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Planning Commission Agenda 07-11-2017
AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 11th, 2017 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson, Lucas Wynne Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, John Rued 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes – June 6th, 2017 C. Citizen Comments D. Consideration of adding items to the agenda 2. Public Hearings A. Continued Public Hearing – Consideration of a request for Rezoning to Planned Unit Development, a request for Development Stage Planned Unit Development for Vehicle Sales and Rental, Auto Repair – Minor, and Accessory Office and Retail Uses in a B-3 (Highway Business) District, including allowance for 120’ flag pole height. Applicant: FRHP Lincolnshire, LLC B. Public Hearing - Consideration of a request for amendment to Conditional Use Permit for Development Stage Planned Unit Development for Multi-Tenant Commercial Building in a B-3 (Highway Business) District Applicant: Larson Building, Inc/Crown Bay, LLC C. Public Hearing - Consideration of a request for Rezoning to Planned Unit Development and Development Stage Planned Unit Development for Self-Storage Facility in a B-3 (Highway Business) District. Applicant: KB Properties, LLC D. Public Hearing - Consideration of a request for amendment to the Monticello Comprehensive Plan for the Downtown Small Area Study Applicant: City of Monticello E. Public Hearing - Consideration of a request to amend the Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts Applicant: City of Monticello 3. Regular Agenda A. Consideration to accept the resignation of Planning Commissioner Lucas Wynne and to direct posting of vacant position for Commission. B. Consideration to call for a public hearing for amendment to the Monticello Zoning Ordinance for Chapter 4, Section 8 as related to driveway width for single-family residential lots. C. Consideration of the Community Development Directors Report 4. Added Items 5. Adjournment 1 MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, June 6th, 2017 - 6:00 p.m. Mississippi Room, Monticello Community Center Present: John Alstad, Brad Fyle, Sam Murdoff, Marc Simpson Absent: Lucas Wynne Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Jacob Thunander, John Rued 1. General Business A. Call to Order Chairman Brad Fyle called the regular meeting of the Monticello Planning Commission to order at 6:00 p.m. B. Consideration of approving minutes a. Special Meeting Minutes – May 2nd, 2017 MARC SIMPSON MOVED TO APPROVE THE SPECIAL MEETING MINUTES FROM MAY 2ND, 2017. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4-0. b. Regular Meeting Minutes – May 2nd, 2017 SAM MURDOFF MOVED TO APPROVE THE REGULAR MEETING MINUTES FROM MAY 2ND, 2017. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. C. Citizen Comments None. D. Consideration of adding items to the agenda None. 2. Public Hearings A. Continued Public Hearing – Consideration of a request for Rezoning to Planned Unit Development, a request for Development Stage Planned Unit Development for Vehicle Sales and Rental, Auto Repair – Minor, and Accessory Office and Retail Uses in a B-3 (Highway Business) District Applicant: FRHP Lincolnshire, LLC Angela Schumann explained that the applicant, FRHP Lincolnshire, LLC, submitted a written request to table action of their item. They will be submitting additional materials for review at the July Planning Commission Meeting. Brad Fyle asked if there was a time limit for tabling action on a Public Hearing. Schumann indicated that the City is subject to the State Statute rule of 60 days, unless the applicant submits a written request to extend the deadline, which they have for this application. 2 Fyle opened the public hearing and asked for a motion to come forward to continue the public hearing to the July Planning Commission Meeting. SAM MURDOFF MOVED TO CONTINUE THE PUBLIC HEARING TO THE JULY MEETING. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. B. Public Hearing - Consideration of a request for amendment to Conditional Use Permit for Development and Final Stage Planned Unit Development for entrance and building additions in a B-2 (Limited Business) District Applicant: Lemke, Lenore – CentraCare Health Monticello Angela Schumann indicated that the applicant, CentraCare Health Monticello, has proposed two expansion phases to the existing building. The first phase would include a remodel of the hospital entrance with a new canopy. The second phase includes the addition of an MRI unit and the relocation of an ambulance garage. The development would be on an area that is located on the south side of the building, where impervious surface or building already exists. Schumann indicated that the area is guided “Places for Community” per the Comprehensive Plan and zoned B-2 (Limited Business District), with Shoreland and Wild and Scenic Districts. Over time, there have been several amendments to the existing Planned Unit Development (PUD) through Conditional Use Permits (CUP) for improvements over time. The total expansion area would be just under one acre, with a total of fourteen acres. Schumann provided the CUP/PUD criteria for which the analysis was provided to the Planning Commission. The hope was to complete the first phase in mid- November, which would include a reconfiguration of the entrance drive area and the construction of the canopy. The hospital will also be making interior changes to the building in concert with the exterior changes to with flow throughout the site. The second phase would be completed no later than spring of 2018 to include a two bay ambulance garage (1765 square feet) to allow the ambulances to circulate and pull through rather than backing up. A proposed MRI facility would be constructed during the second phase and located in an existing alcove of the building. No proposed changes would occur to the access from Broadway Street, however there would be a loss of two parking stalls and the need to maintain ADA compliance. Sidewalk and crossing improvements were also proposed. Schumann indicated that the City Engineer supplied a comment letter that stated the applicant continue to coordinate the location of a hydrant with the Water Superintendent. Schumann stated that the landscaping plan exceeds the code except for the ‘island delineator’ requirements. They also were compliant with the photometric requirements from the zoning ordinance, but verification of the pole height and any wall pack lighting should be noted to the City. 3 The applicant had indicated in their narrative that they will propose new signage, Schumann requested the applicant to provide detailed sign plans with the final PUD approval. The proposed building design consists of a variety of architectural metal and brick, consistent with the existing building. City Staff have asked the applicant to revise their plans to show the building materials for the east side of the MRI building. Aluminum doors are proposed for the ambulance garage and the MRI building, with which landscaping would blend the area. Staff recommend approval of the requests subject to Exhibit Z comments. Brad Fyle opened the public hearing. Lenore Lemke, CentraCare Health Monticello, explained their excitement for the proposed changes and indicated that they wanted people to easily know where the entrances would be for the hospital and emergency room. She explained both phases of the project, which would improve the experience and care of patients in Monticello and the surrounding area. Fyle asked if the applicant reviewed the comments addressed in Exhibit Z. Lemke responded that with no concerns with compliance. Hearing no further comments, the public hearing was closed by Fyle. Charlotte Gabler asked if the proposed improvements along with the previous approved helicopter pad would affect their parking counts. Schumann responded that with the PUD there was flexibility to parking requirements, but ample parking would still exist. SAM MURDOFF MOVED TO APPROVE RESOLUTION #PC-2017-009 RECOMMENDING APPROVAL OF THE AMENDMENT TO CONDITIONAL USE PERMIT FOR DEVELOPMENT AND FINAL STAGE PLANNED UNIT DEVELOPMENT FOR CENTRACARE HEALTH MONTICELLO, CONTINGENT ON COMPLIANCE WITH THE FINDINGS IN SAID RESOLUTION AND THOSE CONDITIONS SPECIFIED IN EXHIBIT Z. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. EXHIBIT Z Amendment to Conditional Use Permit for PUD Lot 1, Block 1, Monticello Big Lake Hospital District Campus. 1. Verify materials for exposed wall on east side of the MRI facility. Materials shall be consistent and compatible with the other materials proposed. 4 2. Revise landscaping plan to meet requirements for island delineator plantings. 3. Applicant shall provide a conceptual wall and free-standing signage plan prior to final stage review by the City Council. 4. Applicant shall provide a certificate of survey for building permit submittal. 5. Provide specification detail for lighting fixtures to demonstrate compliance with Chapter 4, Section 4 of the Monticello Zoning Ordinance. 6. Applicant shall enter into an amendment to development agreement as may be required for the proposed amendment. 7. Comments of other City Staff, including those within the City Engineer’s letter dated May 31, 2017. C. Public Hearing - Consideration of request for Amendment to Mills Fleet Farm Planned Unit Development for proposed changes to signage. Applicant: Ramerth, Tim - Widseth Smith Nolting Angela Schumann stated that the applicant, WSN, previously received approval for the Mills Fleet Farm Planned Unit Development in 2016. The applicant is seeking to amend the PUD to accommodate various changes to their original signage package. Schumann indicated that one of the signs along the Chelsea Road side of the retail building is proposed to be converted to a digital message board, which is a slight increase in size from the original approval. The second proposal is for two canopy signs for a kerosene island. Lastly, the size and area of the signs on the pylon sign is proposed to change from 199 square feet to 286 square feet. Schumann noted that the square footage increase was based per side. Schumann stated that a sign permit has been previously received from the applicant for a bulk of the wall signs and the footings and foundation for the monument and pylon. The overall structure and locations of the monument and pylon locations were not changing. The bulk of the increase on the pylon sign was proposed for the gas pricing (139 square feet) portion for greater visibility. Schumann indicated that the applicant is located in the Freeway Bonus District and owns four separate lots. This would allow them to have four separate freestanding 200 square foot signs. Instead the applicant has consolidated their signage to include one monument and one pylon sign on all four sites. 5 Schumann stated the total wall signage at Mills Fleet Farm was at six percent, with the code allowing up to fifteen percent. The applicant proposed an increase of 49 square feet, which would not change the six percent of wall signage significantly. It was noted that three digital message boards would be on the site. Staff recommended approval of the application. Charlotte Gabler asked if the pylon sign needed MnDOT approval. Schumann stated that it required MnDOT review. Brad Fyle opened public hearing. Tim Ramerth, WSN, explained that the area for the proposed digital messaging board on the retail building was originally approved to have a round wall sign for rentals. Ramerth said that Mills Fleet Farm has since moved away from rentals and has been converting these areas to digital messaging boards at other locations. Ramerth also explained the background of the pylon sign and the reason for the increase in the gas price lettering. Hearing no further comments, Fyle closed the public hearing. Fyle asked the applicant if he reviewed the Exhibit Z comments. Ramerth confirmed and added that MnDOT considers this a non-premise sign and thus gives authority to the city. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC-2017- 010, RECOMMENDING APPROVAL OF THE AMENDMENT TO THE MILLS FLEET FARM PUD ORDINANCE FOR SIGN ALLOWANCES, PER THE SUBMITTED PLANS, BASED ON THE FINDINGS IN SAID RESOLUTION, AND INCORPORATING THE CONDITIONS OF EXHIBIT Z OF THE STAFF REPORT. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. EXHIBIT Z Amendment to Planned Unit Development Mills Fleet Farm Lots 1 and 2, Block 1, and Lot 1, Block 2, Mills Fleet Farm Addition 1. Additional freestanding signs proposed for Outlot A and for Lot 1, Block 2 shall be of monument style only, consistent with the requirements of the sign regulations of the Monticello Zoning Ordinance and subject to an amendment to PUD at the time of development. 2. The applicant shall verify that the proposed signage is permissible per MnDOT and/or FWHA requirements based on the current plat and right of way configuration. 6 3. Comments of other City Staff and Planning Commission. D. Public Hearing - Consideration of a request for rezoning to Planned Unit Development, Development Stage Planned Unit Development, and Preliminary Plat for Spaeth Industrial Park for a multi-lot industrial development in an I-2 (Heavy Industrial) District. Applicant: Spaeth, Ken Angela Schumann indicated that the zoning designation under the proposed PUD for the industrial development project is I-2 (Heavy Industrial) and is located in Oakwood Industrial Park. Schumann reminded the Planning Commission that a joint meeting with the City Council occurred in April to discuss and provide preliminary comment on a concept stage PUD submittal. Schumann indicated that a PUD is necessary because of the proposed eight lots gaining access from a private street. Two of the lots would face Dundas Road, whereas the remaining six lots would not face a public street and rely on private access. On each lot, a building would be constructed with an impervious surface surrounding including a parking base in the fronts of buildings and a truck court in the rear of the building. The applicant expects to attract similar industrial uses typically found in the I-2 zoning district such as office, fabrication, repair, warehousing, and limited space for showroom. Schumann stated these examples of businesses would not attract a large on-site customer base. The proposal for a majority of the buildings includes twelve spaces for parking. Staff requests having no outdoor storage and for trash handling to occur internally to keep aisle ways and access streets clear. Schumann also mentioned that the required quantities for landscaping is met with the proposal, but because the development would abut a residential areas, the City’s buffer yard requirements are applicable. Staff recommended an increase in landscaping treatments to comply with the buffer yard requirement (with an increase of approximately eight canopy trees). The applicant indicated that they would like to have wall signage and City staff recommended submittal of a signage package with final stage plans. The buildings would be approximately 55,000 square feet and of metal design. The northern buildings facing Dundas Road would consist of masonry or cultured stone and the southern buildings would include a wainscot of metal. Wall pack lighting is only proposed on the site and is consistent with the code requirements. Schumann stated that a preliminary plat is also proposed by the applicant with eight separate lots. She explained that a discrepancy exists on the south boundary line. Staff would require the applicant to submit revised plans that accurately demonstrate the southern boundary. 7 Schumann stated that the City Engineer submitted a comment letter that details stormwater management requirements and having a maintenance and cross access agreement. Schumann reviewed the Exhibit Z comments with the Planning Commission and recommended approval. Brad Fyle asked how far the discrepancy was off. Schumann stated that it was believed to be several feet different, but deferred to the applicant to verify. Sam Murdoff asked for clarification of the fifteen percent stone requirement. Schumann stated that it was only for the two fronting buildings proposed on Dundas Road, with the southern buildings having varying metal coloring. Fyle opened the public hearing. Scott Dahlke, Civil Engineering Site Design, LLC, explained that the project would be similar to the Concept Stage Planned Unit Development submittal. Dahlke stated that they have requested information from the Wright County Surveyor and Auditors Office in regards to the south boundary discrepancy. He stated that the discrepancy existed because of the way the original properties were platted and a section line of 3.2 feet north of what is identified as the south boundary. Either way, the discrepancy would not affect the proposed project as there is green space that could absorb that difference. Dahlke added that the items displayed in Exhibit Z would be addressed with the final stage PUD plans. Hearing no further comments, Fyle closed the public hearing. Marc Simpson asked the applicant if all buildings would be sprinkled for fire suppression. Dahlke declined, but added that they would stub six inch water services up to each building and the intent was for multiple tenants to pull from the service line. There was a note on the site plans that Dahlke confirmed would remove fire suppression language. Schumann asked Dahlke if the six southern buildings would have a two part wainscot. Dahlke confirmed that the two southerly and two northerly buildings would have the stone enhancement. John Rued explained that a sprinkler system may be required depending on the type of business operating at the site. Marc Simpson asked about the fire truck circulation plan and which trucks were used in the submitted drawings. Dahlke stated that the plans were generated with a specific software that only allows for specific truck dimensions. The truck in the plan had a wider turning radius than Monticello’s firetrucks. Dahlke commented that he spoke with the Water Superintendent and it met what he was looking for. 8 Sam Murdoff asked what types of accommodations were made for the semi- trucks. Dahlke indicated that they did remove parking stalls on both ends of the property and increased the radius on the corners. The final plan set would have a truck routing plan. Fyle asked what happens if parking and unloading become a problem. Schumann responded that the Street Superintendent would work with the property owner and may involve the City Council if necessary. Schumann stated that staff did not want the proposal to rely on the public street. Charlotte Gabler asked if common area maintenance agreements would be in place. Dahlke confirmed that an association would be established to pay for costs. Murdoff asked how many feet were proposed between the buildings. Dahlke stated 60 feet between buildings and the truck court. Decision 1 – Rezoning to Planned Unit Development District, and Development Stage PUD approval. