Planning Commission Agenda 06-24-2002 (Special Meeting)
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AGI~NDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Monday - .June 24, 2002
6:00 P.M.
Members:
Dick Frie, Robbie Smith, Richard Carlson, Rod Dragsten and Lloyd
I Iilgart
Council Liaison:
Clint llcrbst
Staff:
Jeff O'NeilL Fred Patch, John Glomski and Steve Grittlnan
1. Call to order.
2. Public Hearing: Consideration of a request for a conditional use permit allowing auto-
body operation in the B-3 zoning district. Applicant: Gould Bros. Chevrolet and Jay
Morrell
3. Adjourn
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2. Consideration of a Conditional Use Permit and an amendment to a Planned Unit
Develooment to allow an auto body repair facility in the B.3 district.
Applicant:Gould Brothers and Jav Morrell (JG)
A. REFERENCE AND BACKGROUND:
Gould Brothers is requesting an amendment to a previously approved Planned Unit
Development and a conditional use permit to operate an auto body repair facility on
portions of two parcels currently owned by Jay Morrell. The properties are at 1205 and
1219 Highway 25 South, the former AutoMaxx building and the Glass Hut property. The
applicant intends to retrofit the AutoMaxx building, which includes Professional Approach
Hair Salon, for service and repair, maintaining the customer parking spaces to the east and
south of the building, which overlap onto the northerly portion of the Glass Hut property.
This is basically a switch in use on a previously approved PUD from Auto Sales and
display to auto repair. As noted, the proposed use requires a Conditional Use Permit in
this district. The Zoning Ordinance lists 18 special requirements for the issuance of this
CUP. A copy of that section of the Ordinance is attached to this report as Exhibit D.
Most of the requirements relate to routine standards applied to commercial uses, including
paving and curbing of all parking areas, lighting standards, landscaping and screening,
drainage, dust, and noise control. Being as this is a reuse of an existing structure, many of
these conditions are not applicable. The following are issues that need to be discussed;
Landscaping:
As a condition ofthe previous Planned Unit Development and Conditional Use Permit
allowing AutoMaxx to be located in the building, a landscape plan was presented and
approved, however it has not been followed to fruition. The City has a requirement on
commercial sites that one tree per 50 lineal feet of site perimeter be planted on the
property. The PUD site contains just over 1,250 lineal feet, resulting in a requirement for
25 trees. As a condition of approval and prior to any building permit approval the
applicant should meet these requirements, either through another landscape plan or the
previously approved landscape plan. This may be accomplished through a landscape bond
or the City could withhold issuance of a building permit enabling autobody work until the
landscaping is completed..
Outside Storage and Screening:
The applicant was asked to show any outside storage and screening on the site plan
presented with the application. The site plan does not show outdoor storage or screening
displays, so it is staffs understanding that there will not be a need and a condition ofthe
CUP will be listed as such.
Parking:
The applicants site plan shows that they will utilize the 14 existing parking spaces on the
south and east walls of the building for customer parking. This should be sufficient for the
uses in this building, however it should be a condition of the PUD amendment, as it was in
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the original PUD approval, that the applicant provide additional parking spaces in the
event that the proposed fourteen spaces do not prove to be enough. The applicant should
also re~stripe these parking stalls.
Curbing:
The curb along Marvin Road was not required via the previous CUP. According to the
previously approved PUD, the applicant was allowed flexibility to defer curbing in this
area, pending a City decision on the status of the right-of-way. Both full street
construction and vacation have been discussed. Given this potential change, it was and
should be noted again that the applicant is allowed to defer this improvement until the
Marvin Road status is resolved.
B. ALTERNATIVE ACTIONS
Decision 1: Conditional Use Permit
1. Motion to recommend approval of the CUP for Auto Body Repair, subject to the
conditions in Exhibit Z, based on a finding that the use is appropriate for the
zoning district and the proposed site.
2. Motion to recommend denial of the CUP, based on a finding that the use cannot be
contained on the existing parcel of record.
3. Motion to table action on the CUP, subject to additional information.
Decision 2: Amendment to the Planned Unit Development
1. Motion to recommend approval of the amendment, based on the finding that the
use is similar to that of the previously approved PUD and a finding that this use is
consistent with the comprehensive plan.
2. Motion to recommend denial of the PUD amendment, based on a finding that there
is no showing that the development will further the City's planning objectives or
result in a higher standard of development.
3. Motion to recommend tabling of the amendment to the PUD, subject to additional
information.
C. STAFFRECOMrndENDATION
Staff recommends approval of the CUP and PUD amendment, only on the conditions
listed in Exhibit Z. If the modifications to the plan are made, the plan will comply with the
general intent of the Conditional Use Provisions of the B-3 District.
