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Planning Commission Agenda Packet 05-05-1992AGENDA REGULAR MEETING - KONTICELL0 PLANNINGCOMMISSION Tuesday, Nay 5, 1992 - 7:00 p.m. Members: Dan McConnon, Cindy Lemm, Richard Martie, Richard Carlson, Jon Bogart 1. Call to order. 2. Approval of minutes of the regular meeting held April 8, 1992. 3. Public Hearing --A conditional use request to section 20-2-c of the Monticello Zoning Ordinance which requires that a planned unit development include an area of at least 3 acres. Applicant, Investors Together. 4. Public Hearing --A replatting request to subdivide Outlot A of the East View residential subdivision. Applicant, Investors Together. 5. Public Hearing --A conditional use request allowing a townhouse development in an R-2 zone. Applicant, Investors Together. 6. Consideration of calling a public hearing on rezoning Thomas Park Drive area from B-2 to I-1 zoning district designation. Applicant, Monti Motors and Hoglund Bus Company. 7. Consideration of application for a home occupation permit. Applicant, John Zavodnick. S. Review site plan --public works facility expansion project. Consider calling for a public hearing on amendments to Section 10-6 [C] and 10-8 of the zoning ordinance. Additional Information Items 1. A variance request to allow construction of a house and garage on a lot with lose than the lot minimum square footage. Applicant, Ed Kruse. Council action: No action required, as the request did not come before them. 2. A conditional use request to expand a bowling alley facility in an I-1 (light industrial) zone. Applicant, Al Joyner. Council action: Approved as per Planning Commission recommendation. 3. A conditional use request to allow an auto body repair shop in a B-3 (highway business) zone. Applicant, John Johnson. Council action: Approved as per Planning Commission recommendation. Planning Commission Agenda May 4, 1992 Page 2 4. A request for an ordinance amendment to add private retractable antenna tower to be allowed as a conditional use in a PZM (performance zone mixed) zone. Applicant, Tom Ware. Council action: Approved as per Planning Commission recommendation. 5. A conditional use request to allow a private retractable antenna tower to be allowed in a PZM (performance zone mixed) zone. Applicant, Tom Ware. Council action: Approved as per Planning Commission recommendation. 6. A variance request to section 20-2-c of the Monticello Zoning Ordinance which requires that a planned unit development include an area of at least 3 acres. Applicant, Investors Together. Council action: No action required, as the request did not come before thee. 7. A public hearing --A replatting request to subdivide Outlot A of the East View residential subdivision. Applicant, Investors Together. Council action: No action required, as the request did not come before them. S. A conditional use request allowing a townhouse development in an R-2 zone. Applicant, Investors Together. Council action: No action required, as the request did not come before them. 9. A variance request to allow construction of a warehouse building within the front, rear, and aide yard setback requirements. Applicant, J.M. Oil Company. Council action: No action required, as the request did not come before them. 10. Set the next tentative meeting date for June 2, 1992, 7100 p.m. 11. Adjournment. F 1i/ MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Wednesday, April 8, 1992 - 7:00 p.m. Members Present: Richard Martie, Jon Bogart, Richard Carlson, Cindy Lemm Members Absent: Dan McConnon Staff Present: Gary Anderson, Jeff O'Neill 1. The meeting was called to order by Acting Chairperson, Cindy Lemur, at 7:00 p.m. 2. A motion was made by Jon Bogart and seconded by Richard Carlson to approve the minutes of the regular meeting held March 4, 1992. Motion carried unanimously. 3. Public Hearinq--A variance request to allow construction of a house and aaraoe on a lot with less than the minimum lot square footage. Applicant. Ed Kruse. Jeff O'Neill, Assistant Administrator, explained that upon further research of the ordinance, it was found that an existing lot of record can be built upon if it is 75% of the required minimum lot size. The minimum lot size was 10, 890 sq ft, and Mr. Kruse's lot is more than 741 of the lot square footage at 8,168 sq ft. Therefore, no variance Le necessary. 4. Public Hearinq--A conditional use request to expand a bowlina alley facility in an I-1 (light industrial) zone. ADDlicant,. Al Joyner. Assistant Administrator O'Neill reviewed Mr. Joyner's request to expand the use at his existing bowling alley facility for two volleyball courts with a deck between them. The decks will be connected to the entrance of the building and will be used as a lounge/eating area and viewing area for the volleyball activities. Surrounding the volleyball courts will be a 6 -toot high wood fence with a net extension attached. According to the zoning ordinance, the expansion/ intensification of a non -conforming use cannot be allowed without the facility being brought into conformance with the zoning ordinance. Mr. Joyner's site has a sign system which exceeds the maximum sign square footage allowed and also has a temporary sign that may be construed as a pylon sign not being supported on a permanent lean post or post. The landscaping for the entire site also needs to be brought Into conformance. Cindy Lemur then opened the public hearing. Page 1 �1 Planning ^ommission Minutes - 4/8/92 I i Mr. Joyner commented on the lands.;aping requirements being too excessive with a tree size of 2.1/2" in diameter, as these are very large and expensive trees. Mr. Joyner stated he is willing to plant trees but not of that size. Mr. Joyner asked that Planning Commission members review his request to expand the bowling alley facility later in the meeting, as there were other people in attendance to have their matters heard, and he did want to interrupt the meeting process and asked to have the Planning Commission members consider his request later in the agenda. 5. Public Hearing --A conditional use request to allow auto bodv repair shop in a B-3 (highwav business) zone. Applicant, John Johnson. Gary Anderson, Zoning Administrator, explained Mr. Johnson's request to construct a building with an auto body related use, but it would be of the nature of an automobile detailing shop, one that installs pin striping on automobiles, sun roofs, visors, and other auto accessory related items. Gary Anderson reviewed the ten conditions associated with the conditional use permit. Mr. Johnson indicated that the site would comply with all ten conditions. Acting Chairperson, Cindy Lemm, then opened the public hearing. Mr. Jeffrey Wallace, partner in the new Hart Memorial Clinic project just north of this proposed project site, explained that he was not opposed to the project but wanted the minimum requirements of the ordinance to be met with no variances or deviations from the ordinance with this request. O'Neill further reiterated to the public that Mr. Johnson was intending to develop it according to the minimum requirements of the ordinance, which includes the ten conditions that are listed under the conditional use permit. Mr. Johnson addressed the building's location on the proposed site, with the walls of the proposed building to be vinyl siding and a breakup of vinyl siding with other sidings so as not to be dissimilar with the other buildings that have been constructed in this area. Acting Chairperson, Cindy Lomm, then closed the public hearing and asked for further comments from Planning Commission members. Commission members felt that the proposed use, even though it Is lose than what the use would be if there was an auto body repair shop there, had been thoroughly reviewed previously, and the ordinance amendment, along with the ten conditions, is very appropriate for this use also. Pago 2 Planning Commission Minutes - 4/8/97 l There being no further input from the Planning Commission, a motion was made by Richard Martie and seconded by Richard Carlson to approve the conditional use request to allow auto body repair shop in a B-3 (highway business) zone. Motion is to include that the applicant develop his site according to all ten conditions included under the conditional use permit with an additional condition that approval is for Parcel B only. Motion is based on the finding that the proposed development is consistent with the character of the B-3 district. Motion carried unanimously. 