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC-2017 - 012, RECOMMENDING APPROVAL OF THE REZONING TO PUD DISTRICT FOR SPAETH INDUSTRIAL PARK, AND THE PROPOSED DEVELOPMENT STAGE PUD APPROVAL, BASED ON THE FINDINGS IN SAID RESOLUTION, AND SUBJECT TO THE CONDITIONS OF EXHIBIT Z OF THE STAFF REPORT. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. Decision 2 – Preliminary Plat approval for Spaeth Industrial Park. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC-2017 - 013, RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT FOR SPAETH INDUSTRIAL PARK, BASED ON THE FINDINGS IN SAID RESOLUTION, AND SUBJECT TO THE CONDITIONS OF EXHIBIT Z OF THE STAFF REPORT. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. EXHIBIT Z Spaeth Industrial Park – PUD Zoning and Preliminary Plat PID 155018003020 Lot 2, Block 3, Oakwood Industrial Park 1. Research and revise the Plat and PUD plans as necessary based on the issues raised by the south boundary line with Klein Farms Estates 2nd Addition. 2. As a part of the Final PUD application, provide a Sign Plan for the PUD consistent with City code requirements. 9 3. Prepare a site circulation signage plan for entry, exiting, and pavement markings as approved by the City Engineer. 4. Prepare cross-access and parking easements and maintenance covenants, and enter into a development agreement with the City, meeting the requirements of the City Attorney for maintenance and required improvements. 5. Update the circulation plan to show full truck turning movements consistent with the comments in the staff report. 6. Verify internal trash handling equipment, and prohibit outdoor storage as a part of the project PUD approvals. 7. Coordinate addressing and mailbox installations with City Building and Streets departments. 8. Increase south bufferyard planting as noted in the staff report. 9. Compliance with the terms and requirements of the City Engineer’s report. 10. Compliance with the comments of other staff and Planning Commission. E. Public Hearing - Consideration of a request for Amendment to Planned Unit Development, Development Stage Planned Unit Development, and Preliminary Plat for Chelsea Corner for Office, Service, and Warehouse Uses in the Red Rooster Planned Unit Development. Applicant: Red Rooster Properties, Inc. Angela Schumann explained the applicant, Red Rooster Properties, Inc., wished to subdivide an existing parcel into two parcels as exhibited in a proposal for preliminary plat. The area was zoned PUD in 2016 primarily to accommodate an office use for places of public assembly and accessory uses to office and indoor storage uses. The preliminary plat shows the westerly parcel with an existing building. The proposed use of the building would be industrial service uses (office, storage, warehouse, accessory storage). The easterly proposed parcel includes existing accessory buildings, a concrete slab from a former accessory building, and a new office. The area of the parcels would be 1.79 acres for the westerly lot and 1.88 acres for the easterly lot. Lot widths along Chelsea Road were measured at approximately 160 feet for the easterly lot and 140 feet for the westerly lot. The two parcels would use the same access along Chelsea Road. Schumann explained that the existing and proposed landscaping is consist with the Monticello Zoning Ordinance. Deciduous trees are shown to be planted along Chelsea Road. 10 The parking for the industrial service use was shown as twenty spaces and consistent with the code requirements. Sixteen new stalls would be constructed for the new office building. There are two proposed tenants for the new building. On the easterly lot, the applicant requests the ability to construct another building similar in height to the existing building that is currently seen. Staff recommend paving to the accessory use structure as a condition. Schumann also recommended that a parking analysis be calculated to ensure adequate parking would serve the accessory site. Schumann indicated the building materials and design are consistent with what is currently seen on the existing building. Schumann added that the City Engineer would need to review the stormwater and utilities at the time the building was constructed. Staff recommended paving of the easterly portion of the site to rear of the building to be consistent with the code. An existing sign currently exists on the westerly building that could be refaced. Schumann explained that the new owners of the westerly parcel would need to abide by the code if changing the sign. A new sign is proposed for the easterly site that appears to meet code requirements and setbacks. Staff recommended trash handling appeared to occur internally to the buildings and would be a condition on the approval. Schumann also explained about the building materials. She stated the existing building is a metal building with accent treatments of different materials. The easterly proposed building would have similar building materials and designs to the westerly site. Schumann asked that the applicant meet code requirements for lighting and to demonstrate compliance with the photometric requirements. Schumann reviewed the Exhibit Z comments with staff recommending approval. Brad Fyle asked if a better building quality could be constructed for the roadway appearance. John Rued stated the building code specifies the type of construction materials rather than the quality. Fyle opened the public hearing and invited the applicant to come forward first. Tom Holthaus, Red Rooster Properties, explained the history and the driving force behind the proposed changes to the parcel. He added that the reason for the approval of the additional future building on the existing slab was due to the possible need for a larger indoor storage space. Holthaus also explained that the windows on the second floor would be for office spaces. Holthaus requested the 11 removal of the condition to pave the area behind the fenceline by the proposed easterly building due to high costs and possible drainage issues. Schumann explained to the Planning Commission that all commercial/industrial areas require curbing and pavement. She stated that as the uses on the site intensify that they would like the property owner to come into compliance for paving. Holthaus requested an alternative for a chip-seal treatment at the time the new building would be constructed. Holthaus commented that the area would be low traffic and the requirement shouldn’t be necessary. Charlotte Gabler asked if a landscaping plan was submitted. Schumann confirmed and added that existing and proposed landscaping was shown in the plan. This included buffer landscaping and a metal fence. Gabler asked if there was landscaping on the west side. Holthaus commented that there were ten to fifteen existing mature trees. Gabler asked if the owner would own both parcels. Holthaus stated that a purchase agreement would be set up for the west parcel. A shared access agreement would be signed by both parties. Gabler asked if an association or common area maintenance agreement would need to be set up. Holthaus stated that the common area maintenance agreement would be a part of the shared access agreement. Fyle asked if any lot splits or subdivisions have occurred nearby. Schumann was unaware of any. Schumann stated that in Oakwood Industrial Park it is common to have metal and tilt-up buildings. Fyle expressed concern for the appearance of metal buildings. Holthaus indicated that there are metal buildings surrounding the site and that the metal buildings on his property would stay in place regardless of the Planning Commission recommendation. Hearing no further comments, Fyle closed the public hearing. Marc Simpson expressed his approval of the project, with the ability to work with the applicant to have chip sealing instead of asphalt. Schumann stated that the current hard surface would not change the drainage much with the chip sealing. Staff would work with the City Engineer to work on an alternative and ensure proper drainage before bringing forward to the City Council. Sam Murdoff questioned varying from the ordinances as it related to the parking requirement. Gabler asked if the applicant would consider dressing up the buildings more. Holthaus stated that he would be open to the possibility. Fyle also expressed the same interests. 12 Schumann asked for clarifications on the building specifications for the overhang on the easterly proposed building. He indicated that it was metal and would cover the sidewalk area. Murdoff asked for clarification of the cross access agreement. Holthaus explained that the drive aisles would be covered in a shared agreement and the remaining area of each parcel would be covered by the property owners. Simpson asked how much pavement would be needed to be poured once new construction occurred. Holthaus indicated approximately 7,000 square feet for the front with approximately 3,000 square feet of chip seal to the back. Simpson asked if there was a time frame of when the accessory building would be constructed. Holthaus explained that would occur once space in other accessory buildings was used up. It was asked if there was an entrance proposed along Edmundson Drive. Schumann stated that was not proposed at this time and would have to come forward as a PUD amendment subject to the comments of the City Engineer. MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC-2017- 011 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR CHELSEA CORNER AND AMENDMENT TO PUD FOR DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR RED ROOSTER, BASED ON THE FINDINGS IN SAID RESOLUTION, AND INCORPORATING THE CONDITIONS LISTED IN EXHIBIT Z OF THE STAFF REPORT WITH THE EXCEPTION OF THE USE OF CHIP SEAL OR DESIGNATED ALTERNATIVE BY THE CITY ENGINEER. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 3-1 WITH BRAD FYLE VOTING IN OPPOSITION. EXHIBIT Z Preliminary Plat of Chelsea Corner and Development Stage PUD Red Rooster Properties, Inc. 100 Chelsea Road Lot 1, Block 2, Oakwood Industrial Park 1. Any expansion of self-storage activities in the PUD District beyond the limited accessory non-commercial self-storage identified in the PUD Site Plan and Narrative, as approved in the PUD Zoning District, shall be subject to an amendment to Planned Unit Development and may require additional improvements, including, but not limited to, paving, curbing, stormwater, and screening. 2. No outdoor storage of materials or equipment or materials shall be permitted in the PUD. 13 3. The future building made a part of this PUD shall be consistent in materials, height, design, and color with the currently proposed building. 4. Chip seal or other surfacing alternative acceptable to the City Engineer in lieu of pavement shall be extended to the rear corner of the new office building at the time of construction. 5. Chip seal or other surfacing alternative acceptable to the City Engineer in lieu of pavement shall be further extended to the rear corner of the future storage building at the time of construction of said future building. 6. The applicant shall submit a site and full civil plan set showing the full set of existing, currently proposed, and future building and site improvements as a part of the record Final Stage PUD, including phasing of such buildings and improvements. 7. Lighting and lighting plans in the PUD shall be revised to be consistent with the requirements of the Monticello Zoning Ordinance. 8. Signage shall meet the requirements of the Monticello Zoning Ordinance. 9. Paving and circulation on the site shall be subject to the review and comment of the City Engineer. 10. The applicant shall comply with the recommendations of the City Engineer, per the letter dated May 31st, 2017. 11. The applicant enter into a PUD and Development Agreement for the site specifying for the allowable uses and conditions. The Development Agreement shall be accompanied by recordable cross- access and parking agreements for the two parcels. 12. Conditions recommended by other City staff or the Planning Commission. F. Public Hearing - Consideration of a request to amend the Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts Applicant: City of Monticello Angela Schumann stated that the City is currently facing a concern with industrial land supply. Schumann explained that the comprehensive plan discusses the importance of attracting and retaining living wage jobs, increasing tax base, and the compatibly 14 of land uses. To support these goals of the comprehensive plan, staff proposes to amend the zoning ordinance for outdoor storage, preserving more land area in industrial districts for building uses which provide for tax base and wage production. Currently, outdoor storage is only allowed in industrial districts of the I-1 (Light Industrial) and I-2 (Heavy Industrial) Districts. Schumann stated that outdoor storage is permitted when adjacent to other industrial land. It is proposed to keep that same standard. Currently, when adjacent to a use other than industrial, outdoor storage is permitted except when it abuts residential. A Conditional Use Permit is required when adjacent to a use other than industrial. The current ordinance allows for the size of outdoor storage to be up to the square footage of the principal building. The proposed ordinance would allow, up to fifty percent as a permitted use in the I-1 when adjacent to industrial uses; and up to the square footage of the building by CUP. In the I-2, it is proposed to be permitted up to the square footage of the building as a permitted use when adjacent to industrial. In terms of screening, the current ordinance refers to section 4.1 of the Zoning Ordinance. Under the proposed ordinance, a fifteen foot fence would be required and landscaping. The setback presently is six feet from the property line. The proposed ordinance would be equal to the building setback in the I-1 and ten feet from the interior side and rear yard; equal to the building setback in front and corner side, with 50 feet when abutting use other than industrial. The current ordinance is also somewhat unclear regarding the location of outdoor storage. The proposed amendment would allow outdoor storage in the rear and side yards (interior side). Corner lots would allow outdoor storage on the interior of the lot only. Schumann also reviewed other requirements including fence and wall materials; height of storage; surfacing; hazardous waste storage; noise control; lighting; and compliance with grading, drainage, stormwater management and erosion control. The Industrial and Economic Development Committee and the Economic Development Authority reviewed and recommended the amendments for outdoor storage as proposed. Charlotte Gabler indicated the importance of balancing industrial land with the needs for outdoor storage. Schumann indicated that the rationale behind the change was to think about industrial land space and its uses of whether it should be used for outdoor storage 15 or additional area for buildings, jobs, and wages. Schumann recognized the importance for outdoor storage. Angela Schumann discussed if a nonconformity existed following an amendment to the ordinance for outdoor storage. She said that the user would be allowed to continue the use of outdoor storage under the existing allowances, until they expand their use, provided such storage was lawful non-conforming. Sam Murdoff asked about the proposed requirement of having outdoor storage on an impervious service. Schumann stated that the current ordinance allows outdoor storage on a grassed or surfaced area that controls dust. Schumann stated that it is difficult to control dust without a surfaced area and that many businesses are already required by the MPCA to have impervious surface. Brad Fyle commented about the landscaping standard of planting a tree that could reach fifteen feet. Schumann stated the importance of the landscaping requirement. SAM MURDOFF MOVED TO ADOPT RESOLUTION PC-2017-014, RECOMMENDING ADOPTION OF ORDINANCE 6XX, FOR AMENDMENTS TO MONTICELLO ZONING ORDINANCE CHAPTER 5, SECTION 3 FOR REGULATIONS FOR ACCESSORY USE OUTDOOR STORAGE IN INDUSTRIAL DISTRICTS, BASED ON FINDINGS IN SAID RESOLUTION. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. Being no public hearing was held, SAM MURDOFF RESCINDED THE VOTE. MARC SIMPSON SECONDED. MOTION CARRIED, 4-0. Schumann indicated the item would be coming back during the July Planning Commission Meeting to hold the public hearing. G. Public Hearing - Consideration of a request to amend to the Monticello Zoning Ordinance Chapter 4, Section 3 – Fences and Walls; Chapter 4, Section 5 for regulations for multi-tenant building signage, Chapter 5, Section 3 for regulations on Accessory Use Dwellings, and Chapter 5, Section 4 for regulations for Temporary Uses – Food Trucks Applicant: City of Monticello Angela Schumann stated that a series of amendments would provide clarity to the existing ordinances, resolve conflicts with various code sections, and try to provide regulations that respond to revolving land use patterns or changes or correspond to recent code changes. Schumann summarized the following amendments. Chapter 4, Section 3 amendments would provide clarity and material type by district, add an allowance for low profile garden fencing, and provide changes relative to building code changes. 