has narrowed the island that will contain a separate order board. With this change, the traffic pattern does not conflict with circulation or parking in the existing lot, but permits the stacking of about 5 more vehicles in the same space. In addition, the applicant has added an additional landscaped planting bed in the area of the drive- through lane in accordance with the original staff report. Finally, the applicant agreed to review the lighting in the parking lot, and make adjustments to the light sources and direction to minimize glare from the existing lighting fixtures. Summary and Recommendation With these changes, planning staff recommends approval of the CUP as requested, based on a finding that the changes are consistent with the City's zoning ordinance requirements, and should help to avoid congestion by adding capacity to the stacking spaces serving the drive-through window. {{)E? . C I. 1'('; ~, . ~ELLBERG'S MOB . HOME ILE .: .. ,P~RK (EAST> ..C', ~,.... .E.85th STREET . I I~ ~~ ~~~-~ " 1.. .t( ........ 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I ~I ~ :t r:: 1...\ " 11' lrl g ~<J) !ii~ z ~ G --' --' ~el (;1=' z G :::; i "~ \ ~~~~~ ~ LANDFORl\1 (O~ MINNEAPOI.IS' PHCltNIX March 9,2005 Angela Schumann City of Monticello-Planning 505 Walnut Street Suite 1 Monticello, MN 55362 RE: McDonald's located at 100 Oakwood Drive Dear Ms. Schuman: Landform, on behalf of the applicant, McDonald's Corporation, is pleased to submit this application for a Conditional Use Permit (CUP) Amendment for a McDonald's Restaurant located at 100 Oakwood Drive (southeast quadrant of the intersection of Highway 94 and Minnesota Highway 25). The CUP amendment request is to allow an ':~__'_ expansion of the existing drive-thru to allow a side~by-side drive-thru. CUP Amendment (Side by Side Drive-thru) We request approval of the conditional use permit amendment, based on the finding that the request to allow a side-by side drive thru complies with the conditional use permit standards outlined in the Zoning Ordinance. Specifically: 1. Relationship to municipal comprehensive plan. The comprehensive plan designates this property as Highway Business, which anticipates commercial uses such as the restaurant with drive~thru. The adjacent streets are planned to accommodate the traffic from these types of uses and restaurant is located in compliance with the comprehensive plan. 2. The geographical area involved. ~- The site is located at the southeast corner of Interstate 94 and Minnesota Highway 25, This area is guided and zoned for commercial uses. The expansion of the drive-thru as proposed is consistent with both the guiding and zoning. Furthermore, the existing site configuration and access are more than adequate to accommodate the proposed change. The site plan improvements will not reduce the parking Oil site and will maintain adequate drive aisle widths for circulation. 6:1(1 n\.\TLL'H l\!()I~'lH fHJ1I..!)lhIC ~\1n rIR~~;'l A\!l..'Nur h!Ornl: I\~thl!\ll/.\l'\()llt), I\'II\! h~"'i~(I::, OITICL: 6.1 :'.1.2\~I~:.g(n(1 l'A~;: c') :;'\.;:::~r):!,~;(l'i I wWW,I':'1I1C)loI'1'l'l.nt.\ -~.:.\ll!L~:I:;:tt4.t~"",[ 1'.'''""___[ill!V'__lllrmll ,- i,: \"}'::,~ :.',,",,:, " I'''i'''' ., ,I" ; "':<';',\~<, }l;;".I4-CoIUmnW:, lloi,) Width: 97~/'SI.""'." 'Ii,;" , Height: 63'1:"".."",.,..,.""",'""."""", " :;, HekJh._...."'_on: at"'" ,it"' " ,,', ",' ",',',' ": ',>,,:', ,""',: ,iii Pre-Sell .bM ,,' 'I Width: 241Vtt' (.i:::::~~ =-~..F....ici.mon: 81'''- . . . Planning Commission Agenda - 05103/05 7. Public Hearine: Consideration of a reQuest fora Conditional Use Permit for Open and Outdoor Storaee in a B-3 Zonine District. Applicant: Enterprise Rent-a-Car. (NAC) REFERENCE AND BACKGROUND Enterprise Rent-a-Car is seeking a Conditional Usc Permit to utilize 4 of the 8 otf- street parking spaces at 217 Sandberg Road for storage of rental vehicles. Enterprise would occupy a portion of the building for its office spacc. Open and Outdoor Storage in the B-3 District may be allowed under thc following regulations: 1. The area is [enced and screened from view of neighboring residential uses or if abutting an "R" district in compliance with Chapter 3, Section 2 [0], of this ordinance. 2. Storage is screened [rom view from the public right-of-way in compliance with Chapter 3, Section 2 rG], of this ordinance. 3. Storage area is grasscd or sur[aced to control dust. 4. All lighting shall be hooded and so directed that the light source shall not be visible from the right-or-way or from neighboring residences and shall be in compliance with Chapter 3, Section 2 [H], of this ordinance. 5. Does not take up parking space as required for conformity to this ordinance. 6. The provisions of Chapter 22 ofthis ordinance are considercd and satisfactorily met. A complete site plan was not submitted for this application, however, the building appears to bc well over 3,000 square feet in floor area. As such, the propcrty is already under-parked, and Sandberg Road is routinely clogged with on-street parking. The proposed location consumes half of the available off-street parking spaces which are already inadequate to serve the building. Moreover, the code requires that storage areas be screened from the public right of way. In this case, the parking lot (and storage area) is in full view of the adjacent street. AL TERNATIVE ACTIONS Decision 1: Conditional Use Permit for Open and Outdoor Storage 1. Motion to recommend approval ofthc CUP, based on findings that the loss of parking area will not interfere with the use of the site, nor with the traffic on the adjacent street. Planning Commission Agenda - 05/03/05 2. Motion to recommend denial of the CUP, based on findings that the application fails to conform with the specific requirements of the Zoning . Ordinance and will interfere with traffic on the adjacent street. ST AFF RECOMMENDATION Staff recommends denial of the CUP. The building, when occupied, already has less than half of the parking that it should have, and the on-street parking in the area from other under-parked businesses has created a congested and unsafe street. Because the rental use of the parking lot would further cxacerbate an existing problem, and because the request fails to conform to the basic requirements of the applicable regulations, staff recommends that the permit not be approved. SUPPORTING DATA A. Site Location Map B. Applicant Packet a. Application b. Site Plan c. Sign Plan C. Area Photos . . 2 1.12 -E 8.10 H 14.15 o -----~.-/ ~/. "~\ /'--) ( , -'. ........ \ "'"-., \. I /--/ V NO.9. ) OUNOI\$ ::J (f 0/1 U PROJECT SITE KJaLBERG'S Mll81LE HOI€ PAAk (WEST) KJELLBERG'S MllIIILE 'HOME PARI( lEAST! o z Ii <J J '" sr o '" , >- , >- '" '" ,0 ,U STRE ET ~.L e5th 1C . . 70 . . 1C. . . 70 . . ~. 04/07/200~ 18:58 FAX 783 355 3344 ... -~. 2e rBS e19al1F1'1 ENTERPR I SE ..."