6. Public Hearina--A recuest for an ordinance amendment to add orivate retractable antenna tower to be allowed as a conditional use in a PZM (performance zone mixed) zone. ADplicant, Tom Ware. Jeff O'Neill, Assistant Administrator, reviewed Tom Ware's request to construct a retractable antenna tower, which he uses for short wave ( ham) radio operation. Mr. Ware currently operates a ham radio station at his home on the shores of Big Eagle Lake. O'Neill showed a video tape of the site where the antenna tower is presently located for the purpose of providing the Planning Commission with perspective on how it might look at the proposed site. r O'Neill explained the conditions that would be applicable in an ordinance amendment which would allow as a conditional use radios, antennas, and other communication transmission devices provided they meet nine conditions. O'Neill reviewed each condition in his presentation. Acting Chairperson, Cindy Lemm, then opened the public hearing. Tom Ware explained that he is proposing to purchase a house near the Monticello Public Works facility and move his existing radio antenna tower to this site. Prior to purchasing the property, Mr. Ware would like to go through the ordinance amendment process and conditional use process prior to purchasing the home. Acting Chairperson, Cindy Lemm, then closed the public hearing and opened the meeting for further Input from the Planning commission members. commission members discussed the proposed location of the antenna, the antenna maximum height of 98 feet, and if the antenna should fall that it wouldn't fall onto neighboring properties. The likelihood of the antenna being fully elevatod during a storm in which it could fall is highly (j unlikely, as the antenna is retracted during severe weather. Page Planning Commission Minutes - 4/8/92 Commission members also were concerned about the ladder which is mounted on the antenna tower. There being no further input from the Planning Commission members, a motion was made by Richard Martie and seconded by Jon Bogart to approve the zoning ordinance amendment allowing radio antennas and other communication transmission devices to be allowed in a PZM zone as a conditional use. The motion is based on the finding that the proposed use in the PZM zone is consistent with the character and geography of the PZM zone, and there is a demonstrated need for such use. Motion carried unanimously. 7. Public Hearinq--A conditional use request to allow a private retractable antenna tower to be allowed in a PZM (performance zone mixed) zone. Applicant, Tom Ware. Assistant Administrator O'Neill explained that most of the information was given in the previous agenda item. Since the Planning Commission members have approved the ordinance amendment, they must now consider Mr. Ware's conditional use permit request. Acting Chairperson, Cindy Lemm, then opened the public hearing. rc Mr. Ware commented that he would build a screening fence around the tower and would also install a lock on the gate to enter the fenced -in area, but he would like to have the location near his house. He also would like the tower ladder left down and leaned against the tower permanently. Acting Chairperson, Cindy Lamm, then closed the public hearing and opened the meeting for further input from the Planning Commission members. Planning Commission members felt uncomfortable with the ladder being left permanently rested against the antenna tower and also felt uncomfortable with the proposed location on the lot. There being no further Input from Planning Commission members, a motion was made by Richard Hartle and seconded by Jon Bogart to approve the conditional use permit allowing development of a 58 -foot retractable radio antenna in a PZH zone. The motion is based on the finding that the proposed radio tower structure and operation is consistent with the conditions as required by ordinance; therefore, the request should be approved. The following conditions were also attached to the existing conditions as listed in the ordinance amendments 1. The area of the antenna tower is to be fenced in with a 100% opaque screening fence with a locked gate. Page 4 &1 Planning Commission Minutes - 4/8/92 The ladder is to be removed from the antenna tower when it is not being used to service or maintain the tower. Motion carried unanimously. Planning Commission members reviewed briefly the applicants' preliminary plans. At the recommendation of Assistant Administrator O'Neill, Planning Commission acted to table formal consideration, as the preliminary plat information is not complete and thoroughly reviewed by staff. 8. Public Hearinq--A variance request to Section 20-2-C of the Monticello Zoninq Ordinance which requires that a planned unit development include an area of at least 3 acres. Applicant, Investors Toqether. Acting Chairperson, Cindy Lemm, opened the public hearing. A motion was made by Richard Carlson and seconded by ..:chard Martie to continue the public hearing and table consideration of the variance request to Section 20-2-C of the Monticello Zoning Ordinance which requires a planned unit development to include an area of at least 3 acres until the next regularly scheduled meeting of May 5, 1992. Motion carried unanimously. 9. Public Hearinq--A replattinq request to subdivide Outlot A of the East View residential subdivision. Applicant, Investors Toqether. Acting Chairperson, Cindy Lemm, opened the public hearing. A motion was made by Richard Carlson and seconded by Jon Bogart to continue the public hearing and table the replattinq request to subdivide Outlot A of the East View residential subdivision to their next regularly scheduled meeting on May 5, 1992. Motion carried unanimously. 