16 Chapter 4, Section 5 for signs amendments would allow multi-tenant buildings having a single entrance to have signage. The current ordinance does not allow signs for multi-tenant single entrance facilities. Chapter 5, Section 3 for accessory uses would be removed in its entirety. Schumann stated that accessory dwelling units needs more review to better understand building codes and case law. Staff would review as accessory units evolve. Chapter 5 – Temporary Use table would refer to mobile food units and reference the applicable code. Charlotte Gabler asked if any accessory dwelling units have been approved by the city. Schumann responded that none had been permitted under the existing language. Gabler asked what would happen if someone would request an accessory dwelling unit today. Schumann stated it would be permitted provided it meets the standards in the code. Murdoff asked by removing the accessory dwelling units from the code, if it would be prohibited. Schumann confirmed. Brad Fyle opened the public hearing. Hearing no comments, the public hearing was closed. John Rued expressed concerns and questions (such as setbacks, sewer/water hookups) for accessory unit dwellings from a building code viewpoint. John Alstad asked about the types of food trucks. Schumann explained the newly approved code and the licensing requirements. Marc Simpson asked if any interest has been received in Monticello. Schumann was unclear, but believed a few inquiries have been received. Murdoff asked for the definition of low-profile garden fencing. Schumann responded that from time to time inquiries have been received and that the amendment would provide clarity to interested residents. SAM MURDOFF MOVED TO ADOPT RESOLUTION PC-2017-015 RECOMMENDING ADOPTION OF ORDINANCE 6XX, FOR AMENDMENTS TO MONTICELLO ZONING ORDINANCE, CHAPTER 4, SECTION 3 – FENCES AND WALLS; CHAPTER 4, SECTION 5 FOR REGULATIONS FOR MULTI-TENANT BUILDING SIGNAGE, CHAPTER 5, SECTION 3 FOR REGULATIONS ON ACCESSORY USE DWELLINGS, AND CHAPTER 5, SECTION 4 FOR REGULATIONS FOR TEMPORARY USES – FOOD TRUCKS, BASED ON FINDINGS IN RESOLUTION PC-2017- 0. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. 3. Regular Agenda A. Consideration to appoint a Planning Commission representative to a Sub- committee for the Adaptive Re-use or Sale of the Ellison Property 17 Brad Fyle stated that he would be open to sitting on the task force. Fyle asked if the meetings have been set yet. Angela Schumann stated that they would form the committee and see what works best for the majority. Sam Murdoff stated he was interested in serving on the committee. Fyle stated he could be a backup. BRAD FYLE MOVED TO APPOINT COMMISSIONER MURDOFF TO THE ELLISON PROPERTY SUB-COMMITTEE. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 4-0. B. Consideration of preliminary comment and feedback on the draft Downtown Small Area Plan. Angela Schumann explained that the City has been working on a focused area plan for the core downtown. Simpson has served on the Small Area Study Committee. Schumann provided the origin of the study by stating there have been new investments in downtown, the retail landscaping has changed, and the need to provide certainty to developers of city owned parcels. Two plans have previously been completed in the past 20 years. Work on the plan considered the input of many stakeholders including the steering committee and the public. Community engagement activities were set up at various times during the planning process along with open meetings and workshops. Their input was rolled into the plan. Schumann explained the study document should be flexible and scalable and that investments will occur over time. She also explained the four main goals identified in the plan. Schumann stated that she would like the plan to come forward to the public bodies through public hearing process in July. The logistics of an implementation workshop would be worked out on next. She anticipated that Steering Committee would continue to meet for areas such as banners, lighting, or public art in the downtown. Brad Fyle expressed concerns for seeing changes in 20 years and the amount to spend to make the downtown attractive. Charlotte Gabler stated there was many viewpoints for how the downtown should look. She stated the goal of the steering committee was to spark interest and vitalization in the downtown again. Schumann explained how the plan would fit in with the Embracing Downtown. She stated the Embracing Downtown still has good information and is valid in some areas, but that the Small Area Study would fit in for the core blocks. She stated that the plan would likely come forward to the Planning Commission as a Comprehensive Plan amendment in July. 18 C. Consideration of the Community Development Directors Report Angela Schumann provided the Community Development Directors Report and invited the Planning Commission to the volunteer picnic on June 22nd. The next Planning Commission Meeting would occur on Tuesday, July 11th due to the upcoming holiday. The previously heard Chadwick/Bowers land use application for rezoning would be heard at the Monday, June 12th City Council meeting. Information regarding recent legislature action was provided by the City Clerk. The legislature expanded the requirements for public notice for ordinance amendments. Schumann also mentioned that the City would continue to monitor case law regarding Religious Land Use and Institutionalized Persons Act (RLUIPA). Schumann recommended the Planning Commissioners to attend the League of Minnesota Cities Land Use Basics Training. 4. Added Items 5. Adjournment MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 9:01 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 4-0. Recorder: Jacob Thunander ____ Approved: July 11, 2017 Attest: ____________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 07/11/2017 1 2A. Public Hearing - Consideration of a request for Rezoning to Planned Unit Development, a request for Development Stage Planned Unit Development for Vehicle Sales and Rental, Auto Repair – Minor, and Accessory Office and Retail Uses in a B-3 (Highway Business) District, including allowance for 130’ flag pole height. Applicant: FRHP Lincolnshire, LLC (NAC) Property: Legal: Lot 1, Block 1 Maas Addition, together with Lot 1, Block 1 Camping World First Addition PID: 155225001010, 155243001010 Planning Case Number: 2017 - 011 A. REFERENCE & BACKGROUND Request(s): Development Stage PUD Rezoning to PUD District Deadline for Decision: Applicant request to table to July Planning Commission meeting Land Use Designation: Places to Shop Zoning Designation: B-3, Highway Business District The purpose of the B-3 district is to provide for limited commercial and service activities and provide for and limit the establishment of motor vehicle oriented or dependent commercial and service activities. Overlays/Environmental Regulations Applicable: Freeway Bonus Sign Overlay District Current Site Use: Vehicle Service and Vehicle Sales/Display Surrounding Land Uses: North: I-94 East: Multi-tenant Commercial South: Vacant Commercial Land West: Motorsports Dealership Project Description: The applicant, Camping World, currently occupies the westerly of the two properties under a Conditional Use Permit granted in 2016. As a part of that permit, Camping World replatted the 8.85-acre main site at 3801 Chelsea Road and did some site and building Planning Commission Agenda – 07/11/2017 2 improvements to accommodate the transition of the former automobile dealership site. While the initial CUP was being reviewed and constructed, the applicant acquired the 6-acre property to the east, which was formerly occupied by Bedrock Motors. Bedrock had received a series of zoning approvals to occupy the existing property and two older buildings. The site and buildings were nonconforming in a variety of ways, but were eligible for use based on the Bedrock land use approvals in their then-existing condition without expansion of the buildings or expansion of the sales/display area onto the extensive green space on the property. In its current condition, the green space consumes nearly half (2.8 acres +) of the subject property. Camping World may potentially occupy the Bedrock site under the permit conditions as applied under the Bedrock permits. However, Camping World proposes to integrate the current western site activities (primarily sales, display, and some service and retail uses) with activities on the Bedrock site (primarily detailing and vehicle preparation) in the buildings, and construct an expanded sales/display area over the full extent of the property, including the current green space. This aspect of the project raises a potential conflict with the building size-to-lot size ratio applicable to vehicle sales. In their original application, the applicant proposed a freestanding sign in excess of the sign ordinance height regulations, but has since provided written correspondence that they propose a sign meeting ordinance regulations. The applicant further proposes a flagpole in excess of the typical maximum height limitations. Finally, the applicant’s site plans propose curbing only for a portion of the existing and new paved bituminous sales and parking area. Planning Commission Agenda – 07/11/2017 3 ANALYSIS As noted above, the applicant is seeking a PUD approval to accommodate the expansion of their current recreational Vehicle Sales/Display and Auto Repair and service operation from its current extent at 3801 Chelsea Road, about 8.85 acres, by adding the Bedrock Motors site to the east, about 6 acres in area. The two adjoining properties would function cooperatively, with the Bedrock site serving more in support of the main sales facility at 3801 Chelsea. Also as noted above, the applicant proposes to include the following elements in the project: 2.8 acres (approximately) of additional paved sales/display area on the Bedrock site; A 70 foot tall freestanding sign with 250 square feet of sign area in NW corner of Bedrock site. The applicant has provided written correspondence that they propose a sign meeting ordinance regulations. Re-facing of existing monument signage on Bedrock site. The applicant’s site plan dated 2-26-17 illustrates removal of the monument sign on the east property, and proposes to maintain the exiting monument on the west property, which is not conforming to ordinance setback. Further, the sign is located within City right of way and would require a license agreement to remain in its current location. A 130 foot tall flagpole in NE corner of Bedrock site. Site lighting utilizing re-purposed light fixtures from 3801 Chelsea. Additional street tree planting. The applicant’s revised grading plans illustrate additional landscaping, but does not provide planting detail. No changes to the two existing Bedrock site buildings, which total approximately 10,500 square feet in area. Expansion of the existing bituminous area on the Bedrock site. Additional curbing proposed on the west and north property lines of the Bedrock site. Manually operated gates at the two eastern-most of the three curb cuts on the Bedrock site. Removal of the western-most access of the Bedrock site. A paved connection between the two properties near the north end of the common boundary. Because many of these elements are outside of the commonly applicable zoning requirements, and because the applicant is seeking consideration of a single business entity over two separate parcels which can be separately conveyed, a PUD request has been made to allow the City to consider flexibility in the application of its zoning ordinance standards. An alternative to the PUD approach would be a request for variances to the various standards that are not being met by the proposal. Planning Commission Agenda – 07/11/2017 4 The standard of review is different for PUD consideration and variance consideration. For PUD, the City is charged to find that the flexibility granted from the standard zoning requirements is offset by the design of the project, and elements included in the project design that result in a project that is superior to that of regular zoning in achieving the objectives of the Comprehensive Plan and the intent of the zoning ordinance. For variance, the City is required to find that there are unique conditions of the property that result in practical difficulties that interfere with putting the property to what the City would otherwise consider to be a reasonable use. Variance considerations most often deal with unique topography or existing conditions that impact the property in a way that makes it difficult to use it according to the expectations of the zoning district or its neighboring properties. Those conditions do not appear to be present on this parcel, given its large size and relative flat and open condition. Thus, the applicant is seeking the PUD approval, and the City will need to weigh the areas of flexibility against factors that are proposed beyond the requirements of standard zoning. Characteristics of other PUDs may be relevant to this analysis, but most PUD reviews are unique due to the specifics of the project. Existing Improvements and Permits. In 2012, the City approved a series of amendments and Conditional Use Permits to accommodate the proposal of Bedrock Motors to occupy the 6 acre site in question. Those approvals permitted Bedrock to move a motor vehicle sales facility, including major and minor auto repair, onto the property in its existing condition, which is as the site sits now. The applicant was granted permits for sales, and a sales lot on the existing paved area, including the driveway aisle that extends to the north portion of the site abutting I-94. The permits prohibited sales lot use of the grassy 2.8 acres between the building area and the north boundary. In addition, the applicant was able to conduct truck sales and service on the site pursuant to a zoning amendment to the B-3 District. Included in the approvals were variances to defer landscaping and screening requirements that would have applied to the use. Finally, the applicant was required to make only minimal interior changes to the buildings – building code related – without the need to meet the commercial building standards. The current applicants – Camping World – would be permitted to occupy the site in its existing condition, and under the same requirements, as those applied to Bedrock Motors without further zoning approvals. With the proposed expansion of the paved areas for sales/display, flagpole height request, and the proposal for curbing around only a portion of the paved areas, the applicant is seeking a PUD approval to occupy the site and make the improvements requested. Planning Commission Agenda – 07/11/2017 5 Summary of PUD Flexibility Requested The proposal seeks the following areas of flexibility from the requirements of the zoning ordinance: 1. Curbing. Waiver of curb requirements around a portion of the paved parking, display, and vehicle storage areas on the east side of the site. The existing extent of paving on the east side of the former Bedrock site does not currently meet the 6’ setback from adjacent property lines and does not appear to be curbed, which the applicant does not propose to change. The proposed pavement expansion area appears to meet the 6’ setback, but the applicant will be required to verify the extent of the proposed pavement area. The zoning ordinance requires this improvement for all such areas. The applicant proposes to curb the west and north areas of the site, but does not propose to install curb along the east side of the site. The zoning ordinance also requires paving and curblines to meet a 6 foot setback from the property lines, with an exception for shared driveways and access by Conditional Use Permit. 2. Building Area. Waiver of the required minimum building size ratio for vehicle sales. The zoning ordinance allows vehicle sales lots by Conditional Use Permit, with a requirement that no less than 15% of parcels of more than 4 acres are covered by building area. For a 6-acre site such as the subject property, the minimum building area on the east parcel should be approximately 39,100 square feet. The existing buildings on the east property are approximately 10,500 square in total floor area, about 4% of the lot area. 3. Freestanding Sign. The applicants have revised their application to indicate that they will meet code requirements for the free-standing sign in terms of height and area. The proposed setback for the sign is not dimensioned, but appears to be approximately 8 feet from the I-94 right of way. Finally, the applicants propose to construct the sign on a painted pylon. The zoning ordinance in the Freeway Bonus Sign Overlay District allows maximum sign height of 32 feet, and 200 square feet. In addition, the ordinance requires a setback of 15 feet from public right of way, and architectural treatment of the pylon with commercial building materials such as stone, stucco, or similar treatment. 4. Flagpole. The applicants propose a flagpole in the northeast corner of the site with a height of 130 feet. The zoning ordinance creates an exception for the zoning district’s height of flagpoles, permitting them to be 25 feet higher than the requirements of the zoning district. Planning Commission Agenda – 07/11/2017 6 In the B-3, the maximum building height is 30 feet, thus allowing flagpoles to be a maximum of 55 feet in height. 5. Building materials. The applicants propose to use the existing metal-clad buildings as they exist, with no changes to the façade or materials. The zoning ordinance requires commercial buildings to meet architectural standards including exterior materials of masonry and glass. 