....,.r~l- . PU8UC IIIWUNG . ral.002/003 A(J1t (.,~1l ,y ,.. .. =~~VICD ~~_ tel WAJ.RTJ'r mo_T. '. 1 ........,,(1,. J 1\ MN'5M2 . 011 JIIlI.t (7G).3MMI1' ~ I'u; (7Q)" ..... B-MIiIb Tn'&-f:# DON D . o "VAlUA.tftZ III.QUIisT (."QMDfI'ItJNM. usa .tr a..I-"" Ute I'<<JIk o I'l. Inl1 U*I).....I"'~.- ... o ~.Ualt~."""". ...... CJ suaDJV1Sf01" Pl,.f.1' o F. '''-'r-yPlal o v.tPW t:l . ~~ . '0. d7JOl4D<<t/YAl'fTmCr~ $125+11 H-----V __,6J'" 14 4' ,_. (.. 1300 +dapoIkot S~ tp I> to _;. . .....10 _+e.l' - r." .1. II Q:y..ul.....~ SI2S+il L ~.L.,Hr.. ~+~.. - J. vi...... rr. ,... . ) . . c ~"""" aSf&(Vil.~ o ~,,~~"'",.&'C3'A"AMU!In'P ,---.rIJ..M 17...... S~?...s. ~f, -~ -~ :rI!E:-~ - Lf7-0r ..... ~""'IV'-""'-~- . ~ .... 07/D5 ..... ...... . ....CIt..) t . d OSBS-S6Z-8Sl. ... ,., ...""..- .......- hPOg o~n8 ollaol~UOW 60=l.t SoDa l.O ~d8 P.4/5 JRN 28 '05 09:11RM ,. CURRENT ZONING: D Agricultural/Open SJlllce 0/ Residential ClI Business o InddSUlal (CHECK A.PPROPRlATE BOX & CIRCLE AP1!ROPRlATE DISTRICT) AO Rt PZM 1.1 RIA R2 IDA R3 Bl B2 ~B4 I .1A I .2 R.4 R-PUD PZR CeD . FOR ZONING MAl" AMENDMENT Proposed Zoning: FOR SIMPLE SUBDIVIS10N S~ ot Parcel to Be Divided: FOil SUBDIVISION PLA l' ONLY proposed Name of plat: Total Acres in Parcel to be Platted: Name of Firm Preparing Subdivision Plat: Address: City: Primary Contact Name; Day phone No.; State: Zip Code: E-Mail Addre$s: flAX No.: FOll VARIANCE ONLY: Please identify lhe unique property conditions or hardships that jPSUfy granting of a 'farlance. ~"'R....-- ._~---_.. ....-..-------.. .... --.---.-.--.. .. ____.1'- _.. .' ....______~-.. I'" ...............__. ,..,______...u ~."---.'-" ".. ----..... ~-------' ...--............. .-..----...' ..- - .------.. ...------" -" ........._ ._______. 't"'II'----....~.. ." .-------- . o. --.-.... .......-- .." ..----- .- .____..... .,u_____.. ~.. ", 1"____.. ..,...- ____ ._._____~... I n..........___~~.. . ,..-.----.- .. ---- . .. -_...------ . ---------+. . ---_.~ ---......---. ,........- . ....-..___' .. ..~._____.._ .._..________ ._~_---.-. , A" - .. ._____... . .. __.____.... . ..._.....-_.___..._. . ____. .. .............-__,.... .I/"- APPLICA TrONS WILL ONLY :BE ACCEP'l1ID WITH ALL R1tQUIRED SlJPPORTING nOCUMEN'I'S Enterprise Rent-A-Car Narrative . We are proposing to move into a currently unoccupied space at 217 Sandberg Road that is part of an existing multi-tenant facility. There is no actual construction that will take place at the site. The modifications that Enterprise will be doing are new carpet and wallpaper, putting up a building sign and possibly having an after hours key box. We have not submitted all the other normally required plans because everything that Enterprise will be using of the site is already pre-existing. The exception to this is the addition of a lit exterior building sign, the planned size and location of said sign being enclosed. We will apply for the actual sign permit once the Conditional Use Permit is granted. As previously stated, we will not be doing any construction, hence the lack of an enclosed building permit. . . . N? En+~('i<.;~ s-ec:flC>''''- of' buildf<\j > L.-/ ~-k=>...rf('; se- (A ssi 3 (\ e) spo +s . \ 1 fiC- r ~ "C. A t . 5o/\d6if3 Rd, . . . Planning Commission Agenda - 05/03/05 8. Public Hearing: Consideration of a reauest for a Conditional Use Permit for ODen and Outdoor Storuee in the 1-1 Zoning District. Applicant: Intel!rated Recycling. (NAC) REFERENCE AND BACKGROUND The applicants are seeking a CUP for Outdoor Storage on their property along Fallon A venue. The plan also includes the addition of a new building to the rear of the existing building, and extensive site.improvement, including new paving and curb. Following is the section of the proposed outdoor storage ordinance relating to the 1-1 Zoning District: ]-1 CUP for accessory use Setback: Equal to Front Building Setback Zero feet setback permitted in rear yard behind building Zero feet setback permitted in side yard behind building 50% of lot area. maxi~llum 100% screen via landscaping and decorative fencing required from R.esidential Areas No screening required if abutting 1-],or 1~ 2 building Use of easement areas Permitted, with acknowledgement of restoration requirements The proposed site plan easily meets (or exceeds) each of these requirements. The intent of the new ordinance was to streamline appl i<.:ations for outdoor storage in the industrial areas. and create standards that applied to the area in which the storage was proposed. The one clarification to the plan involves the nature of the fencing. Where the storage area abuts 1-1 A zoning. screening is required. The applicant should show the fencing design. or consider landscaping to create a screen against the adjacent I- I A area. Note that the adjoining [-1 A area may be the subject of a request to rezone to B-4 ( Regional Business) in conjunction with the development of the interchange. ._--,..,.~ Planning Commission Agenda - 05103/05 ALTERNA TIVE ACTIONS Decision 1: ConditionallJse Permit for Open and Outdoor Storage 1. Motion to recommend approval ofthc CUP, with the condition that the applicant provide (or verify) screening adjacent to adjoining I-I A property, based on a finding that the request meets the specific regulations of the zoning ordinance for this use. 2. Motion to recommend denial of the CUP, based on findings to be generated from public hearing information. STAFF RECOMMENDATION Staff recommends approval of the CUP, with the condition for screening as noted in this report. The plan meets the intent and requirements of the outdoor storage ordinance currently being considered by the City under a separate agenda item. SUPPORTING DATA A. Site Location Map B. Site Plan C. Arca Imagc ') _. . . . BA . ., .. ,. J..:. - - - - ~ ~ - ~ - - ~ .,. i ,- I I NallY -' eLL 'ON '~.~ \J'tO~ ALNnW . :>~~ uJ _ .-' ... @ ~ ~ ~ ~ ~ uJ 0. '" '" ::i B w:.t: -:- DU', jQ/~&.?..... , , Ii I &1/ 7N Uj~ ...... ::::J~ J:U)..... - :E ,~ o E Gl :2 oq- ~ ~{1' 1Il~' "Si '';' .J.. 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[j) OJ ,,- 1'--- C_rJ (_~) 1__(") u (:,) C> () LLJ ::> <:.> I--~"" D c.:~ 0:::-- C~ ~) () c-=) G '" =:J() cr:: ", /"- f-,-- - C_l -~-----~ ~- C::J LLl en o D- O a-..:: Q- /I / / '" -(2J--- \0 C> Cj '" C) '" ~)--- .----l ("} co LLl Co, Ln .-J 0 U) C>~ / C> ~ /_>-4 CO LLl (Jl c do) 'I \p I, 0"'\ I'. , ' I I , \ \ ' , I I I I 1 I I I I LLl --,.. /' ....,.....--1 Ct::: C:-"J ::L C) "--) Cr:: f-- o c") Z ~-,'-4 f---- (JJ ....-.-4 () Ul lJl en U) LO en <-.1>- ,,-- ~- .1 ~~3 ~ '\ '"'\; ( " " " ~:I -.-. -,~..- l( 'I (TI . . . '" ". " T- 8C, ~ Planning Commission Agenda - 05/03/05 . 