10. Public HearinAA--A conditional use request allowinq a townhouse development !n an R-2 zone. Applicant, Investors Toqether. Acting Chairperson, Cindy Lomm, opened the public hearing and asked for a motion from Planning Commission members. A motion was made by Richard Martie and seconded by Jon Bogert to continue the public hearing and table the conditional use request allowing a townhouse development in an R-2 zone until the next regularly scheduled meeting on May 5, 1992. Motion carriod unanimously. Page 5 i Planning Commission Minutes - 4/8/91 11. Continued Public Hearinq--A variance request to allow construction of a warehouse buildinq within the front, rear, and side yard setback requirements. Applicant, J.M. Oil Company. O'Neill updated Planning Commission members on the progress of the finding that the site will probably be monitored for any soil contamination prior to any action being taken. He will report back to them with any further development at the next regularly scheduled meeting. A motion was made by Jon Bogart and seconded by Richard Carlson to continue the public hearing. Motion carried unanimously. Public Hearinq--A conditional use request to expand a bowlinq alley facility in an I-1 (liqht industrial) zone. Applicant, Al Joyner. continued from earlier in the meeting... Planning Commission members discussed further Mr. Joyner's request to allow expansion of his bowling alley facility. Planning Commission members were concerned about full requirement of the landscaping requirement in regard to the number of trees that are to be planted. Mr. Joyner would be requested to plant a minimum of 36, 1-1/1" caliber overstory trees. Planning Commission members felt that this is quite a number of trees to be planted taking into consideration the location of these trees on his proposed site given the small magnitude of the intensification of use. City staff recommended to Planning Commission members that they could consider the option of requiring only 50% overstory trees with a combination of shrubs and other small plantings to complement the other 50% tree planting requirement. O'Neill put the site plan on the overhead projector and drew some areas for tree locations and for planting of shrubs around the fenced area of the proposed volleyball courts. Public hearing was closed. There being no further input from the Planning Commission members, a motion was made by Jon Bogart and seconded by Richard Martie to grant approval of the conditional use permit request allowing expansion of a bowling alley in an I-1 zone subject to the following conditions: 1. The facility must be brought into compliance with the existing codes pertaining to signage and landscaping. The motion is based on the finding that the conditional use permit as requested is consistent with the geography and character of the area, and the development of the volleyball courts will not depreciate the value of the adjoining Page 6 O --k Planning Commission Minutes - 4/8/92 properties. Planning Commission is comfortable with the expansion of the facility; however, in keeping with the ordinance, Planning Commission is requiring that the areas of non -conformity be brought up to code with three additional conditions: 1. City staff is to work with Mr. Joyner to create a landscaping plan which is equivalent to the 50% overstory tree requirement. 2. The gate for the dumpster is to be refastened so it can be closed. 3. The handicapped signage is to be changed in the existing parking lot to a location near the east entrance doors. Motion carried unanimously. Additional Information Items 1. Discussion of a proposal for an ordinance amendment to allow outdoor sales, minor repair, and major repair in a B-2 (limited business) zone. kpplicant, Monticello Boat Works. i Assistant Administrator O'Neill explained that a representative of the applicant was not present. He explained their proposal for an ordinance amendment for the next regularly scheduled meeting in May. Their proposal is to be allowed to operate a boat works facility in the existing zone. This activity is not allowed in the B-2 zone. Various zoning ordinance amendments would be required for this land use to be legal. City staff will work with the representatives of the Monticello Boat works prior to their proposed public hearing to bo schoduled at the next regularly scheduled meeting on May 5, 1992. A variance request to allow construction of a warehouse building within the front, rear, and aide yard setback requirements. Applicant, J.M. oil Company. Council action: No action required, as the request did not come before them. Consideration of approval of a proliminary plat of phase I1 of the Cardinal Hills residential subdivision plat. Applicant, Value Plus Homes. Council action: Approved as per Planning Commission recommendation. 4. A rezoning request to rezone an unplatted tract of land to be platted as phase II, Cardinal Hills residential subdivision plat, from AO (agriculture-opon space) to R-1 (single family residential( zoning. Applicant, Value Plus Homes. Council action: No action required, as the request did not come before them. Page 7 �I Planning Commission Minutes - 4/8/92 5. Consideration of approving amendments to the zoning map of Monticello proposed in conjunction with the Chelsea Area Planning Study changing the Thomas Park area zoning from B-2 (limited business) to I-1 (light industrial). Council action: No action required, as the request did not come before them. 6. It was the consensus of the Planning Commission members to set May 5, 1992, 7:00 p.m., as the next Monticello Planning Commission meeting. 7. A motion was made by Richard Martie and seconded by Richard Carlson to adjourn the meeting. The meeting adjourned at 9:44 p.m. Respectfully submitted, Gary Anderson Zoning Administrator Page 8 r=�. Planning Commission Agenda - 5/5/92 3. Public Hearin— -A conditional use request to section 20-2-c of the Monticello 8onina Ordinance which requires that a planned unit development include an area of at least 3 acres. Applicant. Investors Toaether. AND a. Public Hearin --A replattina_reegguuest to subdivide Outlot A of the East Vier residential subdivision. Applicant. Investors Together. AND 5. Public Hearin? --A conditional use request allowing a townhouse development in an R-2 zone. A»plicant. Investors Together. P.O.) A. REFERENCE AND BACKGROUND: As of Friday morning, May 1, the information requested from Investors Together has not been submitted to City staff= therefore, staff requests that the Planning Commission table these items. D. SUPPORTING DATAt Copy of letter to Investors Together dated April 22, 1992. 250 East Broadway P. O. Box 1147 Monticello, MN 55362.9245 Phone: (612) 295.2711 Metro: (612) 333.5739 Fax: (612) 295.4404 Mr. Dean Hoglund and Mr. Ken Schwartz 101 West Broadway Monticello, MN 55362 Dear Dean and Kens April 22, 1992 CIO 1 - j As you recall, at the previous meeting of the Planning Commission, the d Planning Commission tabled the items pertaining to your development pending the completion of the preliminary plat information requirements. Those information requirements were outlined in detail with the correspondence I delivered to you prior to the previous Planning Commission meeting. This note is just to remind you to try to get the information collected and provided to City staff as soon as possible and no later than Monday, April 27. By getting the information to us by Monday, April 27, we will probably have enough time to make any last changes to it prior to the preparation of the final staff report, which must occur on Thursday, April 30, for submittal in the Planning Commission agenda on May 1. If you should have any questions regarding this proposed schedule, or if you will not be able to got the completed information to the City within the time frames noted above, please give me a call. Yours truly, CITYOFM}ONTICELLO Jee O*Neill Assistant Administrator JO/kd cc: Pile ✓ 9.,i -o05 3,4 S Planning Commission Agenda - 5/5/92 Consideration of calling a public hearing on rezoning