Planning Commission Agenda Packet 11-22-1977PLANNING COMMISSION SPECIAL MEETING
Tuesday - November 22, 1977 - 7:30 P. M.
Members: Gillham, Topel, Doerr, Ridgeway, Bauer, Miller.
1. Approval of November 15, 1977 minutes.
2. Consideration of Building Permit - Decorative
Services.
3. Ordinance Amendment Review.
NOTE
PLEASE BRING IN YOUR ORDINANCE BOOKS AND THEY WII_1.
BE UPDATED WITH ALL ORDINANCE AMENDMENTS.
AGENDA SUPPLEMENT
Agenda Item 2. Consideration of Building Permit - Decorative
Services.
Decorative Services is requesting a building
permit on the eastern half of Lot 1, Block 2,
Oakwood Industrial Park. This is the same lot
as Zahler Lumber Co. occupies. (See enclosed map).
This item was reviewed briefly at the Planning Com-
mission's last meeting and it was tabled until this
special meeting to allow the building inspector a
chance to review the plans.
Decorative Services is proposing a 40' x 120'
(4800 square feet) concrete block building con-
sisting of twenty (20) individual garages for
rental storage.
This usage is allowed according to the ordinance
in the Oakwood Industrial Park as a permitted use-.
If there is to be any outside storage (present
plans do not indicate any) it would be necessary
to apply for a conditional use permit. for such
s tora go.
Since this lot is being subdivided, the following
requirements are necessary:
1. Certificate of survey.
2. Review by Planning Commission.
3. Review and approval by City Council."
4. Park dedication requirements; there would be
merit, for waiving this provision since the
V_, to Oakwood Industrial Park has already gone through
wr4 sul>fivision requirements when it, was platted.
Additionally, according to our ordinance, twenty
(20) off street, parking spaces would be required.
POSSIBLE ACTION: Consideration of building permit
request..
Agenda Item 3. Ordinance Amendment. Review.
MEMORANDUM
T0: Planning Commission
FROM: Gary Wieber
In order to expedite future Planning Commission
meetings I would like to make a few suggestions.
I. Please read the information sent out with the agenda
it helps to eliminate confusion or questions at
the meeting.
2. Should you feel you need additional information
that was not included with the agenda, please
call Rick or myself and we will certainly try to
provide it for you.
3. While no two agenda items are alike, normally it.
should not take longer than one-half (1) hour per
item and in most cased 10-15 minutes is adequate.
Any additional suggestions you may have to expedite
meetings will be appreciated.
Another item T would like to mention is meeting
attendance. Sometimes we barely have a quorum and
it may be well to review when the next, meeting is
at, the end of each meeting to determine who may be
absent.. Additionally, it' something does come up
that you cannot. make a meeting, please notify city
hall.
HOWARD DAHLGREN ASSOCIATES
CONSULTING PLANN E n 5
October 31, 1977
Mr. Gary Wieber, City Administrator
Cit_v of Monticello
215 South Cedar Street
Monticello, Minnesota 55362
RE: Fast Food Restaurant Parking Requirements
Dear Gary:
At your request. I have researched the parking requirements for the
fast food restaurants. As you are aware, the City of Monticello
requires one (1) off-street parking space for each 15 square feet
of gross floor area for a "drive-in establishment and convenience
food" restaurant. The requirement for a traditional restaurant is
one space for each 40 square feet of "gross floor area of dining
and bar area and one space for each 80 square feet of kitchen area".
in today's restaurant industry, there are several different types
of restaurant operations, each with their unique parking needs. The
regular "drive-in restaurant" was originally conceived as a car -hop
service where the customer would sit in his car and be served by
car -hops. This type of operation required extended time periods for
Darking the car and eating the food. Therefore, a larger number of
parking spaces is required.
A different type of operation is the McDonald's Restaurant which is
regarded as a "fast food restaurant". Most of the food is served
across the counter and the choice is made available to the customer
to eat the food within the restaurant or carry it out. The
McDonald's Restdurdnt people tell me that they expect a turn over
in each parking stall every 20 to 30 minutes. They explained that
they prefer a parking standard of one parking stall for every 2.5
seats provided or one parking stall for every 100 square feet of
Bros,, floor ar•ed. Other fast food restaurant chains have expressed
nrrferenee for surilar standdrds. The national operation for the
Kentuc&.v Fried Chicken explained that they prefer 20 parking stalls
for tnerr tr'adiLiondl ,arry-out chicken service or one parlinq stall
for earn 2.5 seats (it seating is provid M in their restaurant,,).