9. Public Hearing: - Consideration of a reQuest for conditional use permit and development stag:e PUD in a B-4 (Reg:ional Business) District. Applicant: Premier Banks. (NAC) REFERENCE AND BACKGROUND Back$!round and Existinz Conditions. The applicant has applied for a Conditional Use Permit and Development Stage PUD to allow for the development within Lot 2, Block 1 Prairie Ponds, Second Addition. The subject site is 2.7 acres and is located west of Minnesota State Highway 25 and north of School Boulevard. Currently, the land is vacant, however, an Arby's restaurant is proposed for Lot 3. The property was recently rezoned to B~4, Regional Business District. The proposed plan calls for the development of a Premier Bank Building. The proposed building will be three stories or 7,200 square feet. The overall site area of Lot 2 is large enough to accommodate a future lot split. . Performance Standards' and Setbacks. There is no minimum standard for lot area or lot width within the B-4 District. In the B-4 District the minimum tront and rear yard setback is 0 and therefore the building will meet the requirement of the zoning ordinance. The building will be setback 78 feet from the FIighway 25, 82 feet from the southern property line, and 63 feet from the western property line. The plan indicates a 30 foot setback off the cul-de-sac which is considered the front yard. Ruildin$! Plan. The developer has submitted building elevations and color renderings of the proposed building. The proposed building will be mainly hrick with a concrete parapet at tbe top of the huilding. An awning is proposed over the drive-trough area at the western portion ofthe building. The applicant is seeking flexibility with regards to the huilding height. The Zoning Ordinance requires that the height of buildings within the B-4 District be 2 stories. The proposed building will he 3 stories in height. Because of the buildings location next to ITighway 25, flexibility from the height requirement may be appropriate if additional design features and landscaping are required. Parkin$!. Required and proposed parking is identified below: . Use OHice Building Pro 58 stalls 1 Planning Commission Agenda - 05/03/05 . Two parking stalls located within the southeastern corncr of the parking area do not meet the minimum width requirements of the Ordinance and should be eliminatcd. The elimination of these two stalls will still allow for the proposed project to meet the parking requirement governed under thc Ordinance. Curbing is required to be setback fIve feet from all lot lines and off-street parking is required to bc set back 15 feet from any street surface. The off-street parking setback is compliant, however, thc applicant is not proposing to curb the northern portion of the parking area to accommodate additional uses within the site. The Zoning Ordinance requires that a perimeter curb barrier be provided around the entire parking lot. Because it is not certain at this time as to the timeIine of any future development or lot split to the north, staff would recommend that a temporary bituminous curb be constructed within that area. StafT would also rccommend that all stripped areas be raised with curbing arOlU1d to assist with traffic control and circulation. Access and Circulation. Access to the site will be accommodated via the public access from Deegan A venue cul-de-sac and a private drive off of Deegan A venue. The private drive is 24 feet in width and meets the minimum requirements of the . Zoning Ordinance. A shared access easement agreement will be required for Lot 2 and Lot 3. The overall circulation plan meets the minimum requirements of the Ordinance with regard to width and depth. Customers using the bank drive-in will gain access via the cul-de-sac. The bank drive-in will allow for three vehicles to be stacked without interfering with the required drive isle ofthc parking lot. The Ordinance does not have a specific requirement for stacking spaces needed for bank drive-ins, however, this space is consistent with AP A standards. As a condition of approval, the developer should bump out the curb from the northwestern portion of the building the length of the parking stall to assist with traffIC maneuverability adjacent to the drivc- III area. The drive-aisle closest to the building appears to be only 8 feet in width. As a condition of approval, all drive-isles should bc a minimum of 10 feet in width from the edge of curb to the edge of curb. Lands'cavine. The overall landscaping plan provides for minimum trees and shrubs within the site area. In exchange for flexibility as part of the PUD, the applicant will be required to intensify the landscaping plan with additional trees and shrubs. Additional plantings will be required around the northern perimeter of the site, the private drive, the area near the trash enclosure, and the area around the building. . 2 -~- Planning Commission Agenda - 05/03/05 . The developer is required to provide 1 tree per 50 lineal feet of site perimeter. Based upon the calculation of the site, the developer will be required to plant a minimum of 28 major trees within the site. The trees include a mix of white oak, maple, ash, and linden. On the revised landscaping plan, the applicant will be required to provide the quantities of each planting for review and approval. In addition to the trees, 11 shrubs are proposed for the site area. Considering the size of the site, the quantities of shrubs to be planted is very low. The developer will be required to provide additional shrubs at the perimeter of the bui lding, near both entrances, as well as around the trash enclosure. On the revised landscaping plan, the applicant will be required to provide the quantities of each planting for review and approval. The landscaping plan should be revised to include landscaped parking islands. A minimum of 4 landscaped parking islands will be required to meet the minimum standards of the Zoning Ordinance. The landscape plan should also include a one- year landscaping guarantee, irrigation plan, and necessary bond requirements. . Si?naze. Section 3-9[E]2. (b )ii of the Zoning Ordinance states that single or double occupancy business structures shall have two options for permitted signs. The first option allows for wall signage only. The second option allows for a combination of wall signagc and pylon signage. The applicant is proposing the following signage for the site: Wall Signagc Pylon Signagc of96 Monument Sie:nae:c 4 wall signs 1 pylon sign 492 square feet 20.6 feet with a combined total square feet of signage 156 square feet 744 square feet 1 monument sign 6 signs The pylon sign is proposed to be located in the southeastern portion of the lot and the monument sign is proposed adjacent to the private drive. Based upon the submitted plans, the following flexibility is being sought: . The Zoning Ordinance states that the total sign area shall be 300 square feet. The applicant is proposing 74:+ square feet. StafT would recommend that the overall sign area be reduced to accommodate either two monument signs (one on the southeastern portion of the site and one near the private drive) or limited to one pylon sign. This reduction should he appropriate . 