Thomas Park Drive area from B-2 to I-1 zoning district designation. Applicant, Monti Motors and Hoglund Bus Companll. (J.O.) A. REFERENCE AND BACKGROUND: As you recall, some months ago Planning Commiesion looked at rezoning this area from the present zoning designation, which is B-2 (limited commercial), to I-1 (light industrial). The Planning Commission elected to withdraw the proposed zoning ordinance amendment because there was no interest expressed among the property owners to rezone the property as proposed. In fact, Duane Schultz, owner of Lot 5, Block 1, was the only person to make a comment from the area on the proposed rezoning, and he basically indicated that he felt there was no need at this time to rezone the property. In addition, after further review by the Planning Commission, it became the general conclusion that there was not an overriding need to change the zoning designations therefore, the request was withdrawn prior to reaching the City Council. Ironically, less than three months after the public hearing notices were sent to the adjoining property owners regarding the rezoning, two of the property owners, namely, Pat Townsend and Wayne Hoglund, have expressed an interest in conducting activity on their property (bus storage) (boat sales, storage/ service) that is not allowed in the B-2 zone and can only be allowed if the zoning designation is changed to the I-1 designation. Apparently they did not understand the significance of the original public hearing notices sent to them a few months ago. Planning Commission is now asked to take another look at the matter. Specifically, Planning Commission is asked by Hoglund and Pat Townsend to call a public hearing on the rezoning of the Thomas Park area from B-2 to I-1. The public hearing request must come from the Planning Commission. Hoglund and Townsend cannot ask for the ent ire Thomas Park area to be rezoned because they can only ask for their own property to be rezoned. Their other option would have been to ask for specific rezoning of their indL vidual parcels. I told them that approval of rezoning their property alone would be quite unlikely, as rezoning individual parcels would constitute spot zoning, and it wasn't lL koly that Planning Commission or City Council would approve spot zoning. On the other hand, I informed them that if they could get the Planning Commission to call for a public hearing on the rezoning of parcels that they did not own, there might be a better chance that the rezoning affecting thoi s individual parcels would occur. Planning Commission Agenda - 5/5/92 In addition to needing to obtain the proper zoning designation, both Hoglund and Townsend would need to obtain conditional use permits which would allow outside storage of materials. Hoglund Bus Company. In the case of Hoglund Bus Company, the proposal calls for expanding bus storage into Lots 2, 3, and 4, Block 1, Thomas Park. According to the zoning ordinance, the storage areas would need to be screened from view of the public right-of-way. In addition, the zoning ordinance requires that non -conforming uses may not be allowed to expand without first conforming with the ordinance, which means that the existing outside storage area would also need to be screened from view of the public right-of-way. I've been informed by Hoglund that he prefers not to put any screening in place; therefore, it could be possible that he would be able to obtain the zoning ordinance amendment. But if Hoglund Is not willing to comply with the screening requirements, then it is likely that his request for a conditional use permit to allow outside storage would be denied. Duane Schultz of Winkelman Construction was contacted by Wayne Hoglund regarding the possibility of expanding the outdoor storago on tho lots directly abutting the Winkelman property. Wayne indicated that Schultz did not have a problem with the proposal. I will try to be contacting Schultz to confirm this information provided by Hoglund. Monti Motors. As some of you may know, Pat Townsend and David Jamison have begun a boat works operation at the site of Monti Motors. This type of land use is not allowed in the B-2 zone. Townsend and Jamison have not been able to obtain a state license allowing them to build and sell boat trailers because the site does not have the proper zoning designation. In order for the boat works to be legal at that site, the zoning district needs to be changed from its present zoning to the I-1 zoning district. In addition, a conditional use permit would need to be obtained which would allow outside storage of materials. Again, the rezoning request and the conditional use permit request will be considered at a subsequent meeting depending on the preliminary Input provided by the Planning Commission. B. ALTERNATIVE ACTIONS: 1. Motion to call for a public hearing for the purpose of considering rezoning of Thomas Park Drive area from B-2 to I-1 uses. under this alternative, the Planning Commission is convinced that the question is worth consideration and the motion sets tho stago for the possibility of rezoning the entire Thomas Park area from 8-2 to I-1 uses as outlined in the attached map. Townsend and Hoglund would then make application for a conditional use permit Planning Commission Agenda - 5/5/92 allowing outside storage, which would be addressed immediately after the zoning ordinance amendment is addressed at an upcoming meeting. Notion to deny request to call for a public hearing on the rezoning of the Thomas Park Drive area. Under this alternative, the Planning Commission is not convinced that it makes sense to consider rezoning the Thomas Park area as proposed. Even if the Planning Commission denies the request to call for a public hearing, the applicant can still submit an application for rezoning of the parcels that are under control of the applicants. Due to the fact that rezoning only that property that the applicants control will create a B-2 zone that is further isolated inside an I-1 zone, it is not likely that the request to rezone the Townsend and Hoglund property to I- 1 would be successful. This alternative also Benda the message that the Planning Commission is not comfortable with outside storage in that area either at the boat works or an expanded outside storage associated with the bus company. Tt:is alternative would send the message to City staff that we will need to move forward to take enforcement action to eliminate the Monti Boat Works outside storage area, as it is in violation of the zoning ordinance. 3. Notion to call for a public hearing on amending the ordinance to allow outside storage as a conditional use in a B-2 zone. of course, another alternative which was not even considered by City staff as being viable would be to adopt an ordinance amendment allowing outside storage in a B-2 zone. In looking at the purpose of the B-2 zone as being a limited commercial district in the neighborhood lotting, it did not appear that this would be a wise addition to the uses allowed in the B-2 zoning district. C. STAFF RECOMMENDATION1 Staff recommends alternative /1. The petition by Hoglund and Townsend is sufficient to justify calling a public hearing on rezoning of the Thomas Park area. D. SUPPORTING DATA: Copy of area map. i 94 -SERVICES EXISTING BUS SERVICE AND STOW.9 til ZONI ,r. - —- - —.._ KEY Existing "grandfathered" Outaidpato rage Existing non-lavfull outaky roposed outside storage cpga Green reg a a reas rezo ed to -1 t Industrial) �—' - f•.fetk.i uo 3 K+b tIIvest F `96-SERVU S sipM � Sto 1 Bu%jrArr3�' t �MONTI $;WAYNE WAYNEr i� !