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D. SUPPORTING DATA
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit C - Landscape Plan
Exhibit D - Zoning Ordinance Conditions Applicable to this Land Use
Exhibit Z - Conditions of Approval
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9. The development shall conform to minimum parking and landscaping
requirements of the zoning ordinance.
10. No conditional use permit shall be granted for an auto body shop within
600 feet of a residential or PZM zone existing at the time the conditional
use permit is granted.
(#175, 4/24/89)
[Q] Restaurants, cafes, tea rooms, taverns, and off-sale liquor located within 300 ft
of a residential zone provided that:
1. Primary access must not be through residential street(s).
(#258,9/26/94)
[R] Governmental and public utility buildings and structures necessary for the
health, safety, and general welfare of the community provided that:
1. Conformity with the surrounding neighborhood is maintained and required
setbacks and side yard requirements are met.
2. Adequate screening from neighboring uses and landscaping is provided in
accordance with Chapter 3, Section 2, of this ordinance.
3. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
(#300, 12/8/97)
13-5: INTERIM USES: The following are interim uses in a "B-3" district (requires an interim
use permit based upon procedures set forth in and regulated by Chapter 22 of this
ordinance ).
[A] Trucking and Trucking Service provided that:
1. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing, conforming buildings or areas as
to cause impairment in property values or constitute a blighting influence
within the district in which the proposed use is located.
2. Parking areas shall be screened from view of abutting residential districts
in compliance with Chapter 3, Section 2, of this ordinance.
3. The entire site, other than that taken up by a building, structure, or
plantings, shall be surfaced with a material to control dust and drainage,
which is subject to the approval of the City Engineer.
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4. The site shall meet minimum lot dimension requirements of the District.
5. No outside storage except as allowed in compliance with Chapter 13,
Section 4[E], of this ordinance.
MONTICELLO ZONING ORDINANCE
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13/11
(xhi'bJ't- D
2.
An outdoor recreational facility shall be appropriately separated from the
parking lot and driving areas by a wood fence not less than 4 feet in height
or Council approved substitute, and shall be located continuous to the day-
care facility, and shall not be located in any yard abutting a major
thoroughfare, and shall not have an impervious surface for more than one-
half of the playground area, and shall extend at least 60 feet from the wall
of the building or to an adjacent property line, whichever is less, or shall
be bound on not more than two sides by parking and driving areas. A
minimum size of the outside recreational facility shall be 2,000 sq. ft., or
in the alternative 75 sq. ft. per child at licensed capacity, whichever is the
greater figure.
3. The regulations and conditions of the Minnesota Department of Human
Services and Department of Health, Public Welfare Manual 11-31-30 as
adopted, amended, and/or changed, are satisfactorily met.
4. A written indication of preliminary, pending, or final license approval
from the regulatory agencies is supplied to the City of Monticello.
(#152,9/22/86)
[P] Auto body shop repair provided that:
1. Door opening to service area garage must not face street frontage.
2. Vehicle storage area limited to 50% of floor space of the structure housing
the auto body shop.
3. All vehicles being serviced and all vehicle parts must be stored inside or in
vehicle storage area.
4. Vehicle storage area shall be enclosed by enclosure intended to screen the
view of vehicles in storage from the outside. Enclosure shall consist of a
six-foot high, 100% opaque fence designed to blend with the auto body
shop structure and consisting of materials treated to resist discoloration.
5. The floor of the vehicle storage area shall consist of asphalt or concrete
pavmg.
6. No work on vehicles or vehicle parts shall be conducted outside the
confines of the auto body shop.
7. The advertising wall facing the public right-of-way shall consist of no
more than 50% metal material.
8. The secondary or non-adv~rtising wall facing a public right-of-way shall
utilize a combination of colors or materials that serve to break up the
monotony of a single color flat surface.
MONTICELLO ZONING ORDINANCE
13/10
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PUD amendment/CUP Conditions of Approval - Gould Brothers auto repair
1, Landscaping of the parcel per site plan prior to issuance of a building permit or via a
landscape bond,
2. Paving and curbing along the Marvin Road frontage within twelve months of a resolution
of the status of Marvin Road by the City CounciL
3, There will be no outside storage of vehicles or parts, If outside storage should occur the
applicant will immediately be subject to a revocation hearing in front of the city counciL
4, 14 Customer parking spaces should be re-striped. In the event these 14 spaces are proven
not to be sufficient, the applicant shall provide additional parking spaces.
5, No outdoor sales/display.
6, Recommendations of other City Staff, including the City Engineer.
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