3 Planning Commission Agenda - 05/03/05 . considering that the applicant is also proposing wall signage on all four sides of the building. Lif[hting The applicant has submitted a lighting plan for review. The plan includes lighting fixture details. The proposed fixtures will be down lit. The photometric plan however, does not meet the minimum requirements of the Ordinance with regard to the measurement of foot candles away from public streets. Several readings indicate levels over the maximum allowed next to Highway 25. The photometric plan shall be revised to adhere to the Ordinance requirements. Trash Enclosure. A trash enclosure is proposed on the western portion of the building. As a condition of approval, the applicant will be required to provide details ofthe trash enclosure. As a condition of approval, the exterior of the trash enclosure will be required to be constructed of the same or similar materials as the bank. Gradinz Drainaze and Utilities: The applicant has submitted grading, drainage, erosion control and utilities plans which are subject to the review and comment of the City Engineer. . Development Azreement: As a condition of approval, the applicant will be required to enter into a development agreement with the City. AL TERNA TIVE ACTIONS Development Stage pun 1. Motion to recommend approval of the Conditional Use Permit and development stage PUD based on a finding that the proposed plan consistent with the goals of the Comprehensive Plan, subject to the applicable conditions of Exhibit Z. 2. Motion to recommend denial of the Conditional Use Permit and development stage PUD based on a finding that the plan is not consistent with the intent of the Comprehensi ve Plan. 3. Motion to table the request for Development stage PUD until a number of issues can be resolved. . 4 Planning Commission Agenda - 05/03/05 . STAFF RECOMMENnA TIONS Staff recommends approving the Conditional Use Permit and development stage PUD application subject to the conditions outlined in the attached Exhibit Z. SUPPORTING DATA Exhibit A - Site Location Map Exhibit B - Landscaping Plan and Certificate of Survey Exhibit C - Grading Plan Exhibit D - Utility Plan Exhibit E - Photometric Plan ExhibitF -Exterior Elevations Exhibit G - Floor Plans Exhibit H - Applicant Narrative with Sign Description Exhibit Z - Conditions of Approval . . 5 Planning Commission Agenda - 05/03/05 . Exhibit Z - Premier Bank Development Stage pun 1. The shared access easement agreement for the private drive shall be reviewed in detail and approved by the City. 2. The applicant should eliminate two (2) parking stalls on the southeastern portion ofthe site that do not meet the Ordinance requirements. 3. All striped areas within the parking lot shall be landscaped and surrounded by raised concrete curb. 4. The entire perimeter parking lot shall be curbed, although the future expansion area to the north may be rolled asphalt until that parcel is developed. 5. A minimum of six (6) parking islands shall be identified within the parking lot area. 6. The bank drive-isles shall be a minimum often (10) feet in width from the edge of curb to the edge of curb. 7. The applicant shall revise the landscaping plan to include additional trees and shrubs at the perimeter of the building and site area, near both entrances, and near the trash enclosure. All . landscaping areas shall be irrigated and provide a minimum of one year landscaping guarantee. Tree and shrub plantings should exceed the ordinance requirements to support the use of PUD on this site. 8. The landscaping plan shall include a minimum of six (4) landscaped parking islands within the parking area. 9. The photometric plan shall be revised to meet the maximum foot candle requirements of the Zoning Ordinance. 10. The applicant shall provide building details ofthe trash enclosure for review and approval. 11. The overall sign plan shall be reduced to include either two monument signs or one pylon sign within the site area. 12. The grading, drainage, erosion control and utility plans are subject to the review and approval of the City Engineer. 13. 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"l'-~ . . ~ ' " 01'" ~t !!l .pJ 'i: . l s rf l ~ I . n :r: > z Z m r- r- 9 m ,0 tS'l -" ~ III . -II IIII \J JJ m 3: m JJ m )> z " en . . I ~ I ..... ""'" . . 10 . 6 3" 3" 121 8' ,'3' :=== PREMIER I-I: BAN KS 2' 2' 2' 2' 23" 23- 1 .fI ; 1'" f Ill' ! 11 u.~ ;I . 'll e J flJl: pJrj ~ Jjli'll d .-";11 I fJt{f III R.J" till ~ '~~lij lB 11 f~ ~ ......11 ;;Ii jl-: J ~ ::!..t....... I . ~ ~ ~ ~ 6 U:l'" c: ;;:; c I:! ~ o:s i~K~ i ~ '" e- ll: 85.1 E ~ 0 ~ ~ ~ I ~ I [ ! ! ~ 00 WinS: -<< "" In c: ~ In I M Z . ~ ~ I ~ ~ i g ~ t 1 ~ ~ :z: . Planning Commission Agenda - 05/03/04 10. Public Headn!! - Consideration of a request for a Conditional Use Permit allow in!! for a drive-up convenience fast food establishment in a B-4 (Ree:ional Business) District. Applicant: Arby'sIRTM Restaurant Properties. (NAC) REFERENCE AND BACKGROUND The applicant has requested a conditional use permit to allow the construction of an Arby's restaurant on a 1.4 acre site located at the northwest intersection of State Highway 25 and School Blvd. The subject site is zoned B-4, General Business. Property Legal Description. Access. Access to the site is proposed from an ingress driveway along Deegml A venue NE, as well as access to the common driveway for Premier Bank. . This access plan has been reviewed with the applicant by stafI, and appears to function reasonably well. Further issues related to site access and curb cut width, if any, should be subject to additional comment and recommendation by the City Engineer. Circulation. The proposed development includes a sit down restaurant and a drive through facility. The circulation pattern relies on a one-way access in a counter- clockwise direction around the building. The drive through aisle wraps around the building and exits on the north side of the lot. A "bypass" lane is included to keep drive-through traffic from interfering with other circulation. Other circulation comments include the following: Pedestrian Access to Site. Sidewalks are included per city requirements along Deegan A venue, as well as an existing pathway along School Boulevard. However, there is no connection of these sidewalks to the. A sidewalk connection from the sidewalk on School Blvd to the front sidewalk area would provide adequate pedestrian access and is recommended. In addition, a sidewalk connection could be extended from Deegan A venue to the internal sidewalk through the parking lot delineator to minimize pedestrians in the parking lot. Restaurant Stacking Snace. The