�' 8 p JACK pHCI�Ag^ II HD(JL N08L 6 1� HAR::EI,I SCItANYry Pa F, K- J Q70RS4 ) THOHA SKOCI.UlIS) ! F Basta7� Bus at ra a SCHANY � �� �� � to' �wa1+� ►Y " 11j t�Q _gjrw- -- Ibyl yMl $ Ism abn PP lv w i P S i t $1.00 { �. I Planning Commission Agenda - 5/5/92 Consideration of application for a home occupation permit. Applicant, John Eavodnick. (J.O.) REFERENCE AND BACKGROUND: Planning Commission is asked to review a proposal to operate a hockey shop out of a residence that is located within an R-1 residential district. The question is, "Is home occupation as proposed consistent with the section of the ordinance governing home occupations?" Normally, City staff reviews home occupation permit requests and approves or denies the permit. In this case, City staff was not comfortable in saying yes or no to the permit request, and we, therefore, seek assistance from the Planning Commission in interpreting the ordinance as it applies to this home occupation proposal. Home occupation description. The descripr.ion of the home occupation is well articulated in the letter to the City submitted by John Eavodnick. Additional information can be found in the home occupation permit application form. Please review this information before reading on. Following are aspects of the operation that may not be consistent with the ordinance and, therefore, could be grounds for denying approval of the home occupation permit. Planning Commission is asked to review each of these items and determine its own interpretation of the ordinance. 1. The proposed home occupation may not be consistent With the requirement that home occupations shall not include conducting of retail business. The proposed operation of the home occupation calls for maintaining a small inventory of hockey equipment that will be displayed in the home. An individual that desires to purchase an article that's on display would make the purchase by mail. The article purchased by mail would then be delivered to the Eavodnick home and picked up later by the purchaser. Although there is not a large inventory of retail stock on site, the home itself is being used as a retail outlet. Planning Commission is asked to determine whether or not this type of activity constitutes a retail business and, therefore, is not allowed as a home occupation. 2. The home occupation will include skate sharpening. According to the home occupation definition, no mechanical equipment shall be employed that is not customarily found in the home. A skate sharpenor Planning Commission Agenda - 5/5/92 is a relatively expensive piece of equipment that is not found in very many homes. Planning Commission is asked to determine if this aspect of the operation would be acceptable and consistent with the ordinance. Skate sharpening is in a sense a retail activity. Delivery and pickup of skates is random, which could generate more than one or two cars at the site at any one time. 3. The home occupation operation requires that no home occupation shall be permitted which results in or generates more traffic than one car for off-street parking at any given point in time. Due to the nature of the business activity, it will be very difficult for the business to control how many cars will be parked off street at any one point in time. It could be that the business will generate more than one car at any one given point in time and thus violate the regulations governing operation of home occupations. 0. In reviewing the list of permissible home occupations, the operation of a hockey shop or other semi -retail shop is not specifically included. The ordinance does state, however, that permissible home occupations are not limited to the list of home occupations identified by ordinance, which includes art studio, dressmaking, special offices of a clergyman, lawyer, architect, engineer, accountant, beautician, real estate agent, appraiser, music teacher. It should be noted that on the same cul-de-sac two doors down there is a home occupation in operation that includes the repair of clocks and jewelry. Aspects of the operation of this business are not consistent with the City ordinance. However, City staff has never received a complaint regarding the operation; therefore, no enforcement action has been taken. Obviously, we have a situation here where a home occupation may possibly be denied while down the street a similar home occupation is allowed to occur without City Intervention. At some point, the City may need to reconcile this inconsistency either by enforcing the ordinance evenly or by amending the ordinance allowing one or both of the proposed home occupations to occur legally. Staff seeks your opinion on this difficult issue. Planning Commission Agenda - 5/5/92 a. ALTERNATIVE ACTIONS: Motion to approve issuance of an administrative permit allowing operation of a hockey shop. Under this alternative, Planning Commission makes the interpretation that the operation of the hockey shop meets the intent of the zoning ordinance. Although there are certain aspects of the ordinance that appear to be contradictory to the ordinance, Planning Commission could take the view that the operation meets the spirit of the ordinance; therefore, the home occupation should be approved. Under this alternative, the door would be open for like businesses to conduct semi -retail operations out of their household where customers come to the house to make orders and then come back again later to pick up the orders. 2. Notion to deny approval of permit a' -lowing operation of home occupation as proposed. Under this alternative, the Planning Commission is not convinced that the operation meets the Intent of tho regulations governing home occupations and, therefore, the permit should be denied. If this alternative is selected, the applicant has the option of coming back before the commission with a request for a zoning ordinance amendment which would allow this type of home occupation to occur in the city of Monticello. As a result of the discussion, it is hoped that the applicant will have a good idea as to whether or not it would be fruitful to move forward on the matter by applying for a zoning ordinance amendment. The discussion should also identify which sections of the ordinance should be adjusted. C. STAFF RECONNENDATIONt City staff is leaning toward recommending denying the home occupation permit because essentially the operation appears to be rotall in orientation, which is specifically prohibited in the ordinance. In addition, the traffic associated with ordering and pickup and delivery of hockey supplies along with delivery and pickup of skates for sharpening is not controlled and could result in considerable traffic in the residential area. It is likely that at any one time, more than one or two customers (vehicles) could be at the site at once, which would not be consistent with the nature of an R-1 area. This additional traffic could have a negative impact on the Planning Commission Agenda - 5/5/92 residential area and thus reduce the ability of others in the neighborhood to enjoy the otherwise residential character of the neighborhood. Of course, an approval of a home occupation permit for a semi - retail use in this neighborhood would apply to any other neighborhood; therefore, approval of this home occupation permit would open the door to similar home occupations in other residential areas. Planning Commission needs to determine if it is wise to open up other residential areas for this type of semi -retail home occupation. D. SUPPORTING DATA: Letter from John Zavodnick describing the operation of proposed hockey shop; Home occupation permit application; Excerpt from the zoning ordinance pertaining to home occupations; Site location map. C / r 1 .