I dl"! tntcrvieueL: several cormunities within the Twin Cities.
'a1 a,nr:les suLh as Burnsville and Roseville each utilise the "one
s1+1- 10" ed.h It squire feel of nross floor area" standards. Other
Mr. Gary Wieber, City Administrator
October 31, 1977
Page Two
communities such as Bloomington and Edina stipulate that there shall
be one space per two or three seats, and the balance will depend on
the nature of the restaurant operation. These communities control
their fast food restaurants by conditional use permits, and the
conditions of the permit stipulate that adequate on-site parking
shall be provided. In other words, these communities establish a
minimum number and remain flexible on the amount provided.
From the City's point of view, it is very important to have enough
off-street parkinq spaces. However, it is also a concern of creatinr
too much asohalt area which is not utilized, becoming an "eyesore".
The problem becomes one of establishing a standard which recognizes the
various parking needs of the different restaurant operations. For
example, a Kentucky Fried Chicken Carry -Out operation which involves
no seating arrangements can get by with a minimum of 20 parking spaces.
A similar sized tuilding for another restaurant operation will require
25, 30, or maybe 50 parking spaces. The point being that floor area
(as a zoning standard) may relate to one fast food restaurant opera-
tion and not to another.
It is important to remember that a restaurant, especially a nationally
franchised restaurant is not going to sell itself short on parking
space. There is probably no quicker way to ruin a restaurant's
business than to establish a reputation (or image) of having too few
parking spaces or being a difficult place to find a parking space.
�- In conclusion, it is reco,mended that the ordinance standard for
drive-in restaurants tie irended to require "one parking space for -
every employee, flus one parkiny space for every 100 square feet of
gross floor area, or one parking space for every two seats provided
in the restaurant, whichever number is greater". By establishing ,i
minimum standard for employees and by providing two alternatives, i
is felt that this standard will cover most restaurant operations.
If ;ou have any q,,eations on this matter, please do not. hesitate fl,
telephone.
Sincerely,
HOI:ARD DA(ILGREN AWC If TLS, INC.
R hard J. Nicell
HOWARD DAMLOREw ASSOCIATES
CONSULTING PLANNERS
• ONE OPOVELANO TEPPACE
MINNKAPOLIB. MIN"toot. 68.03
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October 31, 1977
Mr. Gary Mieber. City Administrator
City of Monticello
215 South Cedar Street
Monticello. Minnesota 55362
RE: Parking Standards for New Car Sales
Dear Gary:
At your request. I have researched the question of off-street parking
requirements for new car sales. As is the case with most zoning
ordinances. communities vary greatly in their standards for parking
requirements. for example. the City of Bloomington has very specific
standards such as 0360 spaces for display and storage of vehicles.
20 spaces for service areas. 40 spaces for employees. and 30 spaces
for customers". The City of Edina. on.the other hand, treats the
sales area as a retail sales area. controlled by their retail sales
standards. The repair part of the new car sales is controlled by the
standard of "three -parking spaces for each service bay, plus one
parking space for each employee". The number of spaces for new and
used car, storage and display is not mentioned in the Edina Ordinance.
These spaces would be over and above the basic required spaces for
sales and repair areas.
By applying standards which cover the sales area and repair area.
the City is covered for off-street parking requirements. The important
thing during site plan review would be to determine that there is
adequate area for new and used car storage and display. After the
permits were let and the operation initiated. it would be easy for the
land owner to utilize the required off-street parking spaces for new
car display and sales. and it would be difficult for the City to police
this problem.
lie can discuss this question at the special Planning Commission meeting
of Tuesday. November 9. 1977. If you have any questions in the mean-
time. please do not hesitate to telephone.
Sincerely.
Hoaf�RB OAHy�tEN/ASSG IAT
✓ • # !A,
Richard J. Dwlnel
I