ordinance does not provide any specific stacking space requirements for drive-through facilities. Approximately 140 feet of stacking space has been proposed for the restaurant drive-through order . Planning Commission Agenda - 05/03/04 board. In addition, space exists between the board and the drive-through window. This design provides service space for at least 9 vehicles, perhaps more, and should be adequate [or the nature of this use. Setbacks. The design meets all applicable setback requirements. Off-street Parking. The site plan identifies 59 parking spaces; the requirement is for just 35 parking spaces. Landscaping. A landscape plan as been submitted providing details of the type and size of plant material being proposed. The plan provides a significant ornamental landscape cover, however, additional planting should be considered between the building and Highway 25, currently shown as lawn area. In addition, significant additional landscaping should be added around the trash enclosure area to screen the view of this structure from traffic. As designed, the trash enclosure is in one of the most prominent locations on the site, exposed to incoming traffic from both access drives. Si~nage. The proposed freestanding sign is a total of 90 square feet and 22 feet in height. The sign is required under the ordinance to be no more than 100 square feet and 22 feet in height. lIowever, the site is a part of a PUD which is proposed to have additional signage for business occupants along the main entrance from Deegan Avenue. As a part of a PUD, stafIwould recommend that the pylon sign is redesigned to be a monument sign along Highway 25. Wall signage includes the "Arby's" name on three walls (the site has frontage on three streets). All site signage appears to comply with the applicable requirements of the Sign Ordinance. Lighting. A photometric lighting plan identifying illumination levels on the subject site has been provided. A maximum of one foot-candle at the public right of way boundary line is permitted. The proposed plan exceeds that level along all three street frontages. The lighting plan should be significantly scaled back to meet the City's lighting regulations. Grading Drainage and Utilities. A grading and drainage plan has been submitted. Such plans will be subject to review and comment by the City Engineer. 2 . ,/. :/ ./" , . ,,1'!;;<;';';:~:1 Planning Commission Agenda ~ 05/03/04 ALTERNATIVE ACTIONS Decision: 1. Motion to recommend approval of the Conditional Use Permit based on a finding that the project is consistent with the goals of the City's Comprehensive Plan and zoning regulations, with thc conditions found in Exhibit Z. 2. Motion to recommend denial of the Concept Stage PUD based on a finding that the project is not consistent with the City's Comprehensive Plan. STAFF RECOMMENDATION Based on the preceding review, the applicant's proposal mccts the requirements for a conditional use permit for the General Business District B-4, subject to specific comments included in Exhibit Z. Staff recommends approval of the CUP. . SUPPORTING DATA Exhibit A Exhibit B Exhibit C Exhibit Z . Site Location Map Applicant Plan Packet Including: Certified Survey/Existing Conditions Site Plan Grading Plan Utilities plan Landscaping Plan Exterior Elevations Applicant Plan Packet Including Photometric Lighting Plans Sign Plans Conditions of Approval " .J ~:.';:::.."'! '~'.. ,: ..' Planning Commission Agenda - 05/03/04 Exhibit Z - Conditions of Approval for Arby's CUP 1. Adding a pedestrian sidewalk connection to the restaurant from the pathway on School Blvd and from the sidewalk on Deegan A venue. 2. Change the pylon sign to a monument style sign, consistent with the City's grant of a PUD in this plat. 3. Work with the City to ensure that site lighting will be in conformance with city regulations. 4. Revise the landscape plan to add shrub plantings along Highway 25 5. Revise the landscape plan to add significant shrub plantings around the trash enclosure. 4 . . . lOA -~ ~ "?- o //; C" \___ \ ....." \ " 5 ::] ~ Op o PROJECT SITE(S)' KJEU..6ERG'll I10BILE HOI1E PARK ""EST> KJELLBERG'S MOBILE : HC:lMlO PARK (EASTI ------r g <>' u ~ a '" ,t; z => ,0 , u . N . -- ~ ~~~ Building & Development Inc. o.~ April 11, 2005 s City of Monticello Monticello City Hall 505 Walnut St., Suite 1 Monticello, MN 55362-8831 RE: Submittal for Conditional Use Permit for Concept and Development Stage PUD for Premier Banks. Dear City Staff & Consultants; Weare submitting the following on behalf of the owner Premier Bank. Please find enclosed the necessary items for the above stated application. We are submitting 5 large plans and 20 reduced plans for your review. The following items are attached: 1) The Site plan for Premier Banks, which includes the certificate of survey, landscape plan, grading plan, utility plan, and the lighting plan. 2) The building elevations and floor plan information. . 3) The easement agreement for the private drive. 4) Signage detail. Premier Bank is requesting approval of the following proposed signage. a) Signage at the top of the bank building as shown on a photo oftheir existing Roseville Bank. This would consist of identical signage in all four directions. A detailed drawing is included, which is labeled Channel Letters. b) There will also be a pylon sign with a datatronics message board which will be located at the south end of the Premier Bank lot. This location is depicted on the site plan. This will allow for time and temperature and display, as well a specific messages. c) There is a proposed brick monument sign to be located north of the private road entrance which extends perpendicular from Deegan Dr. This monument sign will also provide signage for other tenants of Prairie Ponds second addition, lots 1 & 2. . ~ 763-682-1818 + Fax 763-682-3053 + 2 Division Street E., Suite 201, Buffalo, MN 55313 + www.nelsonbuilding.com - --0 :::0 0 L- [Tl 0 --1 Z )> s: [Tl )> z 0 I 0 0 )> -I 0 Z , J 'I 0 J> -u ~ 'I L --4 ';;;:: 0>- >J>..c+ N f---' C.Jl (.Jl OJ CD 0:> ::; CD IC+Ol >J>.. 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" '" I '" " ~ il ALTAlACSMLAND TITLE SURVEY FOR RTM RESTAURANT GROUP ARJJ/t PROPERJY U.C 1 14.94D 42NP Sf S AnDN MN s500t C) 1 :2 \) 1 , ?.; '<"-' I , (1 1 /) V; PRAIRIE poNDS /.,LC rv BOX "6 MoNnCEU.D tdN ~6.2 \ \ \ ,) \ ~ao~""44:ARK UC . . / \ MOI/lICOllO IIN ..... I I .~)n \, IC~I A to.. In 1 ~,~~~~~G~1.' . \ \...1 v 1.._ l.. ~ r\ I \J L--' I \ l \ .~ -.\.-"-"-"- ,.-\..-..-..-..-.'...... \ A ,I, L~ I fl A \ ~t. \ :2 \ \ ~~E"DR\ ~O~~ ^ r.........,-..d"T/r\I\' r\LJLJI I /\.....// 'l ~ smr F'AAI< il..C PO BOX 44li MONtlCEllO MN SS~2 PRAIRIE: poNDS l-LC po BOX #C1 ",mmct1l.O MN 85362 , \ " v'- , , \ \'(' '/ "- " -<- <J V; -"--- . ---., .---"---. .-"-'.- ...-- ~' -") .--' . .~..~..~- .",-- . . - \ :(" .. - . { BOlN.