� N.� ,'o ��. 4•¢t.N+9 lir+..d -D�j Cew..�y � s ��_ c..J' � .Cse �� .rwwa Jtc...ao • A© c..r �.,i�w.w c y� C� •t �Ge.4�+�►•►,.aeQi-'fir. .3.�:� o f qp, ctmh J lf� S.'t'W��. l`ea,.uw�(��(� •.rJy�,.i'�.��1�.�. �Y�'/J�n��.0 ��(/� .W �!CI.�..�� � i{,/ &oc , Rk "V- �, .4---�Zjj UJ C.., 73 �� � . yti^a� ••Tf-f6�.�' � R%ld�%'^.a^,� Q��� ,C:/a. fy{ /�� iN.�.��•� �Ja .C•M.u`,ticy.•`.Z' fiT' %�C: (yY'�,,,_1�.� �Ci►i JM�. .1�ttJ' 1��2.� ii., I��.L��Ca.4�.c . L7 1.4 r l i 1,6 cam• ALI - `t-,- . 747 iu ." -xd 1L�.Q ������ Q.m�.$.•..'R.e'Q,(�.ck��n�,�+t.. ilia %c�.aa�.a;, �.:.�._: -� r .o•-� , ca �¢ ,v►a�a� ova. x4a Wa a� 4",6 �nna'L�`^"�'�. fh'!•���i ,v.d�S..eC�.�,� .k.sr� •tom nl�t[c.te .d...�.�7 't�J. 1�� •�• O�U.d��tU`.�ti' .t.�•+C AA.f� � d`� . �,�f.,.�,11 � �y.�-�•'-�' � e ADMINISTRATIVE PERMIT APPLICATION HOME OCCUPATION A home occupation administrative permit allows certain commercial use of residential land that is clearly incidental or secondary to the principal residential use of the property. The purpose of the permit process is to protect the value of residential property by assuring that commercial use of residential land is properly regulated and conducted in a manner consistent with rules governing the operation of home occupations. The information required with this application will assist the City in determining if the proposed home occupation and its manner of operation are consistent with rules governing operation of home occupations. APPLICANT INFORMATION Name: 1,11: -2 All 'AI:,f.K Phone-Home/Business:—/ Address: ICS nQke,e.. CRrL4 Business Name: 1joLj .� Location: 10J cAkdjeLo Cefrlcz Application Date: 41z41ai Zoning District: 1. Please describe the proposed home occupation activity in general terms. S KATe- ShARFelui Ali , SRIe CC- A cc.KQy 474 ic.e SK J47 iky SJpPL: eS h i CATALoj p 4OeR' Z. Describe retail sales activity, if any. C o,ro,o9 ceoeo- of ice s w)NS A-0 hccfey 6001-1 e$ lloav0; n19 hor-tQy 5lic.45, pks, pV4A5, Ames, heLmer5, wt'fres AN S I�i T ``��hjj�� Pu U LL hMl a Lin„teci 5oPP44V5 c 3. Des be m �ilahtarrn� pair activity proposed, if any. A1oae 4. Describe inventory to be kept on the premises, if any. CA-rA Ocoel', 04 ee- 0.0-0 Ng, I,4J0AA4R o,v AANo hL S Fre Td ST, c R PkTU /2,J5. 4:y •, i L� N. T c GeR,4Te. 5k 4t- 9,c1l.F+1 W e C qY'd 047-- ► r. s S -a=, S. Will any person other than those residing on the promises be employed in the home occupation? I! so, please describe. Kt 6. Will any mechanical equipment be used in conjunction with the home occupation not customarily found in the home? If so, please describe. S)tA,Te 5 h A,P�?u u J m �� � _ai¢d - cC S 7. How many rooms will be devoted to the home occupation use? /1-1 L1 1 8. Will the home occupation require internal or external alterations or involve construction? If so, please describe. 9. Where will the entrance to the space devoted to the home occupation be located? c c 4oe M � doc R i ic. xT J � 7o gA�eAse dco,�; is The F:ea^sr cF Zhe hsw.e. CLos,,To d,a,,4,e_e1y 10. Please describe signage proposed. Please note that home occupations in residential districts prohibit signage. J70A)E 11. Will the home occupation result in outside storage of equipment or materials used in conjunction with the home occupation? If so, please describe. NQ 12. Is there sufficient hard surface off-street parking available for one car? Will the home occupation result in more than one customer's car being parked on the premises at any given point in time? OvR 6p, uecJA� eA►1 PAkk 6 c.Aes. Wo- 2xpecr Ale MoQc —711 All a c ART AZ A .vP1 q ucpJ Tim C- I have reviewed the regulations associated with operation of a home occupation, and I have reviewed City staff comments. I do hereby agree to abide by all City of Monticello home occupation regulations. LI e 'MAS CITY BT"T COMMUTS Building Inspector; Public Works Director; Assistant City Administrator: It has been determined by staff that an administrative permit should be approved/denied with the following conditions: RENEWAL: Providing that the use for which the permit is granted remains in conformance with the terms and intent of the ordinance, the permit shall be automatically renewed each year during the month of January. 'r ' Page 2 [GD] GRADE (Adjacent Ground Elevation): The lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the property line, or when the property line is more than five (5) feet from the building, between the building and a line five (5) feet from the building. [GE] GRADING: Changing the natural or existing topography of land. [GF] GUEST ROOM: A room occupied by one (1) or more guests for compensation and in which no provision is made for cooking, but not including rooms in a dormitory for sleeping purposes primarily. [HA] HOLIDAY SIGNS: Signs or displays which contain or depict a message pertaining to a national or state holiday and no other matter. [HB] HOME OCCUPATION: Any gainful occupation engaged in by the occupants of a dwelling at or from the dwelling. �c�a gu��ne55 ? Such activity shall be clearly incidental and'seeondary to the residential use of the premises. Permissible home occupations shall not include the conducting of a retail business other than by mail, manufacturing MONTICELLO ZONING ORDINANCE 1/10 business, or a repair shop of any kind on the premises, and no stock in trade shall be kept or sold. No other than persons residing on the premises shall be employed, p ek $ k 44e Slone p no mechanical equipment shall be employed that is not customarily found in the home, and no more than one (1) room may be devoted to home occupation use. Such home occupation shall not require internal or external alterations or involve construction features not customarily found in dwellings. The entrance to the space devoted to such occupations shall be within the dwelling. There shall be no exterior display, no exterior signs except as allowed in the sign regulations for the zoning district in which such home occupation is located. Identification signs indicating the presence of a home occupation are not allowed in any residential zone. There shall be no exterior storage of equipment RD{ 66�tfolab4v- or materials used in the home occupation. No home occupation shall be permitted which results in or p41a;1 �)4�wP generates more traffic than one (1) car for oft -street parking at any given point in time. Permissible home occupations include, but are not b limited to, the followings art studio, dressmaking, <"Jj� special offices of a clergyman, lawyer, architect, ��a41engineer, accountant, beautician, or real estate agent 1nviri b/v or appraiser, when located in a dwelling unit occupied by the same; and teaching, with musical, dancing, and other instruction limited to one (1) pupil at one time. MONTICELLO ZONING ORDINANCE 1/10 Operation of a home occupation as an accessory use of residential property first requires issuance of a home occupation permit from the City of Monticello. Home occupation permits shall be reviewed and renewed on an annual