6. Landscaping. The applicants have revised their grading plan to indicate that they will provide additional landscaping on the south portion of the east parcel with landscaping to meet City ordinance. The zoning ordinance identifies specific landscape quantities that are required for any new development, but exempts vehicle sales and display areas from vehicular buffer yard requirements. However, as noted below, staff recommends revision of the site plan or landscaping plan to demonstrate compliance with code requirements for the southern portion of the former Bedrock site in recognition of the flexibility the City may wish to grant as related to the building ratio requirement. Purpose and Analysis of PUD Approval Request The zoning ordinance identifies the purpose of PUD as follows: The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non-residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD rezoning and direct the developer to re-apply under the standard applicable zoning district. As such, it is important that the City identifies elements, and makes findings, related to how the proposed PUD project meets these objectives. The ability to identify specific aspects supporting the purpose of PUD is critical to ensuring that it is not used to merely avoid zoning regulations, and to ensure that zoning regulations are applied evenly and fairly between different properties and property owners. To accomplish the PUD purpose, as stated above, staff has identified a series of recommendations for the site to support PUD zoning. These include the following: Paving and Curbing. The applicant’s plan shows an extensive area of existing paving from the Bedrock permits, and an expansion area of new paving for the expansion of Camping World’s sales/display/storage use. A portion of these areas are proposed to be curbed, as required by the zoning Planning Commission Agenda – 07/11/2017 7 ordinance. As with the sign regulations, the City has uniformly required paved areas to include curb for purposes of traffic containment, stormwater management, pavement maintenance, and green space protection, among other reasons. The only exceptions to this requirement have been where future expansions have suggested that limited areas of curbing were to be deferred to a later date. That is not the case with the application. While occupancy of the property in its current condition by a new business that was not expanding or changing any of the site use could occur without these improvements, the request for PUD and sales lot paving expansions allow the City to consider the addition of curb as part of this permit approval. As such, staff recommends that curbing be required surrounding the paved areas (both existing and new), including the eastern edge of the former “Bedrock” site as required by the zoning ordinance. Flagpole height. The zoning ordinance provides an exception to the height limitations in each zoning district by accommodating flagpoles at 25 feet taller than the zoning district building height limitation. Staff is unaware of any exceptions granted to this allowance, whether through PUD or variance. As such staff recommends that the applicant adhere to the maximum flagpole height allowance – in this case 55 feet – applicable to all properties in this zoning district. In addition, staff recommends that the applicant shift the location of the flagpole further to the interior to the site, setback from the east and north property lines a distance equivalent to the front yard building setback of 30’ from both property lines. At present, the flag pole appears to be located approximately 10’ from the north and east property lines. Building area and architecture/materials. The applicant is proposing to occupy the existing buildings without change in either materials, floor area, or other improvements. As noted above, this raises a conflict with the zoning ordinance’s regulation of vehicle sales lots, in which such uses are required to have a building that is at least 15% of the lot size as the principal use, supporting the vehicle sales lot as an accessory activity. The existing buildings cover just 4% of the site, well below the threshold. The purpose of the coverage regulation was to ensure that in exchange for devoting significant acreage of prime freeway frontage to large vehicle sales lots, the property owner would also provide a principal building which supported larger numbers of employees and created a tax base commensurate with the value of freeway exposure. As the area along Chelsea Road and I-94 developed, the subject property remained in its previous condition, with the expectation that a property owner would eventually develop it in a manner similar to those common in this Planning Commission Agenda – 07/11/2017 8 corridor. Such a development would, presumably, include replacement of these non-conforming metal pole buildings with a larger, contemporary building and more intense use – intense in terms of both value and employment. The Camping World proposal – while understandable in the context of the nature of their business – does not meet those goals. To consider a PUD approval that increases sales lot area without other improvements raises a conflict with the intent of both the underlying zoning, and the intent of PUD zoning regulations. To address this conflict, there are three alternatives in regard to the buildings on the site. 1. Expansion of any of the existing buildings on the full proposed Camping World site to meet code ratio requirements. This alternative may present challenges due the potential cost and scope given the manner the applicant is proposing to use the site, but is the most direct way of meeting the intent of the zoning. 2. Improve the existing buildings through architectural and materials enhancements that promote the intent, if not the letter, of the City’s commercial building standards. While this alternative would not meet the coverage requirement, it would at least address the architectural objectives of the zoning ordinance and Comprehensive Plan, giving the City some measure of return on the PUD flexibility being proposed. 3. Incorporate more intense screening along the Chelsea Road frontage of the Bedrock site. In this alternative, views of the property would be directed to the main facility, and the visual impact of the property to passing local traffic would be minimized. To implement this alternative, an aesthetically pleasing fence or wall would be recommended, with additional landscaping screening. The applicant’s revised plans appear to work toward this alternative. The applicant has proposed an ornamental fence on the south and east side of the site, but has not provided detail of fence height or material. With the addition of landscaping in front of the proposed fence along the Chelsea Road edge, this site could be made to be visually appealing, and more clearly identify it as an accessory yard supporting the main site where the primary use is located. The applicant should provide additional detail with final stage PUD plans for both the proposed fence and landscaping. Planning Commission Agenda – 07/11/2017 9 City Engineer’s Comments The City Engineer has provided comments regarding the application within the attached the stormwater plan review checklist for the Camping World site, for which compliance is required. B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. PC-2017-016, recommending approval of the Development Stage Planned Unit Development and Rezoning to Planned Unit Development, with the conditions identified in Exhibit Z, subject to Planning Commission’s recommendation with regard to Condition 6 for building to lot ratio flexibility. 2. Motion to adopt Resolution No. PC-2017-016, recommending approval of the Development Stage Planned Unit Development and Rezoning to Planned Unit Development, as recommended by staff in Exhibit Z, but with amended conditions as specified by the Planning Commission at the public hearing. 3. Motion to deny adoption of Resolution No. PC-2017-016, recommending denial of the Development Stage Planned Unit Development and Rezoning, based on findings to be stated at the public hearing. 4. Motion to table action on Resolution No. PC- 2017-016, subject to additional information to be submitted by the applicant and/or staff. C. STAFF RECOMMENDATION Staff would recommend that the applicant further revise their plans consistent with the conditions listed in Exhibit Z to better address the required standards of the zoning ordinance and to balance the requested flexibility with the intent for PUD consideration. Staff has identified areas of change to the project which could be enhanced that would help the City consider this as a legitimate use of PUD zoning. These elements are identified above, and listed in Exhibit Z to this report. Planning Commission will need to identify which option it will recommend under condition 6. As discussed in this report, these improvements could be viewed as qualifying for PUD consideration by improving the visual appeal to the property – considering the retention of the older buildings – and focus attention on the compliant site. As the applicants note in their materials, little or no customer traffic is expected to use the “Bedrock” property, so improvements to a high-profile commercial site should either meet the requirements of the code, or at the least, direct views to those properties that do. Planning Commission Agenda – 07/11/2017 10 D. SUPPORTING DATA A. Resolution No. PC-2017-008 B. Draft Ordinance No. 663 C. Aerial Site Image D. Applicant Narrative E. Site Plan, Revised F. Certificate of Survey G. Existing Topography, Revised H. Grading, Drainage and Erosion Control Plan, Revised I. Details, Revised J. Photometric Plan, Revised K. Sign & Flag Plan L. Pylon Sign Detail M. Pylon Sign Area and Height Email N. Monument Sign Detail O. Flagpole Structural P. Stormwater and Geotechnical Analysis, Revised (digital only) Q. City Engineer’s Letter, dated 7/5/17 R. Stormwater Checklist Z. Conditions of Approval Planning Commission Agenda – 07/11/2017 11 EXHIBIT Z Camping World PUD 3801, 3887 Chelsea Road Lot 1, Block 1 Camping World First Addition Lot 1, Block 1, Maas Addition 1. Meet the architectural materials requirements of the pylon sign standards. 2. Enforce the requirements for monument sign relocation at 3810 Chelsea Road, by moving the sign out of the right of way; or if location is approved by the City, the applicant shall enter into a license agreement for the encroachment. 3. Provide curbing around the entire paved area, consistent with the requirements of the zoning ordinance. 4. Revise landscaping plan to provide quantity and species for proposed landscaping along south portion of the site. 5. Provide materials and height detail for proposed ornamental fence. 6. Adhere to the maximum flagpole height of 55 feet. 7. Locate the flagpole at a distance from the east and north property line a distance of 30’ 8. Demonstrate FAA review and approval for flagpole as required. 9. a. Remove and replace the existing buildings with a building of conforming size to the standards for vehicle sales lots; or b. Upgrade the existing buildings with exterior architectural treatments to meet/exceed the requirements for commercial buildings; or c. Construct a fence or wall around the east and south boundaries of the east parcel, with landscaping on east and south sides to create an attractive visual screen, and which focuses traffic and attention to the main property (3801 Chelsea). 10. Revise site and building plans to illustrate consistency in proposed improvements. 11. Comply with the comments of the City Engineer per the checklist included with the staff report of July 11th, 2017. 12. Applicant shall enter into a development agreement for the proposed planned unit development. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-016 1 RECOMMENDING APPROVAL OF A REZONING AND DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR LOT 1, BLOCK 1, CAMPING WORLD FIRST ADDITION, TOGETHER WITH LOT 1, BLOCK 1, MAAS ADDITION WHEREAS, the applicant has submitted a request to rezone its property along Chelsea Road, legally described as Lot 1, Block 1 Camping World First Addition, together with Lot 1, Block 1 Maas Addition, from B-3, Highway Business to PUD, Planned Unit Development District; and WHEREAS, the applicant concurrently proposes to develop the property for retail recreational vehicle sales and service and related accessory uses; and WHEREAS, the site is guided for commercial uses under the label “Places to Shop” in the City’s Comprehensive Plan; and WHEREAS, the proposed PUD is consistent with the long-term use and development of the property for commercial uses; and WHEREAS, the Planning Commission held a public hearing on April 4, 2017 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The PUD provides an appropriate means of furthering the intent of the Comprehensive Plan for the site. 2. The use of the site for retail vehicle sales, display and service is consistent with the direction of the Comprehensive Plan for “Places to Shop”. 3. The plan, through PUD, results in a project that more closely achieves the goals and objectives of the Comprehensive Plan than would the application of the standard zoning regulations. 4. The plan results in development that is compatible and consistent with the existing surrounding land uses in the area. 5. The improvements proposed for the site under the Development Stage PUD are consistent with the intent of the zoning ordinance. 6. The improvements will have impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-016 2 7. The PUD flexibility for the project, including site coverage, building materials, display, and signage, are consistent with the intent of the City’s economic development objectives, as well as with the intent of the PUD zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Rezoning and Development Stage PUD, subject to the conditions listed in Exhibit Z as follows: 1. Meet the architectural materials requirements of the pylon sign standards. 2. Enforce the requirements for monument sign relocation at 3810 Chelsea Road, by moving the sign out of the right of way; or if location is approved by the City, the applicant shall enter into a license agreement for the encroachment. 3. Provide curbing around the entire paved area, consistent with the requirements of the zoning ordinance. 4. Adhere to the maximum flagpole height of 55 feet. 5. Locate the flagpole at a distance from the east property line equal to the allowed height and provide structural engineering as required. 6. a. Remove and replace the existing buildings with a building of conforming size to the standards for vehicle sales lots; or b. Upgrade the existing buildings with exterior architectural treatments to meet/exceed the requirements for commercial buildings; or c. Construct a fence or wall around the east and south boundaries of the east parcel, with landscaping on east and south sides to create an attractive visual screen, and which focuses traffic and attention to the main property (3801 Chelsea). 7. Comply with the comments of the City Engineer per the checklist included with the staff report of July 11th, 2017. 8. Applicant shall enter into a development agreement for the proposed planned unit development. ADOPTED this 11th day of July, 2017, by the Planning Commission of the City of Monticello, Minnesota. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-016 3 MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director ORDINANCE NO. 663 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY ESTABLISHING THE CAMPING WORLD PUD AS A ZONING DISTRICT IN THE CITY OF MONTICELLO, AND REZONING THE FOLLOWING PROPERTY FROM B-3, HIGHWAY BUSINESS DISTRICT TO CAMPING WORLD PUD, PLANNED UNIT DEVELOPMENT: LOT 1, BLOCK 1, CAMPING WORLD FIRST ADDITION, TOGETHER WITH LOT 1, BLOCK 1, MAAS ADDITION THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 2.4(P) – Planned Unit Developments, Title 10 – Zoning Ordinance is hereby amended by adding the following: (XX) Camping World PUD District (a) Purpose. The purpose of the Camping World PUD District is to provide for the development of certain real estate subject to the District for vehicle sales, service, and display commercial land uses. (b) Permitted Uses. Permitted principal uses in the Camping World PUD District shall be vehicle sales, display, and vehicle service and repair – minor and major, as found in the B-3, Highway Business District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated _____, and development agreement dated ____, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the B-3 District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (O) – Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to retail uses, and as specifically identified by the approved final stage PUD plans. Accessory buildings on the site may be utilized for indoor uses for enterprises of commercial tenants which are identified as permitted principal uses in the B-3, Highway Business District. (d) District Performance Standards. Performance standards for the development of any lot in the Camping World PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not ORDINANCE NO. 663 2 addressed by the final stage PUD, then the regulations of the B-3, Highway Business District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (P)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Section 2. The zoning map of the City of Monticello is hereby amendment to rezoned the following described parcels from B-3, Highway Business District to Camping World PUD, Planned Unit Development District: Lot 1, Block 1, Camping World First Addition, and Lot 1, Block 1, Maas Addition. Section 3. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 4. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 5. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this ___ day of ____, 2017. __________________________________ Brian Stumpf, Mayor ATTEST: ___________________________________ Jeff O’Neill, Administrator ORDINANCE NO. 663 3 AYES: NAYS: FR HP Lincolnsh ire, LL C. - R equ est for R ezo ning to Pla nn ed Unit D evelo p ment (PUD) & D evelo p Sta ge PUD Lt 1, Blk 1 M aas Addn; Lt 1, Blk 1 Camping World First Addn | PID 155-225-001010; 155-243-001010 C reated by : C ity of Monticello 385 ft March 17, 2017 Ms. Angela Schumann Community Development Director 505 Walnut Street Monticello, MN 55362 Re: Camping World – PUD Application Narrative – Lot 1, Block 1 Maas Addition, PID 155-225-001010 | Lot 1, Block 1 Camping World First Addition, PID 155-243-001010 Camping World has purchased the Bedrock Motors site on the south side of the freeway at 3887 Chelsea Road in Monticello, MN. The applicant has applied for this PUD to clarify the use of the property and to seek approval of various elements necessary to their business that either exceed or vary from the current zoning regulations. They desire to increase the paved area, install additional storm water infrastructure, install additional site lighting to match the existing on the site, install new graphics to an existing monument sign at Chelsea Road, install a new 130’ flag pole and install a new 70’ tall 250 sq ft pylon sign. They also intend to add new chain link fencing to surround the entire site, including gates at all existing entrances, and add an access across the property line to their adjacent property at the NW corner of the parcel. They have submitted a land use application. The paving plan exceeds the current allowable impervious area. This deviation is necessary for the applicant to increase their ability to have more inventory available for sale. Increased inventory will directly impact the applicant’s ability and need to add additional jobs in the community. The grading plan for the site illustrates the new storm water infrastructure proposed for the parcel. There are no changes planned or anticipated for the exterior of the existing buildings on the parcel at 3887 Chelsea Road (former Bedrock Motors). There are no changes to the previously provided Landscape Plan. The applicant does not anticipate any platting associated with this application. It is their intention to maintain these as separate parcels. The existing buildings at 3887 Chelsea Road (former Bedrock Motors) are being used for pre-delivery inspections and for detailing; little customer traffic is anticipated in this area. The existing building at 3801 Chelsea Road will continue to be the primary customer destination. There is no screening for trash containers planned or anticipated on the parcel at 3887 Chelsea Road (former Bedrock Motors). All trash generated at this location is deposited in containers at the main location on the adjacent property. The signs proposed for the site vary from the code as follows: Section (H)(20)(b) of the sign ordinance indicates that exposed pole structures for pylon signs must be wrapped or faced. The proposed pylon sign pole is to be painted with black enamel paint. Section (J)(2)(i) of the sign ordinance indicates that one freestanding sign is allowed per lot with a square footage not to exceed 100 sq ft and height not to exceed 22 ft. The applicant is proposing two freestanding signs, one pylon sign and one existing monument sign. The pylon sign is proposed to be 250 sq ft with a height of 70 ft, and the existing monument sign is 32 sq ft. The applicant wishes to install a flag pole on the parcel with a total height of 130 ft. and an American Flag approx. 60 ft wide by 30 ft high. Several items that are within the Project Narrative requirements do not apply to this project as it is not a development project. Those items include: (1) whether the applicant will be the builder or if the land will be sold to other builders (2) Phasing (3) Plans or documents for Homeowner’s Association (4) Possible negative impacts to surrounding property and mitigation measures, and (5) A statement of the proposed use of the lots, stating type of residential buildings with number of proposed dwelling units and type of business or industry to reveal the effect of development on traffic, fire hazards, etc. We acknowledge that there may be additional fees from the City of Monticello such as trunk charges, landscape security deposits, sign permits, etc. Contacts for this project are as follows: Owner: Camping World and Good Sam Melissa Nance Director of RE and Development 250 Parkway Drive, Suite 270 Lincolnshire, IL 60069 847-229-6755 Local Representative: Kinghorn Company 21830 Industrial Court Rogers, MN 55374 763-428-8088 Civil Engineer: Hakanson Anderson Charles Christopherson 3601 Thurston Avenue Anoka, MN 55303 763-427-5860 3801 Chelsea Rd. W.CHELSEA RD. W.INTERSTATE 9490th. ST. N.E.11444 X X X X X X X X X X X X X X X X X X X X X X X X SIDE VIEW TOP VIEW SC-740 CHAMBER FLEXSTORM CATCH IT PART# 6215NYFX WITH USE OF OPEN GRATE 15" (375 mm) NYLOPLAST INLINE DRAIN BODY W/SOLID HINGED COVER OR GRATE PART# 2715AG10IP SOLID COVER: 1599CGC GRATE: 1599CGS 10" (250 mm) INSERTA TEE PART# 10P35STIP INSERTA TEE TO BE CENTERED ON CORRUGATION CREST 10" (250 mm) SDR35 PIPE 18" (450 mm) MIN WIDTH CONCRETE SLAB 8" (200 mm) MIN THICKNESS PAVEMENT CONCRETE COLLAR NOT REQUIRED FOR UNPAVED APPLICATIONS CONCRETE COLLAR SHEET OFDATE:PROJECT #:DRAWN:CHECKED:THIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473ADVANCED DRAINAGE SYSTEMS, INC.RREVDRWCHKDESCRIPTION01/19/16JLMJLMUPDATESC-740STANDARD CROSS SECTION11/18/14JLM1 1JLM70 INWOOD ROAD, SUITE 3 | ROCKY HILL | CT | 06067860-529-8188 |888-892-2694 | WWW.STORMTECH.COMDetention Retention Water QualityACCEPTABLE FILL MATERIALS: STORMTECH SC-740 CHAMBER SYSTEMS PLEASE NOTE: 1.THE LISTED AASHTO DESIGNATIONS ARE FOR GRADATIONS ONLY. THE STONE MUST ALSO BE CLEAN, CRUSHED, ANGULAR. FOR EXAMPLE, A SPECIFICATION FOR #4 STONE WOULD STATE: "CLEAN, CRUSHED, ANGULAR NO. 4 (AASHTO M43) STONE". 2.STORMTECH COMPACTION REQUIREMENTS ARE MET FOR 'A' LOCATION MATERIALS WHEN PLACED AND COMPACTED IN 6" (150 mm) (MAX) LIFTS USING TWO FULL COVERAGES WITH A VIBRATORY COMPACTOR. 3.WHERE INFILTRATION SURFACES MAY BE COMPROMISED BY COMPACTION, FOR STANDARD DESIGN LOAD CONDITIONS, A FLAT SURFACE MAY BE ACHIEVED BY RAKING OR DRAGGING WITHOUT COMPACTION EQUIPMENT. FOR SPECIAL LOAD DESIGNS, CONTACT STORMTECH FOR COMPACTION REQUIREMENTS. NOTES: 1.SC-740 CHAMBERS SHALL CONFORM TO THE REQUIREMENTS OF ASTM F2418 "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS", OR ASTM F2922 "STANDARD SPECIFICATION FOR POLYETHYLENE (PE) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS". 2.SC-740 CHAMBERS SHALL BE DESIGNED IN ACCORDANCE WITH ASTM F2787 "STANDARD PRACTICE FOR STRUCTURAL DESIGN OF THERMOPLASTIC CORRUGATED WALL STORMWATER COLLECTION CHAMBERS". 3."ACCEPTABLE FILL MATERIALS" TABLE ABOVE PROVIDES MATERIAL LOCATIONS, DESCRIPTIONS, GRADATIONS, AND COMPACTION REQUIREMENTS FOR FOUNDATION, EMBEDMENT, AND FILL MATERIALS. 4.THE SITE DESIGN ENGINEER IS RESPONSIBLE FOR ASSESSING THE BEARING RESISTANCE (ALLOWABLE BEARING CAPACITY) OF THE SUBGRADE SOILS AND THE DEPTH OF FOUNDATION STONE WITH CONSIDERATION FOR THE RANGE OF EXPECTED SOIL MOISTURE CONDITIONS. 5.PERIMETER STONE MUST BE EXTENDED HORIZONTALLY TO THE EXCAVATION WALL FOR BOTH VERTICAL AND SLOPED EXCAVATION WALLS. 6.ONCE LAYER 'C' IS PLACED, ANY SOIL/MATERIAL CAN BE PLACED IN LAYER 'D' UP TO THE FINISHED GRADE. MOST PAVEMENT SUBBASE SOILS CAN BE USED TO REPLACE THE MATERIAL REQUIREMENTS OF LAYER 'C' OR 'D' AT THE SITE DESIGN ENGINEER'S DISCRETION. MATERIAL LOCATION DESCRIPTION AASHTO MATERIAL CLASSIFICATIONS COMPACTION / DENSITY REQUIREMENT D FINAL FILL: FILL MATERIAL FOR LAYER 'D' STARTS FROM THE TOP OF THE 'C' LAYER TO THE BOTTOM OF FLEXIBLE PAVEMENT OR UNPAVED FINISHED GRADE ABOVE. NOTE THAT PAVEMENT SUBBASE MAY BE PART OF THE 'D' LAYER ANY SOIL/ROCK MATERIALS, NATIVE SOILS, OR PER ENGINEER'S PLANS. CHECK PLANS FOR PAVEMENT SUBGRADE REQUIREMENTS. N/A PREPARE PER SITE DESIGN ENGINEER'S PLANS. PAVED INSTALLATIONS MAY HAVE STRINGENT MATERIAL AND PREPARATION REQUIREMENTS. C INITIAL FILL: FILL MATERIAL FOR LAYER 'C' STARTS FROM THE TOP OF THE EMBEDMENT STONE ('B' LAYER) TO 18" (450 mm) ABOVE THE TOP OF THE CHAMBER. NOTE THAT PAVEMENT SUBBASE MAY BE A PART OF THE 'C' LAYER. GRANULAR WELL-GRADED SOIL/AGGREGATE MIXTURES, <35% FINES OR PROCESSED AGGREGATE. MOST PAVEMENT SUBBASE MATERIALS CAN BE USED IN LIEU OF THIS LAYER. AASHTO M145¹ A-1, A-2-4, A-3 OR AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57, 6, 67, 68, 7, 78, 8, 89, 9, 10 BEGIN COMPACTIONS AFTER 12" (300 mm) OF MATERIAL OVER THE CHAMBERS IS REACHED. COMPACT ADDITIONAL LAYERS IN 6" (150 mm) MAX LIFTS TO A MIN. 95% PROCTOR DENSITY FOR WELL GRADED MATERIAL AND 95% RELATIVE DENSITY FOR PROCESSED AGGREGATE MATERIALS. ROLLER GROSS VEHICLE WEIGHT NOT TO EXCEED 12,000 lbs (53 kN). DYNAMIC FORCE NOT TO EXCEED 20,000 lbs (89 kN). B EMBEDMENT STONE: FILL SURROUNDING THE CHAMBERS FROM THE FOUNDATION STONE ('A' LAYER) TO THE 'C' LAYER ABOVE. CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57 NO COMPACTION REQUIRED. A FOUNDATION STONE: FILL BELOW CHAMBERS FROM THE SUBGRADE UP TO THE FOOT (BOTTOM) OF THE CHAMBER. CLEAN, CRUSHED, ANGULAR STONE AASHTO M43¹ 3, 357, 4, 467, 5, 56, 57 PLATE COMPACT OR ROLL TO ACHIEVE A FLAT SURFACE. ² ³ 18" (450 mm) MIN* 8' (2.4 m) MAX SUBGRADE SOILS (SEE NOTE 4) PAVEMENT LAYER (DESIGNED BY SITE DESIGN ENGINEER) SC-740 END CAP 6" (150 mm) MIN D C B A PERIMETER STONE (SEE NOTE 6) EXCAVATION WALL (CAN BE SLOPED OR VERTICAL) 12" (300 mm) MIN ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE ALL AROUND CLEAN, CRUSHED, ANGULAR STONE IN A & B LAYERS 12" (300 mm) TYP51" (1295 mm)6" (150 mm) MIN 30" (760 mm) DEPTH OF STONE TO BE DETERMINED BY SITE DESIGN ENGINEER 6" (150 mm) MIN *TO BOTTOM OF FLEXIBLE PAVEMENT. FOR UNPAVED INSTALLATIONS WHERE RUTTING FROM VEHICLES MAY OCCUR, INCREASE COVER TO 24" (600 mm). SHEET OFDATE:PROJECT #:DRAWN:CHECKED:THIS DRAWING HAS BEEN PREPARED BASED ON INFORMATION PROVIDED TO ADS UNDER THE DIRECTION OF THE SITE DESIGN ENGINEER OR OTHER PROJECT REPRESENTATIVE. THE SITE DESIGN ENGINEER SHALL REVIEW THIS DRAWING PRIOR TO CONSTRUCTION. IT IS THE ULTIMATERESPONSIBILITY OF THE SITE DESIGN ENGINEER TO ENSURE THAT THE PRODUCT(S) DEPICTED AND ALL ASSOCIATED DETAILS MEET ALL APPLICABLE LAWS, REGULATIONS, AND PROJECT REQUIREMENTS.4640 TRUEMAN BLVDHILLIARD, OH 430261-800-733-7473ADVANCED DRAINAGE SYSTEMS, INC.RREVDRWCHKDESCRIPTIONISOLATOR ROW DETAILSSC-74003/08/17JLM1 170 INWOOD ROAD, SUITE 3 | ROCKY HILL | CT | 06067860-529-8188 |888-892-2694 | WWW.STORMTECH.COMDetention Retention Water QualityINSPECTION & MAINTENANCE STEP 1)INSPECT ISOLATOR ROW FOR SEDIMENT A.INSPECTION PORTS (IF PRESENT) A.1.REMOVE/OPEN LID ON NYLOPLAST INLINE DRAIN A.2.REMOVE AND CLEAN FLEXSTORM FILTER IF INSTALLED A.3.USING A FLASHLIGHT AND STADIA ROD, MEASURE DEPTH OF SEDIMENT AND RECORD ON MAINTENANCE LOG A.4.LOWER A CAMERA INTO ISOLATOR ROW FOR VISUAL INSPECTION OF SEDIMENT LEVELS (OPTIONAL) A.5.IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3. B.ALL ISOLATOR ROWS B.1.REMOVE COVER FROM STRUCTURE AT UPSTREAM END OF ISOLATOR ROW B.2.USING A FLASHLIGHT, INSPECT DOWN THE ISOLATOR ROW THROUGH OUTLET PIPE i)MIRRORS ON POLES OR CAMERAS MAY BE USED TO AVOID A CONFINED SPACE ENTRY ii)FOLLOW OSHA REGULATIONS FOR CONFINED SPACE ENTRY IF ENTERING MANHOLE B.3.IF SEDIMENT IS AT, OR ABOVE, 3" (80 mm) PROCEED TO STEP 2. IF NOT, PROCEED TO STEP 3. STEP 2)CLEAN OUT ISOLATOR ROW USING THE JETVAC PROCESS A.A FIXED CULVERT CLEANING NOZZLE WITH REAR FACING SPREAD OF 45" (1.1 m) OR MORE IS PREFERRED B.APPLY MULTIPLE PASSES OF JETVAC UNTIL BACKFLUSH WATER IS CLEAN C.VACUUM STRUCTURE SUMP AS REQUIRED STEP 3)REPLACE ALL COVERS, GRATES, FILTERS, AND LIDS; RECORD OBSERVATIONS AND ACTIONS. STEP 4)INSPECT AND CLEAN BASINS AND MANHOLES UPSTREAM OF THE STORMTECH SYSTEM. NOTES 1.INSPECT EVERY 6 MONTHS DURING THE FIRST YEAR OF OPERATION. ADJUST THE INSPECTION INTERVAL BASED ON PREVIOUS OBSERVATIONS OF SEDIMENT ACCUMULATION AND HIGH WATER ELEVATIONS. 2.CONDUCT JETTING AND VACTORING ANNUALLY OR WHEN INSPECTION SHOWS THAT MAINTENANCE IS NECESSARY. SUMP DEPTH TBD BY SITE DESIGN ENGINEER (24" [600 mm] MIN RECOMMENDED) 24" (600 mm) HDPE ACCESS PIPE REQUIRED USE FACTORY PRE-FABRICATED END CAP PART #: SC740EPE24B TWO LAYERS OF ADS GEOSYNTHETICS 315WTK WOVEN GEOTEXTILE BETWEEN FOUNDATION STONE AND CHAMBERS 5' (1.5 m) MIN WIDE CONTINUOUS FABRIC WITHOUT SEAMS CATCH BASIN OR MANHOLE COVER ENTIRE ISOLATOR ROW WITH ADS GEOSYNTHETICS 601T NON-WOVEN GEOTEXTILE 8' (2.4 m) MIN WIDE SC-740 CHAMBER SC-740 END CAP SC-740 ISOLATOR ROW DETAIL NTS OPTIONAL INSPECTION PORT STORMTECH HIGHLY RECOMMENDS FLEXSTORM PURE INSERTS IN ANY UPSTREAM STRUCTURES WITH OPEN GRATES SC-740 6" INSPECTION PORT DETAIL NTS SC-740 CHAMBER FLEXSTORM CATCH IT PART# 6212NYFX WITH USE OF OPEN GRATE 12" (300 mm) NYLOPLAST INLINE DRAIN BODY W/SOLID HINGED COVER OR GRATE PART# 2712AG6IP* SOLID COVER: 1299CGC* GRATE: 1299CGS 6" (150 mm) INSERTA TEE PART# 6P26FBSTIP* INSERTA TEE TO BE CENTERED ON CORRUGATION CREST 6" (150 mm) SDR35 PIPE 18" (450 mm) MIN WIDTH CONCRETE SLAB 8" (200 mm) MIN THICKNESS PAVEMENT CONCRETE COLLAR NOT REQUIRED FOR UNPAVED APPLICATIONS CONCRETE COLLAR * THE PART# 2712AG6IPKIT CAN BE USED TO ORDER ALL NECESSARY COMPONENTS FOR A SOLID LID INSPECTION PORT INSTALLATION Thank you, Walter K Sent via the Samsung Galaxy Note® 4, an AT&T 4G LTE smartphone NOTE: The information in this email is confidential and may be legally privileged. If you are not the intended recipient, we request that you (i) not read, use or disseminate the information, (ii) advise the sender immediately by reply email and (iii) delete this message and any attachments without retaining a copy. Although this email and any attachments are believed to be free of any virus or other defect that may affect any computer system into which it is received and opened, it is the responsibility of the recipient to ensure that it is virus free and no responsibility is accepted by FreedomRoads, LLC or any of its affiliates for any loss or damage arising in any way from its use. NOTE: The information in this email is confidential and may be legally privileged. If you are not the intended recipient, we request that you (i) not read, use or disseminate the information, (ii) advise the sender immediately by reply email and (iii) delete this message and any attachments without retaining a copy. Although this email and any attachments are believed to be free of any virus or other defect that may affect any computer system into which it is received and opened, it is the responsibility of the recipient to ensure that it is virus free and no responsibility is accepted by FreedomRoads, LLC or any of its affiliates for any loss or damage arising in any way from its use. 09|09|16 DRBy 09|19|16 DRBy 0|0|16 AABy 0|0|16 0|0|16 0|0|16 AA AA AA By By By Approved by: Date: APPROVED AS SHOWN APPROVED AS NOTED CORRECT & RESUBMIT CORPORATE HEADQUARTERS 1077 West Blue Heron Blvd., Riviera Beach, FLA 33404 Phone: (561)863-6659 / (800)772-7932 Fax: (561)863-4294 NORTHEAST DIVISION 707 Commerce Dr., Concord, NC 28025 Phone: (704)788-3733 / (800)772-7932 Fax: (704)788-3843 www.atlassignindustries.us Proposed Monument Faces3887 Chelsea Rd, Monticello, MN This design / engineering is to remain Atlas Sign Industries exclusive property until approved and accepted thru purchase by client named on drawing. No part of design and or specifications may be duplicated without written authorization of Atlas Sign Industries. Date Path PM Drawn By Scale 70860 Camping World|MN|Monticello S. Hunt C. Barbato As Shown 2 Revision 1 Revision 2 Revision 3 Revision 4 Revision 5 Revision 6 S.O. No. Sheet No. Copyright 2017 3|3|2017 Monticello, M N PROPOSED FACE REPLACEMENTS | 3/4" = 1'-0" PROPOSED COMPOSITE | NTSEXISTING CONDITIONS | NTS Manufacture and install replacement faces in existing monument sign as shown. NOTE: Verify all dimensions in field prior to production. SCOPE OF WORK: 7328 LD white acrylic with exterior surface applied vinyl graphics. DESCRIPTION: SQUARE FOOTAGE: Proposed = 4.0'H x 8.0'L = 32.0 SF COLOR SCHEDULE: 7328 White 3M 3630-167 Bright Blue Vinyl 1'-6"1'-2 3/4"3'-11 3/8" Cut Size (VIF)7'-11 3/8" Cut Size (VIF)3'-8" V.O. (VIF)7'-8"V.O. (VIF) October 2016 City of Monticello – Stormwater Site Plan Review A Stormwater Management Plan is required for: - Any land disturbing activity that may ultimately result in the addition of one acre or greater of impervious surfaces, including smaller individual sites that are part of a common plan of development that may be constructed at different times. - The construction of any new public or private road; or - Any land disturbance activity, regardless of size, that the City determines is likely to cause an adverse impact to an environmentally sensitive area or other property. Submittals Received Date Document Author 6-15-17 Stormwater Management Plan Hakanson Anderson 6-15-17 Plan Set Hakanson Anderson General Site Plan Yes No 1. Scale of Survey. Minimum scale 1” = 50’. Maximum size plan sheet 24” x 36” ☒ ☐ 2. Survey signed by a registered survey with elevations in NGVD-1929 datum for the following locations: Each lot corner ☒ ☐ Grade elevation at the foundation and elevation of top of foundation of structures on adjacent lots ☒ ☐ Grade elevation at the foundation, elevation of top of foundation and garage floor of proposed new construction ☒ ☐ Lowest point of entry (i.e. door sill or top of window well) of pro posed and existing construction ☒ ☐ Lowest floor of proposed and existing construction ☒ ☐ 3. Any proposed retaining wall must have a top and bottom elevation and bottom elevation would be finish grade. Also, no retaining wall is allowed to be built on private property ☒ ☐ Address: Camping World East Parking Lot Expansion Between 3801 and 3936 Chelsea Road West Permit No: PID: Date Approved: Date Received: Signature: Site Size (acres): 4.359 Area of Disturbance(acres): Not provided Existing Impervious (acres): 1.518 Proposed Impervious (acres): 3.794 (2.276 new impervious) October 2016 4. Retaining walls greater than 4.0 feet in height have been designed and certified by a