-N L1.C I' .- 19430 nGIN CT ELK RMR MN 5SJJO " . ~ I \J / 'i .-...... I U em' or: MON11CEllO ':flUc':f11! ::m.fE 11 1 c.- r- r- r- L / L r r c:~ q 1/ 1 I 1 / / -- " '--' " ^ 4 , 4 \J IVI IVI " ^ I \J IV 0 1 .., I 1 1 .-. ~ .... / ...... ............... ...... .... 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H l-fR RI .[ ~ ~t: -- ~L~l: ~ ~.~ er-=~~-E5\~ ~-" ~t-= .~~ (1 ~r=_- ~~ c~ ll.rH-IT~ II~ ~llfujl\- U 111 H ~TT TI- HiTIl!1 ~_/~ri:__ ~~~_ (1M- (.:)-;;~r.if-81. -II 65.';- ~.. ""'---_Jl__;Jl~ - I>l ~~p- -- '1: ~~~.. ~ ~ LJ\_.==-~ ~~ rl* ..~C M~ r) ~ \~ 1'1 I:l! f- f- C.' li=. t~\ ~l j~1~ ;' \ \ rI KI h-m ~I ~ Y -0" - () 1-."- = (ell .. I,i< t ~ J1IIt~ C_::-.~-Pr-rnrl Ic-- ,I 4r r-''-'"'O ::<:?:;~ ~~)8~ .! '" . Q Z - I- :c . -oJ o ~ ~ ct: . You'll see double-digit increases in street side efficiency with the redesigned reflector and repositioned lamp in the AC Series. This compact forward. throw reflector has a main beam of 60' I from vertical (30' from horizontal), providing wide lateral distribution and excellent uniformities. A Backtight Shield accessory (standard on Wall Mount) permits precise cutoff adjustability Three Sizes: 12' square x 5' deep (305 x 127 mm) 16' square x 65" deep (406 x 165 mm) 22' square x 9.25" deep (559 x 235 mm) OLD Candle power distribution curve 01 400W MH 16" Area Cutoff Light. OLD 42.7 36.6 ::l0.5 24,4- 16.3 12.2 6.1 Om ZO' 6.1 ~ 122 3J.! aU 18.312.2 G1 Om 6.1 12.218.3 24,4 ~.5 Isolootcandle plot ol400W MH Area Cutoff Light at 25' (7.6 m) mounting height, 0" titt above horizontal, with backlight shield removed. mt NEW Candlepower distribution curve 01 400W MH 16" Area Cutoff Light. NEW 140WO' 60' 60' 40' 20' O' 20' 40' eo' 80' 10042.7 120' 38.5 '00' 30.:;i 60' 24.4 60' 16.3 ,. 12.2 20' 6.1 Om 20' 6.1 '0' 12.2 60' 18.3 30524.4 1M 12.2 6.1 Om 6.1 12.2 18.324.4 '30.5 Isolootcandle plot 01400W MH Area Cutoff Light at 25' (7.6 m) mounting height, 0" tilt above horizontal, with backlight shield removed. AC Series Order Information Mounling Code (Insert Code at ~ In Catalog II 1 ~ 1-1/2' Close Pole Mount 2 = 6" Extended Pole Mount 3: 2" Adjustable Finer 4 = Yoke Mount 6 = 1/2" Adjustable Fitter (12" housing only) K = Round Tube Oft-Center Tenon Mount (16" housing only) (For 2-3/8" or 3" OD) M = Round Tube Oft-Center Direct Mount (16" housing only) (Direct Fitter for 4" sq. pole) W = Wall Mount (Backlight Shield is standard) 8 = Without Mounting (hardware) oc HousIng Wattage/ Catalog Size (sq.) lamp Number 12' 150WPSMH MAC:615-M 16" 1> 320WPSMH AC*632-M 22" 750W PSMH AC*675-M 12" 50W MH MAC~405-D 12" 70W MH MAC~407-D 12" 100W MH MAC~41o-D 12" 175W MH MAC~417-M 16" 175W MH AC~417-M 16" 250W MH AC*425-M 16" 1> 400W MH AC~ 440-M 22" ~ 1000W MH AC~499-M 12" 35W HPS MAC:503- 1 12" 50W HPS MAC~505-D 12" 70W HPS MAC:507-M 12" 100W HPS MAC~51O-M 12" 150W HPS MAC:515-M 16" 250W HPS AC~525-M 16" 400W HPS AC~540-M Other lamp wattages available- consult factory 1> Reduced envelope lamp. ED28 for 320W PSMH and 400W MH; Bmlor 1000W MH Opllons: (Factory-Installed) Change Add Aller Descrlpllon Sulllx To Sulllx 277V Reactor Ballasl (PSMII only) 27 120V Reactor ballast (50-150W HPS 12" housing only) 1 480V ballast (32OWPSMII, 17S-1I1OOWMH & 7O-400W liPS only) 5 347V ballast (50W HPS oniy) (Canada only) 6 Quad-volt ballast (50-1 OOW MH only) M Tri-volt ballast (320W PSMH, T 50-1000W MH & 70-400W HPS only) (Canada only) Single Fuse (mV Reactor, 120V, 27N or 347V) 27,1,2 or 6 Dual Fuse (208V, 240V or 4 BOV) 3,401 5 Quartz Standby (delay-relay type) (includes 100W Q lamp) (nla 277'1 Reactor) Q Button Photocell (Factory-inslalled with aii mountings other lhan 2" Adjustable Fitter) NOTE: nJaon 1000Ww/120V;aii480V 27,1,2,3,4016 P External Photocell (Factory-installed) (page 133) For fixtures w/1 OOOW, 120V For fixtures w/480V Accessories: (Fleld-lllstalled) 12" housing Wire Guard FWG-12 Backlight Shieid SBL-12 (standard on AC Series Wall Mount) Button Photocell (Fleld-Inslalled in 11'''"'' wilh 2' Adluslabl. FIII~) For fixtures wf120V (nfa on 1000W) For fixtures w/208, 240 or 277V For fixtures w/347V - Mountings. . . . . .. . . . .. . . . . . . . . . . . . . . . . . . . . . .. . . . . . . Catalog Number logic/Voltage SuffiX Key .' Optical Systems. . . Accessories . Mounllllg Alternatives . . . . Moulltlng Brackets. . . Poles............ . NOTE: When using multiple 22" sq. housings a190. configuration, a special 12" arm is required; see page 150. P P 16" housing FWG-16 SBL-16 22" housing FWG-22 SBL-22 Catalog II PC-1 PC-2 PC*6 . . . . . .. . . Page 116 . . . Page 115 . Pages 105-107 . Page 133 . Pages 150-151 Pages 152-153 . ....... .. Pages 154-157 r--- ----. I APR 1 ! 2005 ~ ':/':""Y c<..... ...........-..~.~~~- WITHOUT MOUNTING (HARDWARE) "" 2211 (559 mm) AREA CUTOFF FLOOD _ Housing /-- -- Reflector Seamless, prefinished semi-specular dle-<:ast aluminum diffuse and diffuse aluminum Finish color: bronze wrapper, and semi-specular aluminum sides ---.-- 022" (559 mm) -- --1 ~l-- ~~~~ded) 9.3" (235 mm) -- j-um""",,, . Ballast - -- --=:'\ C""~"'" - ~ Ignitor _.---- (Where required) Cord ------. 36" (914 mm) long ,.- Patented Hinge Assembly SPEC # WATTAGE CATALOG # PULSE START METAL HALIDE D SPEC # 750W PSMH AC8675-(a)(b) METAL HALIDE D SPEC# 11 1000W MH AC8499.(a)(b!_ Specify (e) Voltage & (b) Options . 11 Reduced envelope B1-37 lamp_ GENERAL DESCRIPTION 600 forward throw sharp cutoff luminaire for HID lamp, totally enclosed. Housing is seamless, die-cast aluminum. Fixture supplied with 36" (914 mm) cord, hardware supplied by others. Lens assembly consists of rigid aluminum frame and high-impact, clear-tempered glass. . Ba lIast Compartment Cover , , , , , , , , , , , , , Lens Frame Die-cast aluminum door frame secures lens; sealed wtth silicone gasket Finish color: black (a) VOLTAGE SUFFIX KEY M 1 2 3 4 5 120/208/240/277V (Standard) 120V 277V 208V 240V 480V For voltage availability outside the US and Canada, see Bulletin TO-9 or contact your RUlld lighting authori/ed Internationat Distributor. ELECTRICAL Fixture includes clear, mogul-base lamp. 1000W MH utilizes the 8T-37 reduced envelope lamp. Pulse-rated porcelain enclosed, 4kv-rated screw- shelHype lamp holder with spring-loaded center contact and lamp grips, Lamp ignitor included where required. All ballast assemblies are high- power factor and use the following circuit type: CWA - Constant Wattage Autotransformer 750W PSMH; 1000W MH FINISH Exclusive DeltaGuard~ finish features an E-coat epoxy primer with medium bronze ultra-durable powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion. The finish is covered by our seven- year limited warranty. PHONE (262) 886-1900 @ Rlllld lighting Inc. Printed in USA 9201 Washington Avenue Racine, Wisconsin 53406-3772 USA 1~~rUU.~II?hti~.