basis. Failure to operate home occupations in a manner consistent with the standards stated herein or failure to comply with building code or public nuisance regulations will result in withdrawal or non -renewal of home occupation permits. The cost of the permit shall be established by the City and subject to change from time to time. (1/14/91, #201) (HC] HOTEL: Any building or portion thereof occupied as the more or less temporary abiding place of individuals and containing six (6) or more quest rooms, used, designated, intended to be used, let or hired out to be occupied, or which are occupied by six (6) or more individuals for compensation, whether the compensation be paid directly or indirectly. [IAJ IDENTIFICATION SIGNS: Signs in all districts which identify the business or owner, or manager, or resident, and set forth the address of the premises where the sign is located and which contain no other material. [IB] ILLUMINATED SIGN: Any sign which is lighted by an artificial light source either directed upon it or illuminated from an interior source. (IC) IMPERVIOUS SURFACE: An artificial or natural surface through which water, air, or roots cannot penetrate. (ID) INDIVIDUAL PROPERTY SALE OR RENTAL SIGNS: Any on— premise sign giving information to employees, visitors, or delivery vehicles but containing no advertising. May include name of business but must predominantly represent a directional or information message. [IEJ INFORMATIONAL/DIRECTIONAL SIGNS: Any on -premise sign giving information to employees, visitors, or delivery vehicles but containing no advertising. May include name of business but must predominantly represent a directional or information message. (IF) INSTITUTIONAL SIGN: A sign or bulletin board which identifies the name and other characteristics of a public, semi-public, or private institution on the @its where the sign is located. Institutions shall include churches, hospitals, nursing home, schools, and other non-profit and charitable organizations. MONTICELLO ZONING ORDINANCE 2/11 [GD) GRADE (Adjacent Ground Elevation): The lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the property line, or when the property line is more than five (5) feet from the building, between the building and a line five (5) feet from the building. (GE] GRADING: Changing the natural or existing topography of land. (GF] GUEST ROOM: A room occupied by one (1) or more guests for compensation and in which no provision is made for cooking, but not including rooms in a dormitory for sleeping purposes primarily. [HA) HOLIDAY SIGNS: Signs or displays which contain or depict a message pertaining to a national or state holiday and no other matter. [HBI HOME OCCUPATION: Any gainful occupation engaged in by the occupants of a dwelling at or from the dwelling. Such activity shall be clearly incidental and secondary to the residential use of the premises. Permissible home occupations shall not include the conducting of a retail business other than by mail, manufacturing business, or a repair shop of any kind on the premises, and no stock in trade shall be kept or sold. No other than persons residing on the premises shall be employed, no mechanical equipment shall be employed that is not customarily found in the home, and no more than one (1) room may be devoted to home occupation use. Such home occupation shall not require internal or external alterations or involve construction features not customarily found in dwellings. The entrance to the space devoted to such occupations shall be within the dwelling. There shall be no exterior display, no exterior signs except as allowed in the sign regulations for the zoning district in which such home occupation is located. Identification signs indicating the presence of a home oFcupation are not allowed in any residential zone. There shall be no exterior storage of equipment or materials used in the home occupation. No home occupation shall be permitted which results in or generates more traffic than one (1) car for off-street parking at any given point in time. Permissible home occupations include, but are not limited to, the following: art studio, dressmaking, special offices of a clergyman, lawyer, architect, engineer, accountant, beautician, or real estate agent or appraiser, when located in a dwelling unit occupied + by the same; and teaching, with musical, dancing, and other instruction limited to one (1) pupil at one time. L.✓ NONTICELLO ZONING ORDINANCE 2/10 Operation of a home occupation as an accessory, use of residential property first requires issuance of a home occupation permit from the City of Monticello. Home occupation permits shall be reviewed and renewed on an annual basis. Failure to operate home occupations in a manner consistent with the standards stated herein or failure to comply with building code or public nuisance regulations will result in withdrawal or non -renewal of home occupation permits. The cost of the permit shall be established by the City and subject to change from time to time. (1/14/91, 1201) CHC] HOTEL: Any building or portion thereof occupied as the more or lees temporary abiding place of individuals and containing six (6) or more quest rooms, used, designated, intended to be used, let or hired out to be occupied, or which are occupied by six (6) or more individuals for compensation, whether the compensation be paid directly or indirectly. [IAJ IDENTIFICATION SIGNS: Signe in all districts which Identify the business or owner, or manager, or resident, and set forth the address of the premises where the sign is located and which contain no other material. (IBJ ILLUMINATED SIGN: Any sign which is lighted by an artificial light source either directed upon it or illuminated from an interior source. [1C) IMPERVIOUS SURFACES An artificial or natural surface through which water, air, or roots cannot penetrate. [ID) INDIVIDUAL PROPERTY SALE OR RENTAL SIGNS: Any on - premise sign giving information to employees, visitors, or delivery vehicles but containing no advertising. May include name of business but must predominantly represent a directional or information message. [IE) INFORMATIONAL/DIRECTIONAL SIGNS: Any on -premise sign giving information to employees, visitors, or delivery vehicles but containing no advertising. May include name of business but must predominantly represent a directional or information message. (IFJ INSTITUTIONAL SIGN: A sign or bulletin board which identifies the name and other characteristics of a public, semi-public, or private institution on the site where the sign is located. Institutions shall include churches, hospitals, nursing home, schools, and other non-profit and charitable organizations. U MONTICELLO ZONING ORDINANCE 2/11 Planning Commission Agenda - 5/5/92 6. Review site plan --public works facility expansion Qroiect. Consider calling for a public hearing on amendments to Section 10-6 ICI and 10-8 of the aonina ordinance. (J.O.) A. REFERENCE AND BACKGROUND: The public works department is planning the expansion of the existing maintenance garage near the intersection of west County Road 39 and Elm Street. The Planning Commission is asked to review the site plan and proposed phasing and determine if the plan is acceptable. Planning Commission will also be asked to review amendments to the ordinance that are proposed in conjunction with the project and consider calling for a public hearing on said amendments. Site Plan Review