licensed professional engineer and a building permit has been acquired ☒ ☐ 5. All drainage and utility easements are shown? ☒ ☐ 6. Easements are clear of any encroachments? ☒ ☐ 7. New curb cuts proposed? ☒ ☐ 8. If new curb cut is proposed, stamp all survey maps with the curb cut stamp. Also, write a note on the Residential Plan & Routing Approval form reminding the builder that a curb cut permit is required if the driveway is moved or a new driveway is added ☐ ☒ 9. Low floor a minimum of 4.25’ (feet) above the sanitary sewer invert elevation ☒ ☐ Comments: - The 100 year HWL for the parking area should be represented on the planset (i.e. 955.25 feet at the east and west inlets to the infiltration system). - The existing contours on the east boundary of the property should be added to Sheet C2. - The planset included details for operation and maintenance of the infiltration system. There is a detailed description of cleaning out the isolator row areas with a jetvac. It is unclear if the ports and jets are adequate for cleaning out the other chambers in the system. This should be considered and added to the plans. - Details for all MH structures were not provided. Erosion/Sediment Control Plan Yes No 1. SWPPP notes provided on the plan ☐ ☒ 2. Temporary stabilization measures provided ☒ ☐ 3. Erosion control blankets provided on all slopes greater than 3:1 ☐ ☐ 4. Perimeter Control i.e., Silt Fence, Filter Log, etc. ☐ ☒ 5. Phasing for sites that are ≥ 1 acre ☐ ☒ 6. CB Inlet Protection ☐ ☒ 7. Dewatering ☐ ☒ 8. Sediment control ☒ ☐ 9. Waste control ☐ ☒ 10. Concrete washout ☐ ☒ 11. Rock entrance ☐ ☒ 12. Street sweeping schedule ☐ ☒ 13. Permanent restoration plan ☐ ☒ 14. Erosion protection at all outlet pipes ☐ ☒ 15. SWPPP includes an erosion and sediment control inspection schedule and per son responsible for maintenance ☐ ☒ Comments: - Silt fencing is shown on Sheet C2 however the silt fence is required along the entire curb line and encompass the entire grading area. - Details for a rock construction entrance was provided, however it is not shown on the plans. -SWPPP not provided. When submitted, include missing erosion and sediment control requirements as demonstrated above and follow the SWPPP checklist that the City provided for your use. Stormwater Management Plan Yes No 1. Delineation maps for existing and proposed conditions ☒ ☐ 2. Modeling calculations for existing and proposed conditions using Atlas 14 storm events with an MSE3 type distribution. October 2016 2 year 24 hr. (2.84”), 10 year 24 hr. (4.22”), 100 (6.87”), 10-day snowmelt (7.2”) ☐ ☒ Modeled direct connected impervious separate ☒ ☐ 3. Off-site drainage included ☒ ☐ 4. Wetlands shown on plans and wetland permitting completed ☒ ☐ 5. Pretreatment ☒ ☐ 6. Skimmer structures provided on the outlets of all ponds. ☐ ☐ 7. Soil borings ☒ ☐ 8. Design Infiltration Rate Determination – Geotechnical Report or Infiltration Testing provided ☒ ☐ 9. Seasonal High Water Elevation ☐ ☒ 10. Open channel flow calculations ☐ ☒ 11. Storm sewer calculations – 10 year event ☐ ☒ 12. Narrative describing the following: a. Existing Conditions: Existing conditions consist of open fields, an existing parking lot, and two existing buildings. Drainage flows to the north part of the lot. b. Proposed Conditions: Proposed conditions include the addition of a large parking lot and underground infiltration system. The outlet for the infiltration system will connect into the existing storm sewer system to the south. c. Stormwater Management for Proposed Site: Stormwater management includes the addition of an infiltration system to meet volume reduction requirements. A downstream regional pond provides rate control for the site. Comments: -The downstream rate control pond was designed for this site to have a composite curve number of 87. The submitted HydroCAD model has a composite CN value of 93. (4.359 ac with CN=98 and 3.794 ac with CN=61) - The stormwater report indicated that there is 2.317 acres of new impervious area created for this project. The HydroCAD model input shows 2.276 acres of new impervious area modeled. This discrepancy should be corrected. - Storm sewer calculations were not provided, however all of the drainage for the site is routed through the underground infiltration system via sheet flow. The only proposed stormsewer (the 18” connection to Chelsea Road) was modeled in HydroCAD and provides adequate capacity for the 10 year event. Water Quality and Volume Reduction “The City of Monticello has adopted MPCA Minimal Impact Design Standards in Chapter 4 of Monticello Zoning Ordinance Section 4.10. MIDs Infiltration design criteria as described in the MPCA Stormwater Manual shall be followed for the proposed project.” Yes No 1. Volume control provided as per the City’s Engineering Design Standards and MIDS (1.1” over new impervious surface) ☒ ☐ 2. Impervious area equal to or greater than the net increase in impervious surface is routed through infiltration BMP ☒ ☐ 3. Sequencing provided for alternatives where infiltration is infeasible ☐ ☒ 4. Required Volume Reduction: 9251 cu. Ft. 5. Provided Volume Reduction: 9330 cu. Ft. 6. Separation to groundwater and/or bedrock is a minimum of 3 feet from bottom of infiltration BMP ☒ ☐ 7. Drawdown time for infiltration BMP is within 48 hours ☒ ☐ 8. Proposed ponds meet or exceed NURP design criteria ☒ ☐ 9. If infiltration of 1.1” is not feasible, water quality goals are met with NURP pond on site? ☐ ☒ Comments: October 2016 -Volume reduction and water quality standards are met with the proposed underground infiltration system. - The infiltration provided (9330 cubic feet) is proposed between 949.75 feet and 950.20 feet. In order to verify that 950.20 feet is the correct elevation to use for this calculation, a detail for the outlet control structure (STM MH#4) is needed. Rate Control Yes No 1. Peak Proposed Discharge Rates < Existing ☐ ☒ 2. Existing infrastructure can accommodate peak discharge rates for 10 year storm? ☒ ☐ 3. Existing infrastructure and EOF for proposed 100 year peak discharge rate? ☐ ☒ 4. Proposed flow patterns do not create flooding impacts for structures adjacent to the property? ☒ ☐ Comments: - Rate control is met at the regional pond downstream of the site. However, the composite CN for the development needs to be equal to 87 for compliance with the pond design. Freeboard Yes No 1. Building Opening: 2’ above the critical 100-yr HWL of local basins, wetlands, & infiltration basins ☒ ☐ 2’ above EOF of local basins, wetlands, & infiltration basins ☐ ☒ 2’ above the 100-yr flow elevation of a swale or channel at the point where the swale channel is closest to the building ☐ ☐ 2. Low Floor Elevation: 2’ above the critical 100-yr HWL of major basins ☐ ☐ 2’ above EOF of major basins ☐ ☐ For landlocked basins: 2’ above the HWL from back to back 100-yr rainfalls or 2’ above the HWL from the 100-yr 10-day snowmelt, whichever is higher. Starting elevation of the basin/waterbody prior to runoff is one of the following: o Existing Ordinary High Water level established by the Minnesota Department of Natural Resources ☐ ☐ o Annual water balance calculation approved by the City ☐ ☐ o Local observation well records, as approved by the City ☐ ☐ o Mottled soil ☐ ☐ Planning Commission Agenda – 7/11/17 1 2B. Public Hearing – Consideration of an amendment to a Conditional Use Permit for Planned Unit Development, and Development Stage Review of a multi-tenant commercial building in a B-3, Highway Business District.Applicant: Larson, Andy/Crown Bay (NAC) Property:110 Chelsea Road Lot 6, Block 1, Monticello Travel Center 2nd Addition Planning Case Number:2017 - 021 A.REFERENCE & BACKGROUND Request(s):Amendment to a Conditional Use Permit for Planned Unit Development and Development Stage approval that would accommodate the development of a 4,942 square foot multiple tenant retail building in the B-3 District. Deadline for Decision:August 4th, 2017 Land Use Designation:Places to Shop (Comprehensive Plan) Zoning Designation:B-3, Highway Business District Current Site Use:Vacant Surrounding Land Uses: North:Mixed Use – Convenience Retail/Motor Fuel East:Commercial Lodging South:Multi-tenant Commercial Retail West:Convenience Retail/Motor Fuel Project Description. PUD Development Stage - Site Plan Review Proposed Use. The applicants propose a mix of commercial tenants, including retail sales and services as allowed by the B-3 Zoning District, with the specific request that commercial office uses (allowed by Conditional Use Permit in the B-3) would be included in the initial approval. Commercial and professional office uses are compatible Planning Commission Agenda – 7/11/17 2 with the proposed B-3 retail activities, and are present in other parts of the Travel Center complex. Parking requirements are similar, and no conflicts are foreseen. For other potential tenants, the applicants will be required to comply with the City’s change of use permitting as tenants change over time, to ensure zoning compliance and compatibility. PUD Flexibility. The project proposes to utilize PUD flexibility to accommodate the need for cross-parking and access with adjacent uses, and potentially, for signage identification (discussed further below). Lot Size. The B-3 District provides for no specific minimum lot size, but requires a minimum lot width of 100 feet on a public street. The subject property is .75 acres in area, 32,723 square feet. The parcel has approximately 114 feet of frontage on Oakwood Drive, and 136 feet of frontage on Cedar Street. Site and Building Data. The proposed building is about 4,942 square feet in size. The applicants indicate that after development, about 87% of the lot area will covered with building or pavement, leaving 13% pervious green space. The site layout relies on access from a common driveway shared with the Holiday Station to the west with access from Oakwood Drive, and another common driveway shared with the retail center to the south, with access from Cedar Street. A service drive would also provide access from Cedar Street for delivery vehicles. The applicants show a trash enclosure adjacent to the south wall of the building with access from the south driveway. Parking bays are arrayed along the north and west side of the building, utilizing the west driveway access. Off-Street Parking. Parking supply for the site is proposed at 28 parking spaces. The requirement for commercial retail use is one space per 200 square feet, resulting in a parking standard of a minimum of 25 spaces. The site complies with this standard, provided no eating establishments are tenants of the facility. Because the facility is included in a shared/cross parking arrangement with the retail portion of the Travel Center to the south, the applicants could potentially request a future amendment that includes an eating establishment where parking supply could be evaluated on a case-by-case basis. As such, changes to the tenant mix that propose eating establishments would require a change of use permit, and possibly a PUD amendment. Landscaping. A variety of planting have been proposed on the site, including plantings along the perimeter of the site, within off-street parking areas and around the perimeter of the building. In regard to site landscaping, the following comments are offered. Caliper Inch Requirements.According to the Ordinance, 10 caliper inches (ACI) of tree planting (including at least one evergreen) must be provided for each acre of site area, plus 2 shrubs per 10 feet of building perimeter. Thus, the landscaping Planning Commission Agenda – 7/11/17 3 requirement for the .75 acre site would be 8 caliper inches of trees, and a total of 58 shrubs for the 288 feet of building perimeter. The landscaping plan shows 17.5 caliper inches of trees, plus one evergreen tree, along with 49 shrubs and 9 additional perennial grasses, meeting the requirement. Ground Cover. As noted, about 13% of the site is green space, including the planting areas with rock mulch, and lawn grass. The applicants have not noted whether the landscaped areas will be irrigated, although that would be recommended, given the materials and small areas. Buffer Yards. No bufferyards are required with all adjoining property zoned and guided for commercial uses. Building Size, Finish Materials. The proposed building is 90 feet in length by 54 feet in depth, with 2-3 separate retail tenant bays shown on the preliminary floor plan. The building elevations show a stepped parapet-edged building wall height of up to 28 feet (although the drawings appear to scale to 24 feet). Building materials include rock-faced concrete block along the base, below dominant glass windows on the front (north), as well as the west and east sides. The windows are divided by brick veneer pillars, with the upper portions of the façade covered with stucco-finish EIFS. Primary entrances also include horizontal awnings. All materials are consistent with the requirements of the zoning ordinance for commercial structures. The south face (service side) of the building is rock-faced concrete block, with EIFS along the upper parapet. The drawings show that the trash enclosure will be constructed of matching block. Trash/Recycling. As noted, the applicant has proposed a trash handling enclosure adjacent to the south wall of the building which would be accessed from the driveway separating the proposed building and the adjacent retail building. Lighting. A separate site lighting plan is included in the plan set. Building elevations indicate wall-mounted lighting on the brick pillars, and the site plan shows three 20 foot tall poles around the site to light the parking lot. The photometric shows compliance with the code requirements for light intensity at the perimeter. The applicants should verify that the light fixtures will be hooded or directed to cast light downward, and will not glare on adjacent property or the public streets. The lighting plan appears to be compliant with the applicable codes. Signage. Wall signs are proposed on all four walls of the building identifying the tenants. Based on 15% of the building walls facing the two streets, the applicants are permitted up to 465 square feet of wall signage. The plans show this amount. The applicants also Planning Commission Agenda – 7/11/17 4 propose a monument sign near the main entrance from Oakwood Drive. For such signs, the code allows up to 100 square feet of sign area. The proposed plans identify this standard in a note, but the illustrated sign is approximately 46 square feet in area, and just under 10 feet in height. The plans show a rock-faced block base matching the building materials. The developer may choose to construct a compliant sign up to 100 square feet by sign permit at a later date without a PUD modification. In addition, under the original Planned Unit Development approval for this development, the adjoining property owner to the south retains a private easement right and approval to construct a 57 foot tall pylon sign in the southeast corner of the site. The applicant has suggested that they may attempt to negotiate the termination of this easement in exchange for other Travel Center identification on the proposed monument sign. This would be consistent with the intent of the PUD treatment of the site. Grading and Utilities. The submitted grading and utility plans should be subject to review comment by the City Engineer. B.ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Conditional Use Permit for a Development Stage Planned Unit Development (PUD) to accommodate the construction of a multi-tenant commercial building and associated site improvements and parking. 1.Motion to adopt Resolution No. PC-2017-017 recommending approval of the amendment to Conditional Use Permit for PUD, based on the findings in said resolution, and contingent on compliance with the conditions listed in Exhibit Z. 2.Motion to deny adoption of Resolution No. PC-2017-017, based on findings identified at the public hearing. 3.Motion to table action on Resolution No. PC-2017-017, pending submission of additional material from the applicant, public, and/or staff. C.STAFF RECOMMENDATION Staff recommends Alternative 1, approval of the CUP/PUD. The project is, with only minor notes, fully compliant with the requirements of the Zoning Ordinance for B-3 development. Moreover, it is consistent with the initial expectations of the original PUD approvals granted in 2005. Planning Commission Agenda – 7/11/17 5 D.SUPPORTING DATA A.Resolution PC-2017-017 B.Subject Site Aerial Image C.Applicant Narrative D.Applicant Plan Submittal, including: a.Title Sheet b.Certificate of Survey c.General Notes & Specifications d.Standard Details e.Grading Plan f.SWPPP g.Paving Plan h.Landscaping Plan i.Site Plan and Floor Plan j.Elevations k.Site Photometric Plan l.Stormwater & Drainage Calculations,digital only E.City Engineer’s Letter, dated 7/5/17 Z. Conditions of Approval Planning Commission Agenda – 7/11/17 6 EXHIBIT Z Conditional Use Permit/Planned Unit Development And PUD Development Stage Site Plan Review Lot 6, Block 1, Monticello Travel Center Conditions of Approval 1.Proposed Tenants include those listed in the B-3 District as Permitted Uses, in addition to commercial and/or professional office space (a Conditional Use in the B-3 District). 2.The applicants complete Change of Use process requirements as tenants change to verify continued compliance with zoning requirements. 3.Verification of executed cross-parking and access agreements within the Travel Center PUD. 4.Verification that lighting fixtures meet the requirements of the zoning ordinance as specified in this report. 5.Compliance with comments from the City Engineer in the Engineer’s letter dated June 5th, 2017. 6.Payment of required development charges and submission of required landscaping security. 7.Other comments of the Planning Commission and Staff provided at the Public Hearing. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-017 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR CROWN BAY, LLC LOT 6, BLOCK 1, MONTICELLO TRAVEL CENTER 2nd ADDITION WHEREAS, the applicant has submitted a request to develop its property along Oakwood Drive and Cedar Street, Lot 6, Block 1, Monticello Travel Center 2nd Addition; and WHEREAS, the applicant concurrently proposes to develop the property for commercial uses; and WHEREAS, the site is guided for commercial uses under the label “Places to Shop” in the City’s Comprehensive Plan; and WHEREAS, the proposed PUD, is consistent with the long-term use and development of the property for commercial uses; and WHEREAS, the proposed project is consistent with the original intent for the Monticello Travel Center; and WHEREAS, the Planning Commission held a public hearing on July 11, 2017 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The PUD provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by constructing a proposed building for commercial use. 2. The proposed improvements on the site under the Development Stage PUD are consistent with the needs of the PUD in this location as a commercial area. 3. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 4.. The PUD flexibility for the project, including parcels with cross access and parking, as well as joint signage, are consistent with the intent of the City’s CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-017 2 economic development objectives, as well as with the intent of the original approved PUD plans. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Development Stage PUD, subject to the conditions listed in Exhibit Z as follows: 1. Proposed Tenants include those listed in the B-3 District as Permitted Uses, in addition to commercial and/or professional office space (a Conditional Use in the B- 3 District). 2. The applicants complete Change of Use process requirements as tenants change to verify continued compliance with zoning requirements. 3. Verification of executed cross-parking and access agreements within the Travel Center PUD. 4. Verification that lighting fixtures meet the requirements of the zoning ordinance as specified in this report. 5. Compliance with comments from the City Engineer in the Engineer’s letter dated June 5th, 2017. 6. Payment of required development charges and submission of required landscaping security. 7. Other comments of the Planning Commission and Staff provided at the Public Hearing. ADOPTED this 11th day of July, 2016, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-017 3 ____________________________________________ Angela Schumann, Community Development Director Larso n B uild in g, In c. - R eq uest fo r Amd t. to Co nd itio nal Use Permit for D evel. Sta ge PUD Lot 6, Block 1 M onticello Travel Center 2nd Addition | 155-202-001060 & 155-202-001061 C reated by : C ity of Monticello 139 ft DRAWING INDEX T1 TITLE SHEET SH 1 CERTIFICATE OF SURVEY CIVIL C1 GENERAL NOTES & SPECIFICATIONS C2 STANDARD DETAILS C3 GRADING PLAN C4 SWPPP - NOTES C5 SWPPP - STANDARD DETAILS C6 SWPPP - PLAN VIEW C7 PAVING PLAN CL1 LANDSCAPE PLAN ARCHITECTURAL A1 SITE PLAN & FLOOR PLAN A2 ELEVATIONS ELECTRICAL E1.1 SITE PHOTOMETRIC PLAN CONTACTS OWNER CROWN BAY LLC 2435 BARTON AVE NW BUFFALO , MN 55313 PH. 763 .682 .3790 CONTACT: ROBERT LAMONT GENERAL CONTRACTOR LARSON BUILDING , INC. 200 1ST STREET SOUTH BUFFALO , MN 55313 PH. 763 .688 .5430 CONTACT: ANDY LARSON ARCHITECT STONE TENT ARCHITECTURE 15001 140TH ST FORESTON , MN 56330 PH. 612 .508 .8099 CONTACT: ERIK JOHNSON CIVIL SCHULTZ ENGINEERING & SITE DESIGN 18 SOUTH RIVERSIDE AVENUE SUITE 230 SARTELL , MN 56377 PH. 320 .339 .0669 CONTACT: BRIAN SCHULTZ C R O W N B AY R E TA I L B U I L D I N G PUD DEVELOPMENT STAGE PLAN - JUNE 5, 2017 110 OAKWOOD AVE E MONTICELLO , MN 55362 MAP Sheet No. Project ID T1 1020 JUNE 5, 2017 Sheet Title Project Title TITLE SHEET CROWN BAY RETAIL BUILDING No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2017 STONE TENT ARCHITECTURE, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques , sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan , specification , or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota . Signature Architect Registration Date Erik P. Johnson 50962 PUD DEVELOPMENT STAGE PLAN- 06/05/17 - NOT FOR CONSTRUCTION6/5/171 ORIGINAL SUBMITTAL 6/20/172 REVISED SUBMITTAL 25 94 SIGNAGESIGNAGESIGNAGE AERIAL & SPECIFICATIONS C1 OF 7 PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EASTGENERAL NOTES FILLING AND GRADING 1) Rough grading of all areas within the construction limits, including adjacent transition areas shall be reasonably smooth and compacted. The rough graded subgrade surface generally shall not be more than 6 inches above or below the established subgrade elevations. All ditches, swales, and gutters shall be graded to drain adequately. The subgrade shall be evenly sloped to provide drainage away from building walls in all directions at a minimum slope of 1%. The Contractor shall provide rounded transitions at top and bottom of banks and other breaks in grade. 2) Fill and backfill materials shall be inorganic soils free of roots, rocks, boulders, and debris. 3) Bedding material or granular backfill larger than 2" in its largest dimension shall not be allowed within 2 feet of new underground pipes. Material larger than 3" in its largest dimension shall not be allowed within 1 foot of subgrade elevation. 4) Imported compacted fill material shall have a maximum of 12 percent passing the #200 sieve, by weight. The proposed fill material shall be tested by an independent testing lab for suitability as compacted fill for this project. The Contractor shall pay for the testing services and provide a copy of the test results to the Engineer. 5) The Contractor shall fill and grade as necessary to bring surface to required elevations, and provide all materials necessary, whether obtained on or off the project site. 6) The Contractor shall place compacted material in uniform horizontal lifts not exceeding 8" in depth for clay soils, and 12" in depth for sandy soils, and compact as required to achieve specified density. 7) Compaction shall be obtained with the use of vibratory rollers or rammers. During compaction, fill material shall contain moisture content, as necessary, for the required compaction as indicated by an independent testing laboratory. The moisture shall be uniform throughout each lift. If the material is too dry, water shall be added with approved equipment and methods, which will not wash out fine material. If the material is too wet, it shall be dried by harrowing, disking, blading, or other approved methods recommended by the independent testing laboratory. 8) Areas designated for pavement in excavated (cut) areas shall be scarified to a depth of 1 foot. The Contractor shall bring the subgrade material to optimum moisture content as indicated by the independent testing laboratory, and compact the subgrade to the specified density listed below for soils underneath pavements. UNFORESEEN OBSTACLES 1) The Engineer shall be contacted immediately if any unforeseen major obstacles are encountered during excavation, such as abandoned wells, abandoned or functioning utilities, subsurface streams or rock, etc., which would add significant expense to the Contractor. 2) The Contractor shall still be responsible for completing all work required for this project where encountered conditions may be reasonably determined from a soils/geotechnical report and review of the project site and contract documents. DEWATERING 1) Surface drainage shall be provided during construction in a manner so as not to create a nuisance to adjacent areas. 2) All excavations shall be free of water during construction within the excavations. Dewatering shall be accomplished by pumping or trenching, and shall be conducted regardless of the cause, source, or nature of the water. 3) Berms, cofferdams, or piling shall be provided as necessary to protect excavations. 4) Excavations shall be sloped to drain, and necessary pumps, hoses and other equipment shall be provided to keep excavation free of water. 5) All temporary equipment used for dewatering shall be removed from the site when no longer necessary. SUBGRADE PREPARATION 1) Finished subgrade elevations shall be as follows: a) Bituminous pavement: 9" below finish grade. b) Concrete sidewalk: 8" below finish grade (plus thickened edge). c) Lawn areas: 4" below finish grade. d) Planting areas: See Landscaping Plans/Details 2) The tolerance for areas to be paved shall not exceed 0.15 feet above or below plan subgrade. 3) The Contractor shall protect newly graded areas from erosion. Settlement or washing that occurs prior to acceptance of the Work shall be repaired and grades re-established. TOPSOIL 1) Adequate imported and/or stockpiled salvageable topsoil shall be utilized for this project. 2) Topsoil shall be free of clay lumps, roots, brush, large stones, and debris, and shall have a minimum organic content of 5 percent. 3) Remove topsoil to its entire depth from areas, which are to be disturbed by new construction work. Existing lawn areas, which are not in the proposed construction area(s) shall remain in place. The Contractor shall field verify topsoil depths between any soil borings, and remove to greater depths than indicated in the soils report if such conditions are encountered. Salvaged topsoil shall be maintained in stockpiles. 4) Stockpiled topsoil shall only be used for finish grading of new lawn areas. Excess topsoil shall be removed from the site by the Contractor. 5) Protect all existing lawn areas, plantings, and other landscaping to remain in place. Any damaged areas shall be replaced at the Contractor's expense. PLAN GRADES 1) Elevations shown on the project drawings are finished grade elevations, unless noted otherwise. Elevations not specifically indicated shall be determined by interpolation of uniform slope between spot elevations and/or contours, or between such points and existing elevations. Adequate slope shall be constructed to provide positive drainage away from structures. 2) If inconsistencies exist on the plans between contours and spot elevations, the spot elevations shall govern. PROJECT CONDITIONS 1) The Contractor shall become familiar with the project site, and compare actual conditions in the field with those shown on the project drawings. The Contractor shall contact the Engineer immediately if any inconsistencies are found between the existing conditions and the project drawings. 2) No extra compensation will be allowed due to unusual conditions which could have reasonably been determined or anticipated by examination of the project site and project drawings. EARTHWORK NOTES PROTECTION 1) The Contractor shall maintain all benchmarks, monuments and other reference points. If any are disturbed or destroyed, they shall be replaced at the Contractor's expense. 2). The Contractor shall contact the Engineer immediately if any unknown functioning underground utilities are discovered during the course of the project, which may interfere with construction. The Contractor shall wait for instructions before proceeding. 3) The Contractor shall be responsible for any damage to functioning underground or overhead utility lines. Damaged utilities shall be repaired immediately and service restored at no additional cost to the Owner. 4) The Contractor shall provide barricades, shoring and other safety measures required by OSHA. 5) The Contractor shall protect all adjacent existing facilities from damage, including, but not limited to settlement due to excavations, erosion, etc. The Contractor shall be responsible for the repair of such damages. SPREADING TOPSOIL AND FINISH GRADING 1) Scarify subgrade to depth of 3" prior to placing topsoil. Spread topsoil evenly over complete subgrade as follows: a) Lawn Areas on Private Property: Spread 4" lightly compacted layer of topsoil. b) Lawn Areas in Public Right-of-way: Per City requirements c) Planting Areas: See Landscape Plan/Details 2) Finish grade accurately within 0.15 feet of finish grades shown on the project drawings, less the thickness of any sod where it is to be installed. Slope all grades away from buildings to provide positive drainage. 3) Prepare topsoil suitable to receive seed and/or sod. Grading of areas designated for topsoil shall be reasonably smooth and even, and in accordance with MNDOT Spec. 2105.3G and 2574.3A4. All debris and stones exceeding 3" in diameter shall be removed from the soil surface of these areas prior to seeding. Areas compacted by vehicles or storage of materials shall be plowed, disked and harrowed to match texture of other finish graded areas. 4) Grass seed shall be in accordance with MnDOT Spec. 3876, seed mix No. 25-131, applied at the rate of 220 pounds per acre or as indicated on the landscape plans. Mulch shall be applied and discanchored to all seeded areas and shall meet the requirements of MnDOT Spec. 3882, Type 3 or as otherwise indicated by the Engineer. DISPOSAL OF EXCESS WASTE MATERIALS 1) The Contractor shall remove excess excavated material, debris, and waste materials, from the Owner's property and legally dispose of it in accordance with all governing codes. 9) The Contractor shall not place fill material when either the fill material, or the material on which it is to be placed, is frozen. Any soft or yielding areas appearing in the fill resulting from frost, rain, or any other reason whatsoever shall be scarified, removed, recompacted and/or otherwise rectified to the satisfaction of the Engineer before any new fill is placed. STANDARDS AND REFERENCES Materials and construction methods specified in the plans reference the Minnesota Department of Transportation (MNDOT) Standard Specifications for Construction. The Contractor shall obtain a current copy of MNDOT's Standard Specifications for Construction and review the specification sections applicable to the plans. It is mandatory that the Contractor be knowledgable of the applicable MNDOT specification sections during construction. No additional compensation will be paid to the Contractor for additional work due to unfamiliarity with the applicable specification sections. Contractor shall refer to the geotechnical report for additional requirements and recommendations. COMPACTION TESTS 1) Utility Trench Backfill: The Contractor's independent soils technician and approved testing laboratory shall perform in-place density and moisture tests at random depths in trench backfill at 100 foot intervals, or fraction thereof. Compaction of trenches shall be a minimum of 95% of the maximum dry density (as determined by the independent testing laboratory) in lawn areas, and at depths greater than 3 feet below areas designated for pavement. Compaction of trenches at depths within 3 feet of paved surfaces shall be a minimum of 100% of the maximum dry density. 2) Compacted Fill Under Pavements: Compaction tests shall not be required beneath new pavements. Adequate compaction of materials under pavements shall be determined by test rolling the subgrade, and checking for excessive rutting. Test rolling shall be performed as per MNDOT Spec. 2111. 3) Areas exhibiting a failed compaction test shall be re-compacted and re-m tested to the satisfaction of the Engineer prior to acceptance of the project. 4) Copies of all compaction testing and test roll observation reports shall be provided to the Engineer. 5) Optimum moisture-density relationship will be determined by testing laboratory in accordance with ASTM D698 and maximum density determination made by Method D of ASTM D698 unless otherwise noted in these specifications. BITUMINOUS BASE AND SURFACE COURSE 1) Mix Designation Numbers for the bituminous mixtures on this project are per MNDOT Spec. 2360 CONSTRUCTION METHODS 1) Properly clean base course and deliver hot mix asphaltic concrete in clean tight vehicles with covers if necessary. 2) Bituminous Testing: a) Test temperature of first truck. b) Ordinary compaction (MNDOT 2360.6C) BITUMINOUS PAVEMENT NOTES STANDARDS 1) Minnesota Standard Specifications for Highway Construction, most recent edition. GRANULAR BASE COURSE 1) Compacted thickness of finished base course: 6" 2) Process material for aggregate base shall meet the requirements of MNDOT Spec. 3138, Class 5.. 3) The subgrade shall be tested and observed to the satisfaction of the Engineer prior to placement of aggregate base material. Install base material as required to accommodate new plan grades. 2) Pavement smoothness requirements will be waived for this project. 3) Density for the bituminous mixture on this project will be the ordinary compaction method (MNDOT 2360.6C). 4) Bituminous Base course shall conform to MnDOT 2360, Type SPNWB330B and shall be 112 inches thick after compaction. Bituminous Surface course shall conform to MnDOT 2360, Type SPWEA340B and shall be 112 inches thick after compaction. 5) Place no asphaltic mixture when the atmospheric temperature is below 45 degrees and falling, nor should pavement be placed under wet conditions. 6) Mixing a) Paving mixture: Uniform mixture of course aggregate, fine aggregate, mineral filler and asphaltic material. b) Grading and mixing: Conform to applicable sections of the Minnesota Standard Specifications for Highway Construction, Section 2360. 2) Lay to a smooth surface without segregation of material and attain compaction as early as possible. Commence rolling while the material is hot, (minimum spread temperature 250 degrees F.) as soon as it will support the roller without undue displacement or hairline cracking and continue until a minimum of 96% of maximum has been attained, no further compression can be attained and all roller marks are eliminated. 3) The completed surface: Smooth, free of pockets that will retain water and shall not vary more than 1/16" per foot nor more than 1/4" under a 16' straight edge. Entire surface must drain. No flat areas are permitted. 4) Perform all Work in accordance with the applicable requirements of the Minnesota Standard Specifications for Highway Construction. PAINTED LINES 1) Special marking paint compound especially for striping bituminous paving in one coat. 2) Manufacturers: Pratt & Lambert, Inc.; Sherwin Williams Co. or DuPont Co. 3) Colors: Use white paint for concrete and asphalt. 