~:~.OmJ Notes (b) OPTIONS (factory-installed) -( a)F Fusing -(alP Button Photocell (N/A lor 1000W w/120V; NJA lor 48DV) ~ 1 P External Photocell (lor 120V) -5P External Photocell (lor 480V) a Quartz Standby (includes 100W quartz lamp) Specify (a) Single Voltage - See Voltage sumx Key LABELS ANSI lamp wattage label supplied, visible durinl relamping. UL Listed in US and Canada for wet locations and enclosure classified IP54 per IEC 529 and IEC 598. PATENT US 4,689,729 ACCESSORIES FWG-22 Wire Guard SOL -22 Backlight Sh ield FAX (262) 884-3309 12/11/03 RUUIJ L1GHTINC ... AC8-22 SERIES WITHOUT MOUNTING (HARDWARE) 2211 (559 mm) AREA CUTOFF FLOOD . lighting Sciences Inc. Certified Test Report No. LSI1 0288 Candlepower distribution curve ol1000W MH Area Cutoll Floodlight without backlight shield utilizing 8T-37 lamp. . . RUUD ~ LIGHTING Isofootcandle plots show initial footcandles at grade. (Footcandles -'- 0.0929", Lux) 180' 48.8 180' 48.8 140' 42.7 140' 42.7 120' 36.6 120' 38.6 100' 30.5 100' 30.5 80' 24.4 80' 24.4 80' 18.3 80' 18.3 40' 12.2 40' 12.2 20' 6.1 20' 6.1 0' Om 0' Om 20' 6.1 20' 6.1 40' 12.2 40' 12.2 ro lU 36.6 :1)524.4 183 12-2 8.1 Om 6.1 12-2 18324.430.5386 ro lU 36.6 30.5 24.4 183 12-2 6.1 Om 6.1 12-2 1!i3 24.4 305 36.6 Isotootcandle plot 011000W MH Area Cutoll Floodlight at 3D' (9.1 m) mounting height and O. vertical till, with backlight shield located lor backlight cuto". (Plan view) Isolootcandle plot ol1000W MH Area Cutoll Floodlight at 30' (9.1 m) mounting height and O. vertical tilt, with backlight shield removed. (Plan view) 9201 Washington Avenue Racine, Wisconsin 53406-3772 USA PHONE (262) 886-1900 1N'A/W..r~UdIi9htin~:c~m .1 FAX (262) 884-3309 12111/03 @ Ruud lighting Inc. Printed in USA 22' Logo-Shaped Sign Head Graphics: rs'\ (1 12' ~i~i Sid. A Side B Prima" Secondary Sign OrlentaUon: Low side ~ of hat points . r - \ ~::::g M!Jf I~ 01. 7'~4" .1 .1 o B.10 SIGN FABRICATED BRONZE FLUROPON ALUMINUM WITH #2793 RED PLASTIC FACES. INTERIOR ILLUMINATION WITH L.E.D. 49.7 SQ.FT WHITE CHANGEABLE PANEL, WITH 8" CHANGE LETTERS ON A WHITE BACKGROUND 40 SQ. FT DOUBLE FACE IllUMINATED FREE-STANDING DISPLAY @- - -- ADVANCID ~. - .. 8'.0" 10' l' 5' *SIGN HEIGHT AS PER CITY SIGN CODE total sq. ft :89.7 NOTICE: ALL ARTWORK REMAINS THE PROPERTY OF ADVANCED SIGN ~ 1/4"=1'-0" CO. ALL RIGHTS RESERVED UNLESS SPECIFIED IN WRITING ~ARBV'S SIGN PROGRAM ~~~I~~ONO. 305-265 ....\ '\ (' \ (:) -' ,... z o - ~ > W ..J W t;J:t\ \J:Y a. (3 ~ ~z :e z _ Ow l= g5!:: ..J W u.:::C a: N 0== ~ Z 1-' ..J ~ :;)~:i 0 llJ 0a:0 Z = C:;)- 0 ,... wti~ d Q ~ ~a:! w ~ _ 0 = :!: ..J ..J a: D:~3 i!: ~ f3 ~!:::::! :;: < o u.~ ~..J ~ cn~~ ~ ~ o a::;):2: - >\ i= ~!X ~ c UJ w:i< Z w :3 ..J::I ~ :s a: a. Lrl~~ 3 ~ o zzu. :! g ~ zoO:: a: lD C?~~QQ; ~ oa:ffi 0:: C? C\l = ::II- w · =1:1:: ~..Jz zl- :h ,., u. _ iF' . . . . @ M (:) - ,... II ~ ,... Ii - CI ,- if - ~~~ A CD , \ ..... = en 0 :I> r- ITI ..... -- N II ~ ..... ,. q @) /e IN ,- o )/ . . . . @ Z Z"T1(.o) " ii1 -I E ~ ~ ~::J:J~::J:Jnu:l ... _ _O:I: (.0) (.0) ~ O"'tJ> ::J:J en ::DOZ m ~ ;= "T1ZZ C ~ E ~F:~ ;g (.0) s: c: r- l" ::D - is::!: m en _ ., l>_' -I r- r- c: 3!: - z ~ @ m r- m ~ - err u:::. C4 z o - ~ > W ..J W @ in M , I. (:) . ~ Z C. UJ < < N ~ U Z ..J ::E Ow a: - r:x: I- ~ lD i: ::5 W u.;: ..J NO. U ZI-(/). Z o :JZ~ 0 r:x: Or:x:_ C lD c2!;:( ci w ;"WWZW:::i :I: !;:( a: i ..J 0. !:: ~t,:J ~ ~ ~ ~i=;;! ~ ):! W ~~::E Z ~ U (/):!::J Q > ~ r:x::J~ !;:( c 2 ~~~ ~ ~ I- Iii:!::!: ::E M ~ ..J:3r:x: :3 6 c. Ld<~ :::! ~ c z~r:x: a: M W ZC.O 0 ::E a: <00: 0: M M ::t:a:w W I al u:Jt- I- @ ~ fc..Jz ~ = "'- M u._ -- ~ . . . . -yo-- @) ~ , . . . Planning Commission Agenda - 05/03/05 11. Public Hearilll!: Consideration of a request for a Conditional Use Permit for a Preliminary Plat and Conditional Use Permit for residential units on the ground floor in the CCD. Applicant: Dennis .lames Custom Builders. (NAC) REFERENCE AND BACKGROUND Dennis James is proposing a four-unit project of two twin-home buildings on a parcel along 6lh Street between Maple and Linn Streets. The project site consists of approximately 24,290 square feet and is zoned CCD, Central Community District. The property is surrounded by residential uses on the north, cast and west (single family) and the south (multiple family). Within the CCD, residential units on the ground floor are allowed by Conditional Use Permit, subject to the following conditions: Residential dwellings on the ground floor, subject to the following conditions: 1. The proposed site for residential use is consistent with the goals and objectives of the Downtown Revitalization Plan. 2. The proposed site does not interrupt the now of commercial Pedestrian traffic in the "CCD" district. 3. Density for ground floor residential units shall not exceed one unit per 9,000 square feet oflot area, exclusive ofland area utilized by, or required for, permitted uses on the property. At this density, the property is only permitted a maximum of 2 units. The property is far short of the land area necessary for a 4 unit project. However, the plan does meet the more general twin home density requirements of 6,000 square feet per unit. To accomplish a higher density, the applicant would need to consider a PUD to grant flexibility to the density allowances. However, it has been the City's standard to require townhouse or twinhome pun development that meets the following dimensional requirements: Ordinance Reauirement Proposed Dimension Front setback: 30 feet 30 feet U sable Rear Yard 30 feet usable 30 feet Garage separation 78 feet 64 feet Driveway depth 25 feet 22 feet Private Street width 28 feet 20 feet Planning Commission Agenda ~ 05/03/05 As can be seen from the table, the proposed site plan does not meet all of the required PUD development standards, necessary for approval of a project with private street service. It should also be noted that although the plan shows front and rear yard setbacks that meet the minimum dimensions, the setback spaces are not actually usable front and rear yards for the four units. . In summary, the applicant would need a PUD to provide for flexibility from the density restrictions of the CCD residential use requirements. However, the City has imposed several consistent requirements as noted above when PUD is utilized to avoid traditional public street platting. This project does not demonstrate the ability to meet those requirements. AL TERNA TIVE ACTIONS Decision 1: Preliminary Plat and Conditional Use Permit for Ground Level Residential Units in CCD zoning district. 1. Motion to recommend approval of the Prcliminary Plat and CUP as requested, subject to an application for a PUD to apply flexibility in density and design issues, and review for engineering requirements. 2. Motion to recommend approval of the Preliminary Plat and CUP, with the condition that the project is reduced to the 2 units allowed without a PUD, and that final plans arc subject to review for landscaping and engineering requirements. . 