The proposed expansion will be completed in three phases. The first phase will include development of a 15,000 eq ft garage behind the existing structures. Phase I will also include development of an above -ground gas storage and dispensing area, an evergreen planting along the western boundary of the property, and will include paving of a drive area along the western side of the property. No additional paving of unpaved storage areae is proposed with phase I. Phase II includes construction of an additional structure that will link the existing maintenance building with the phase I storage facility. The existing maintenance building will also be expanded to the south. Paving of the drive areae extending from the east side of the garages to the road will be completed with phase II. John Simola informed me that bituminous paving of the entire drive is not proposed with phase I because phase II construction would require that portions of phase I paving be redone. Resurfacing of the gravel surface area to the east of the alto is not proposed. This area serves as a short-term storage area for rock used in the soalcoating process. Phase III calls for building a structure linking the two existing maintenance buildings. Staff plane on reviewing the site plan in more detail at the meeting on Tuesday. 4 - Z Planning Commission Agenda - 5/5/92 Zoning Ordinance Amendments Technically, a zoning ordinance amendment is not necessary because the existing use is considered a permitted use. Specifically, the zoning ordinance stated: PERFORMANCE ZONE PERMITTED USES: Only the following uses are permitted uses within a PEN district: (C) Those uses that exist prior to the adoption of this chapter. A literal interpretation of the language above would indicate that the public works facility (former NSP site) Is allowed as a permitted use because it existed prior to the adoption of the chapter (PZN district regulations). Staff is recommending that the ordinance be amended by eliminating Section (C) above because it also has the effect of labeling the activity conducted by Ruff Auto as a permitted use. As a permitted use, Ruff Auto could expand into other property in the PEM zone. The negative potential of this occurring is staggering. Much of the land near Ruff Auto is undeveloped and could potentially be used by Ruff for expansion areas. Particularly, the land owned by Tom Brennan between Ruff Auto and the freeway is in the PEN zone. From a technical standpoint, according to the literal interpretation of the ordinance, Ruff could expand his junk yard into these areas. City staff does not think it was the intent of the PEM regulations to allow Ruff Auto or other uses incompatible with the PEN district purpose to be allowed as permitted uses without the constraints associated with being lawful conforming uses. Unfortunately, a literal interpretation of 10-6 (C) would lead one to think that all uses in the PEM zone In existence at the time of adoption are now considered permitted uses. City staff requests the Planning Commission to review this matter and consider calling a public hearing on abolishing or amending 10-6 (C). In addition to abolishing 10-6 (C), Planning Commission is asked to call for a public hearing on establishment of a zoning ordinance amendment that would allow operation of a municipal public works facility as a conditional use In the PEM zone. 10 L Planning Commission Agenda - 5/5/92 a. ALTERNATIVE ACTIONS: 1. Motion to call for a public hearing on abolishing or amending (C] and on an amendment establishing a municipal public works facility as a conditional use in the PZM zone. Review site plan and suggest amendments to it as desired. 2. Motion to deny calling for a public hearing on abolishing or amending (C) and on an amendment establishing a municipal public works facility as a conditional use in the PZM zone. C. STAFF RECOMMENDATION: Staff recommends alternative it for reasons outlined above. D. SUPPORTING DATA: Site plan= Excerpts from ordinance. I 12-4: CONDITIONAL USES: The following are conditional uses in a B-2 district: (Requires a conditional use permit based upon procedures set forth in and regulated by Chapter 22 of this ordinance.) [A) Multiple family buildings provided that: 1. Development is compatible with existing and planned use of the area and conflicts are not created between commercial and residential use and activities. 2. The lot, setback, and building requirements outlined in Chapter 3, Sections 2, 3, and 4, of this ordinance are complied with. (AG 3. At least five hundred (500) square feet of useable 2L 0 1.0 open space as defined in Chapter 2, Section 2, of �► D 2 this ordinance is provided for each dwelling unit. 4. Adequate off-street parl:inq and off-utruut luudlr:y is provided in cc;.ipllance with Chapter 3, A Sections 5 and 6. , 5. The development is adequately served by a collector or arterial street. v� 6. The provisions of Chapter 22 of this ordinance are sidered and satisfactorily met. [BJ 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. IN [C) Commercial planned unit development as regulated by Chapter 20 of this ordinance. NONTICELW ZONING ORDINANCE of projects developed under the PZ-Residential zoning, involvement with adjacent owners shall be encouraged through all steps within the approval process. 4. Submission Requirements, Amendments, and Special Requirements: (a) All applicants shall submit final building plans to the City prior to the granting of permits. No changes to the plans shall be permitted without consent from the City Council. All requirements as a condition of approval shall be addressed in the final developers agreement and indicated on all appropriate plans. City staff shall inspect the work during construction to assure that such plans are followed. (b) The City Council may at its discretion place special requirements that will ensure the complete construction of all requirements. Such conditions may include performance bonds, time limitations for commencement of the work, and limitations on the hours of construction. i (c) when areae are to be preserved by the developer, the City may require that such areas be fenced during construction to assure that equipment will not damage preservation areas. 10-6: PERFORMANCE ZONE-MIXED (PEN) PERMITTED USES: Only the following uses are permitted uses within a PEN district: "PZ-MIXED ZONING DISTRICT" (A) Those uses listed as permitted uses within the R-3 zoning district subject to the standards contained therein. (BJClub or lodge without the serving of food or beverages. (C) chhaose usea that exre _ or to the adoption of this (D) A permitted use shall be regulated and controlled by the terms, conditions, and provisions of this ordinanco as they pertain to an R-3 district. 10-7: PZMc PERMITTED ACCESSORY USES: Only the following uses are permitted accessory uses within a PEM district. (A) Those uses listed as permitted accessory uses in the R-3 zoning district. MONTICELLO ZONING ORDINANCE 10/0 k Y T - N - t � PDRLIC WORKS FACILITY PHASE I - II SITE PLAN • "� y /,rt ;1 `� SCHOOL PROPERLY ALONG ENTIRE NORTHEAST SIDE OF PROPERTY ON OTHER SIDE OF TRACKS # i" GLV®. EVERGREEN �� ` 8i0B�GE �,`�� RAIL ROAD TRACKS -- SEPARI%10 �+ PY�stsII is ""• s.K F. A�plrlt 1ftoPAyaa: FUTURE AsPE&LT G Lir edium"aserBTOIucs Q , i PMAs! ¢ 1 GAAVRL RURFACR \' \ \'. sr ftnT M ABPRALT - _� co Ra. n !eaw r•• 70' • Ids. ...ry.onunoo-.y rr•an t, Car er Manr[.no