3. Motion to rccommend denial of the Preliminary Plat and CUP, based on findings that the plat and development plan do not comply with the terms of the zoning ordinance with regard to density, nor with the City's PUD requirements for driveway depth, private street width, garage separation, or usable rear yard space. STAFF RECOMMENDATION StaiTrecommcnds denial of the plat and CUP. The zoning district does not permit this number of ground 1100r units on the site and the proposal fails to adhere to dimensional standards applied to PUD projects in which private streets are used. . ') Planning Commission Agenda - 05/03/05 . SUPPORTING DATA A. Site Location Map B. Existing Conditions C. Preliminary Plat D. Grading Plans E. Utility Plans F. Site Plan G. Building Elevations l-I. Public Comment Booklet (To Be Supplied at Meeting) . . '"' .) ~ "'1"""'1 "" 'Ifra ""IlllWD ~ """,i o(p 1. 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'''-'''''''''''' ILr I/j t // ,~ "- "- "- "- "- "- "- I I "- "- "- "- "- , "- , "- , "- "- "- "- , <. "- ", , "- "- , "- , "- "- , "- ",,- "- , "- "- "- , , , "- , "- " " , '..... '..... .. .tey. "--< "- "- , , , "- rr) <:;-;,y-';5' i',;'\.,,", / ' , ~ ....., / , " 1 I I I I I I , "- "- "- , , "- 'Y I'.. I "-,,- I "-, "- "- "- , , ...... ',,- '. ".... , ('~ "- "- "- , "- , "- "- , "- "-, I 'J I I I ! ~;- r.r) , "- "- "- ....., ~ ') / ^,\fJ /..0 . \1-'< /" ";/0 1 /" D0-.0 <<1 /000:/ '" . ,<"'. ~\",,/ ~o/>. \ :/'/ IA- ^J~1E2") CUSTOl"1 BUILDERS TUJ!i'H-JOHES' k)i'ITICEl_LO, MN /" / /" /" /" / // \,' 1 ~~, <ii' I . 1 I I ________ L- r: . I: \ / / / / / 21'-1' 1 -..--...----.,.-- - GlARAGE 24' X 22' UNIT B 1446 SQ. FT. 10>' -II' F.- P. I --- -- I I I ,)-1 I GlARAGlE ). I ) ''1 ~:1' I (\) I ~) 1 1- ('1 I UNIT A 1 1440 SQ. FT. l..~~ ,..4 :t,-- . : I I I 23'-l' 24' X 22' () f:: 23'-l' f- r Q 'T N pP ;(;."\~ /1)' ~ 'jW /" / Q I.lI > (l Q ill Q ::3 '1 - (::J (''-I 20'-0" 13'. l' y /'1 /" ! 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'$' ] t5 ........ u, U ')l \) .. ~ 0 ill ...J DO DDI <( <{ co \.) to u . DO L1[] rn -~ ;l II ~.J z o t- <( I~ 1'-1 IS=CJ!\ o I'Gt . . . fJJ] [tJEf) o ;~~~ ~;~~~TION 1'-"'; ,,', '. II~ DO DO DO . . . II" o ~~~~/;~~~ATION . . . . "'.' ':' "~,~: .,~ Planning Commission Agenda - 05/03/05 12. Public Hearinl!: Consideration of a reauest for an amendment to a Conditional Use Permit for a Planned Unit Development allowinl! for modifications to R-2A standards includin!! specification of !!ara!!e placement for sinl!le-familv homes. Applicant: MW Johnson. (NAC) REFERENCE AND BACKGROUND The applicant is seeking an amendment to the Sunset Ponds PUD in the R-2A housing area. The applicant suggests that the side loaded garage locations are running into conflicts with other street and utility improvements that were apparently installed without adhering to the original plan. They have asked to move the side loaded units other locations that will not have the same conflicts. This change would reduce the number of the side loaded units slightly. Staff is supportive of the change, but with the following additional considerations: 1. The unit design for the R-2A houses in Sunset Ponds includes units that have front-loaded garages in front ofthe unit's living space. This design is not allowed in the R-2A District, nor was it a part of the PUD approved for Sunset Ponds. Garages must be no more than five feet closer to the str.eet that the principal living space, except where the garage is side-loaded to avoid the dominance of garage door exposure to the street. 2. All garage doors must meet a setback of at least 25 feet to permit parking in driveways that will not interfere with sidewalks or the public right of way. The 15 foot setback in the R-2A zone is intended to apply to living space or side-loaded garages only. With these conditions and clarifications, the project should continue to meet the intent of the PUD approval for the R-2A area. In addition to these requirements, all other R-2A regulations (including those listed below) would continue to apply: . No garage door area may comprise more than 50% of the width of the building, except when located at least 10 feet behind the front I ine of the building. . All structures must have a front fayade of 20(% brick or stone (10% if stucco or real wood comprises at least 70%) . Garages must be no less than 450 square feet in floor area. . Buildings must be no less than 1,200 square feet in qualified finished floor area. . Roof pitch must be no less than 5/12. . No less than 60% of the front yard space must be landscaped garden area, not just lawn or unplanted mulch. . Landscaping shall include, at a minimum one tree per 1,500 square feet of lot area, and 1 shrub per 150 square feet of lot area. i"i';/,,':"C:::~':":"'," Planning Commission Agenda - 05/03/05 ALTERNATIVE ACTIONS Decision 1: Amendment to PUD for Sunset Ponds R-2A area: 1. Motion to recommend approval ofthe amendment, subject to the comments and conditions of this report. 2. Motion to recommend denial of the amendment, based on a finding that the changes are inconsistent with the intent of the PUD and the City's Comprehensive Plan. STAFF RECOMMENDATION Staff recommends approval, with the conditions as noted. The original PUD illustrated buildings, and building locations, that were deemed by the City to meet the City's PUD intent. The changes presented in this amendment, together with the reminders to the builders in the project, should reinforce the requirements and meet the original PUD conditions. SUPPORTING DATA A. Site Plan B. Building Elevations C. Site Images 2 . . . <( I'll - . ----:- lit", l \ \ \ \ \':i . "'I '\'" ",\'61 \ ~ Vl ~l VI 'II. \'S ~ \ \ \ I'" i, ',i II, r' 'I i i III ~ . . 1111 . @,F- I~\~,r , r...-.-... _W; / ~~," ~,' I '~,\; L -r{- 0- \1 rl--- \ <, :,; 0~ 11-1 - Gq.oDRlcH- .DRIVE .~..,-~.:=:-'-'=-~_:'::-.~~~::::-::-':- --~'.. 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Consideration to review a skctch plan for a detached townhomc dcvclopment in an PZM (Performance Zone- Mixed) District. Applicant: Greater MN Housill!! Fund REFERENCE AND BACKGROUND Developers will be provided an informational presentation on their proposed project. SUI>PORTING DATA Exhibit A; Exhibit B: Site Location Map Sitc Plan ) / v 1?1A I 1/2 MI L~""____ o . .'."_. . /') . 0/1 o KJeLLaERG'S MOalLE ... - '"~'1 i _ ,I ~;' ~ez .... !i ?' ~ o t,}'I" ,. ".__un"'.'..".. . ~. tD c: r 0 z Cl tD I'TI =1 I'TI ;::0 z !!! G"l . :::I: :s:: tD 0 0 ;l .... ;::0 (:;' ~,_. :I: ~ 0 Jl 0 :s:: 0 z tn ~ "0 a ?' ..... :$ ~ ~-~ '0>0" .." ..=: ~""C(\U1 m ~'~~ "Q,lta'"O ~~~& ~ ~S' g: ~ n Q,i ::c ;.ym~o ~~.i: :-e ~. m g ",,../1) S' ~, 5i' ! n o ~ 11ft? t;-l @ :S, ..... ID 0. "'! t:l ~~~~ ~~.,,<a /1)~-''P e:r"'1"~~ , c- , 3 ~~~;:o Ef"'Ef'< Qi-Q,l:I: n 3 n 0 '" 5" '" 3 ~ ; i.J, ~ .." [