4) All surfaces to be painted must be thoroughly clean and dry. 5) Lay out painted lines with chalk on pavement in accordance with Project Drawings. 6) Accurately apply paint to the chalk marks, using striping machines, 4" wide stripes. 7) Apply paint in strict accordance with the manufacturer's directions. 8) Protect all paint from damage by traffic until dry. 9) Apply handicap logo at handicap stall. FIELD QUALITY CONTROL 1) Aggregate Base Testing: a) The granular base course shall be test rolled and observed by the Contractor's independent soils technician as per MNDOT 2211.3C2 (Quality Compaction Method). Once the base course has been tested to the satisfaction of the Engineer, pavement may be placed. b) One mechanical analysis (ASTM D-422) per 500 cubic yards of base or fraction thereof. 5) Place in layers not exceeding 4" thickness (loose). 6) Compact with pneumatic or vibrating steel drum rollers. 7) After base course has been graded and compacted, thoroughly wet and slush roll with roller until all aggregates are thoroughly embedded. 8) Allow base course to cure for a minimum of 72 hours prior to bituminous course application. 4) Wet base material to approximate optimum moisture content either prior to delivery to job site or as soon as practical after being placed on subgrade. CONCRETE PAVEMENT, CURB & GUTTER, AND SIDEWALK STANDARDS 1) ACI 318, ACI 315, CRSI, ACI 301, latest adoptions. 2) Minnesota Standard Specifications for Construction, most recent edition GRANULAR BASE COURSE MATERIAL 1) Compacted thickness of finished base: 6" - Concrete Pavement/Aprons 4" - Concrete Sidewalk 2) Base material shall consist of MNDOT 3149.2B2 Select Granular Borrow. PORTLAND CEMENT 1) ASTM C150, Type I plus an approved air entraining agent, or Type IA air-entraining Portland cement. WATER 1) Clean, fresh and potable, MnDOT Spec. 3906. AIR ENTRAINING ADMIXTURES 1) ASTM C260. 2) Provide entrainment of 4 - 7 percent by volume. OTHER ADMIXTURES 1) MnDOT Spec. 3113. 2) Calcium Chloride or materials containing chlorides or nitrates shall not be allowed. AGGREGATES 1) Coarse: MnDOT Spec. 3137. 2) Fine: MnDOT Spec. 3126. CONCRETE PLACEMENT 1) Place concrete as soon as possible after mixing. Place before initial set has occurred, and in no event after it has contained its water content for more than one hour. 2) Avoid overworking concrete or allowing concrete to fall unrestricted for excessive vertical distances, and other situations which can cause segregation of the aggregates. 3) Concrete pavements shall be placed in accordance with applicable portions of MnDOT 2301. 4) Sidewalks shall be placed in accordance with MnDOT 2521. 5) Curb and gutter shall be placed in accordance with MnDOT 2531. PROTECTION 1) Provide adequate protection against rain, sleet and snow before and during placement and finishing of concrete. 2) Protect concrete from premature drying. Provide temporary covering as required. Keep concrete continuously moist for 7 days. 3) Treat concrete with membrane curing compound in accordance with MnDOT 2531.3G. COLD WEATHER CONCRETE 1) Do not place concrete when the atmospheric temperature is below 40 degrees F., or when the concrete is likely to be subjected to freezing temperatures within 24 hours after it has been deposited unless adequate temporary heating is provided. 2) Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from freezing for the following 5 days. 3) No frozen materials may be used in the concrete. Chemicals may not be used to prevent freezing unless approved by the Engineer. 4) Perform all cold weather concreting in accord with ACI 306. HOT WEATHER CONCRETE 1) Do not place concrete when the atmospheric temperature is above 100 degrees F. 2) Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from temperatures over 90 degrees for the following 5 days. 3) Thoroughly wet dry porous surfaces before concreting. 4) Water reducing admixtures with retarding properties are required for all concrete placed when the temperature exceeds 80 degrees F. 5) Perform all hot weather concreting in accord with ACI 305. QUALITY CONTROL 1) The Contractor shall hire an independent testing firm to provide the following tests: a) The independent testing technician shall perform random field testing of the fresh concrete including slump, air content, and temperature. (ASTM C143, C173, C231 and C138). One series of the aforementioned tests shall be performed on the first load of concrete. b) The independent testing technician shall cast a set of four compression test cylinders for the first load of concrete as well as 1 set for every 100 cubic yards, or fraction thereof, of concrete thereafter. Compression tests shall be performed on one test cylinder at 7 days and two test cylinders at 28 days. The fourth test cylinder shall be retained in the event of failing compression tests on the 28-day test cylinders. 3) Concrete Specifications: a) 3A22: 1-2" slump, 3900 psi, 4-7% air b) 3A32: 2-3" slump, 3900 psi, 4-7% air c) 3Y43: 3-4" slump, 4300 psi, 4-7% air d) Temperatures of all concrete during placement shall be 50-deg F to 90-deg F FINISHING 1) Provide a broomed finish on exterior sidewalks and ramps unless noted otherwise. PROPORTIONING AND DESIGN OF MIXES 1) MnDOT Spec. 2461.3 2) Concrete Classifications a) Curb and gutter, slip-formed concrete: 3A22 b) Sidewalk, aprons, incidental concrete, manual curb & gutter: 3A32 c) Concrete pavements or aprons: 3Y43 d) Repair concrete, fast strength concrete: 3Y43 UTILITY NOTES STANDARD SPECIFICATIONS 1) The following standard specifications shall apply to this project: a) Minnesota Plumbing Code - MN Rules Chapter 4714 (MN Dept. of Labor and Industry-MNDLI) b) Uniform Plumbing Code, latest edition (UPC) c) "What you need to know about utility service connections in the 2015 Minnesota Plumbing Code" http://www.dli.mn.gov/CCLD/PDF/pe_usc.pdf d) City Engineers Association of Minnesota (CEAM) Standard Specifications e) American Society for Testing Materials (ASTM) f) American National Standards Institute (ANSI) g) American Water Works Association (AWWA) h) Minnesota Department of Transportation "Standard Specifications for Construction" (MN/DOT) 2) The Contractor shall comply with all local ordinances and codes 3) Certifications of all utility materials, as well as shop drawings, shall be submitted to the Engineer for review MANHOLES AND CATCH BASINS - SANITARY AND STORM 1) Unless otherwise noted, manhole and catch basin structures shall consist of precast concrete, and meet the requirements of Section 719.6 of the UPC (sanitary only), and Sections 2621.2C and 2621.3D of the CEAM Standard Specifications 2) Catch basins shall be provided with the following castings: a) Along curbline: 27" Structure: Neenah R-3075-L, 48" (or larger) Structure: Neenah R-3067-L b) Isolated (in paved area): Neenah R-2553 c) Isolated (in vegetated area): Neenah R-2560-EA w/ type "C" grate 3) Manholes shall be provided with the following castings: a) Sanitary: Neenah R-1733 w/ concealed pick hole b) Storm: Neenah R-1733 lettered "STORM", center pick hole POLYVINYL CHLORIDE (PVC) PIPE AND FITTINGS - SANITARY 1) Smooth walled polyvinyl chloride pipe and fittings shall consist of SDR 26 or SDR 35 pipe, unless noted otherwise, and meet the requirements of ASTM D3034 and Section 2621.2A5 of the CEAM Standard Specifications 2) All pipe and fittings shall be SDR 35 for depths of up to 20 feet, and SDR 26 for depths exceeding 20'. 3) Pipe joints shall meet the requirements of Section 2621.3A3 of the CEAM Standard Specifications. TESTING REQUIREMENTS 1) Water and sewer pipe, fittings, and appurtances shall be inspected and tested as per Sections 2611.3E-2611.3H and 2621,3F-2621.3H of the CEAM Standard Specifications. 2) In the event of discrepancies between the testing requirements of the MN Plumbing Code and the CEAM Standard Specifications, the most stringent will govern. DUCTILE IRON (DIP) PIPE AND FITTINGS - WATER 1) Ductile iron pipe and fittings shall meet the requirements of Table 604.1 of the UPC, and Section 2611.2A1 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements of Section 605.5 of the UPC, and Section 2611.3B of the CEAM Standard Specifications. Stainless steel fasteners shall be prohibited. 3) 6" pipe shall be Class 52. 8" and larger pipe shall be Class 50. POLYVINYL CHLORIDE (C900 PVC) PIPE AND FITTINGS - WATER 1) Polyvinyl chloride pressure pipe and fittings shall meet the requirements of Table 604.1 of the UPC, and Section 2611.2A3 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements of Section 605.4 of the UPC, and Section 2611.3B of the CEAM Standard Specifications. HIGH DENSITY POLYETHYLENE PIPE (HDPE) AND FITTINGS - STORM 1) HDPE pipe and fittings shall meet the requirements of ASTM F2306, and Section 2621.2A8 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements Section 2621.3A3 of the CEAM Standard Specifications 3) Minimum wall thickness shall be 0.035 inches for 12 and 15 inch diameter pipe, and shall be 0.05 inches for 18 and 24 inch diameter pipe. 4) HDPE storm sewer crossing above and within 10-ft of existing or proposed water main or services shall meet the following standards per the MN plumbing code: 4" - 10" Diameter: AASHTO M252 12" - 60" Diameter: ASTM F2306 Fittings: ASTM D3212 GATE VALVES - WATER 1) Gate valves shall meet the requirements of Sections 2611.2C and 2611.3D of the CEAM Standard Specifications HYDRANTS - WATER 1) Hydrants shall meet the requirements of Sections 2611.2B and 2611.3D of the CEAM Standard Specifications 2) Hydrants shall be Waterous WB67, or approved equal BLOCKING AND ANCHORING - WATER 1) Water main blocking and anchoring shall meet the requirements of Section 2611.3A4 of the CEAM Standard Specifications 2) Provide thrust reaction blocking consisting of concrete with a minimum 28 day compressive strength of 2000 psi. 3) Place between undisturbed ground and the fitting to be anchored. Place thrust blocking so that the pipe and fitting joints are accessible for repair. 4) Mega-Lugs may be used in lieu of thrust block if allowed by local utility. WATER SERVICE PIPE AND CURB STOPS 1) Copper tubing for water services shall meet the requirements of Table 604.1 of the UPC, and Section 2611.2D of the CEAM Standard Specifications 2) HDPE pressure pipe for water services shall meet the requirements of ASTM D2239, ASTM D2737, ASTM D3035, AWWA C901, CSA B137.1, and Section 2611.2D of the CEAM Standard Specifications 3) Curb stops for water services Section 2611.2D of the CEAM Standard Specifications REINFORCED CONCRETE SEWER PIPE (RCP) AND FITTINGS - STORM 1) RCP pipe and fittings shall meet the requirements of ASTM C76, and Section 2621.2A3 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements of Section 2621.3A3 of the CEAM Standard Specifications 3) The ASTM strength class of pipe shall be Class III unless otherwise shown on the Plans. 4) The pipe shall be drawn together by some approved method of jacking or winching. This pressure must be maintained until sufficient backfill is placed to keep the joint from opening. END SECTIONS - STORM 1) End sections shall be provided at all pipe inlets and outlets. 2) The end sections shall consist of material matching the material of the pipe, which it is being connected to. Materials and joints shall be as per the specifications described above for the applicable pipe material. 3) The last 3 joints of RCP shall be tied, and the end section shall the be provided with an approved trash guard. INSTALLATION 1) Unless otherwise noted, installation of all water and sewer pipe, fittings, and appurtenances shall be as per the CEAM Standard Specifications. STANDARD DETAILS C2 OF 7 PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EASTBITUMINOUS PAVEMENT SECTION NTS 112" BITUMINOUS WEARING COURSE (MNDOT 2360 TYPE SPWEA340B) 6" MNDOT CLASS 5 AGGREGATE BASE APPROVED COMPACTED SUBGRADE 112" BITUMINOUS BASE COURSE (MNDOT 2360 TYPE SPNWB330B) TACK COAT BETWEEN BITUMINOUS COURSES 1 CURB & GUTTER (MNDOT B612) NTS 2" MIN. COMPACTED MNDOT CLASS 5 AGGREGATE BASE BELOW CURB AND GUTTER APPROVED COMPACTED SUBGRADE CONCRETE 7"6"6"8"13 1/2"R3" R3" 34" PER FT SLOPE NOTES 1. FOR AREAS WHERE DRAINAGE IS DIRECTED AWAY FROM THE CURB, THE GUTTER SHALL BE TILTED TO DRAIN FROM THE CURB 2. CONCRETE SHALL MEET THE REQUIREMENTS OF MNDOT CONCRETE MIX 3A22 3. MNDOT B612 CURB AND GUTTER SHALL MEET THE REQUIREMENTS OF STANDARD MNDOT PLATE 7100 20" 2 THICKENED EDGE SIDEWALK NTS 6" 6" CONTRACTION AND EXPANSION JOINTS SHALL BE CONSTRUCTED AS PER MNDOT SPEC. 2521.3C2 PARKING LOT 1" CHAMFER 4" CONCRETE (MNDOT CONCRETE MIX 3A32) 4" MNDOT 3149.2B2 SELECT GRANULAR BORROW APPROVED COMPACTED SUBGRADE 3 CONCRETE SIDEWALK SECTION NTS 4" CONCRETE (MNDOT CONCRETE MIX 3A32) 4" MNDOT 3149.2B2 SELECT GRANULAR BORROW APPROVED COMPACTED SUBGRADE CONTRACTION AND EXPANSION JOINTS SHALL BE CONSTRUCTED AS PER MNDOT SPEC. 2521.3C2 4 PROPOSED BUILDING FFE = 959.80 DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX CB1 RIM = 958.45 INV = 954.45 CB2 RIM = 959.00 INV = 954.15 80 LF 12" HDPE @ 0.37% 50 LF 12" HDPE @ 0.37%CB3 RIM = 958.25 INV = 953.97 140 LF 12" HDPE @ 0.37% 6" PVC STORM SERVICE CONNECT TO ROOF DRAIN INV @ BLDG = 955.35 70 LF 6" PVC @ 2.00% CB4 RIM = 957.50 INV S = 953.95 INV SW,N = 953.45 20 LF 15" HDPE @ 0.50% STMH1 RIM = 957.60 INV = 953.35 (FIELD VERIFY) CONNECT TO EXISTING 15" STORM STUB INV = 953.35 (FIELD VERIFY) RETAINING WALL LENGTH = 26 LF HEIGHT = 0 TO 2-FT 2-FT CURB CUT W/ 2-FT TAPERS GUTTER ELEV = 959.15 2-FT CURB CUT W/ 2-FT TAPERS GUTTER ELEV = 959.20 959 9599 5 9 959 959958 958 958958958 959GENERAL GRADING NOTES: 2. EXISTING TOPOGRAPHICAL INFORMATION WAS OBTAINED FROM A TOPOGRAPHICAL SURVEY PROVIDED BY WEBB SURVEYING, MAPLE LAKE, MN (763) 898-9999. 3. BENCHMARK: TOP NUT OF HYDRANT LOCATED ON NORTHEAST SIDE OF OAKWOOD DRIVE (SEE PLAN) - ELEV = 959.37 (NGVD '88 DATUM) 4. NOTIFY ENGINEER IMMEDIATELY IF ANY INCONSISTENCIES ARE DISCOVERED BETWEEN ACTUAL SITE CONDITIONS AND WHAT IS SHOWN ON THE PLANS, WHICH ARE SIGNIFICANT ENOUGH TO ALTER THE INTENT OF THE DRAWINGS. 6. THE CONTRACTOR SHALL CONTACT GOPHER ONE CALL AT (800) 252-1166 FOR A UTILITY LOCATE PRIOR TO THE START OF CONSTRUCTION AND VERIFY LOCATIONS OF UTILITIES BEFORE BEGINNING WORK. 7. SEE SHEET C2 FOR STANDARD DETAILS. 13. ALL PROPOSED ELEVATIONS ARE TOP OF PAVING OR GUTTER, UNLESS NOTED OTHERWISE. PROPOSED ELEVATIONS ARE INTENDED TO PROVIDE POSITIVE DRAINAGE TOWARDS CATCH BASINS AND/OR OUTLETS. THE CONTRACTOR SHALL BE RESPONSIBLE TO PROVIDE THE REQUIRED ELEVATIONS, WHICH WILL PROMOTE POSITIVE DRAINAGE THROUGHOUT THE PROJECT SITE. 1. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS INCLUDING LOCATIONS, AND RIM AND INVERT ELEVATIONS, OF EXISTING DRAINAGE AND SANITARY STRUCTURES. LOCATION AND SIZE OF EXISTING SANITARY, WATER, AND STORM SEWER STUBS, AND EXISTING GRADES SHALL ALSO BE VERIFIED. 11. SPOT ELEVATIONS ARE FLOW LINE AND/OR FINISHED GRADES, UNLESS OTHERWISE INDICATED. TOP OF CURB ELEVATIONS ARE 6" ABOVE THE FLOW LINE SPOT ELEVATION SHOWN ON THE PLANS, UNLESS NOTED OTHERWISE. 5. IF REQUIRED BY THE MINNESOTA DEPARTMENT OF LABOR AND INDUSTRY, THE OWNER OR CONTRACTOR SHALL OBTAIN A PLUMBING PERMIT PRIOR TO THE INSTALLATION OF ANY STORM SEWER UTILITIES. 10. CONTRACTOR SHALL PERFORM CALCULATIONS TO VERIFY EARTHWORK QUANTITIES. CONTRACTOR'S BID SHALL BE BASED ON EARTHWORK CALCULATIONS COMPLETED BY THE CONTRACTOR NOTE: CADD FILES FOR ESTIMATING EARTHWORK QUANTITIES ARE AVAILABLE TO CONTRACTORS FOR PREPARING BIDS. IN ORDER TO RECEIVE THE CADD FILES, THE CONTRACTOR WILL NEED TO SIGN A HOLD-HARMLESS AGREEMENT PROVIDED BY SCHULTZ ENGINEERING & SITE DESIGN, AND AGREE TO PAY A $50 PROCESSING FEE. THE CADD FILES WILL BE RELEASED UPON RECEIPT OF THE CHECK 9. FINISHED ELEVATIONS OF LAWN/GREEN AREAS ADJACENT TO BUILDINGS SHALL BE A MINIMUM OF 6" BELOW FINISHED FLOOR OR TOP-OF-BLOCK ELEVATION. 12. "EX" DENOTES EXISTING SPOT ELEVATIONS 8. HDPE STORM SEWER CROSSING ABOVE AND WITHIN 10-FT OF EXISTING OR PROPOSED WATER MAIN OR SERVICES SHALL MEET THE FOLLOWING STANDARDS PER THE MN PLUMBING CODE: 4" - 10" DIAMETER: AASHTO M252 12" - 60" DIAMETER: ASTM F2306 FITTINGS: ASTM D3212 SEE SHEET C6 FOR LOCATIONS OF NEW WATER MAIN AND SERVICES. GRADING PLAN 0 20 40 80 C3 OF 7 SCALE: 1"=20' PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EAST SWPPP NOTES C4 OF 7 PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EASTExisting Impervious Area Proposed Impervious Area Net Impervious Area Increase 0.21 acres 0.48 acres 0.27 acres Receiving Surface Waters The following surface waters could receive storm water runoff from this project, and are within 1 mile of the project site: Surface Water Impaired Water? Special Water? Type of Surface Water USEPA Approved TMDL for Impaired Water? Comments PROJECT INFORMATION Project Description This project will consist of the construction of a new commercial retail building with an approximate footprint of 5,000 SF, as well as bituminous parking lot and concrete sidewalk areas. Disturbed Area & Impervious Surface Tabulation (within proposed construction area) Project not subject to SEDIMENT AND OTHER POLLUTANTS This SWPPP has been designed mainly to provide erosion and sediment control of naturally occurring soils at this site (ie: sands, loams, and clays). Although this SWPPP does address pollution prevention of other man-made materials, it is assumed that these materials will consist of debris from existing structures and pavements to be demolished, or debris and chemicals (ie: fuels, new paints, etc.) resulting from new construction. There are no known solid wastes or hazardous materials buried below grade at this site. If such wastes or hazard materials are discovered during construction, the SWPPP Coordinator (described below) will be responsible for notifying the Engineer. This SWPPP will then be revised to address he presence and disposal of these additional pollutants EROSION PREVENTION AND SEDIMENT CONTROL BMPS Standards and References Materials and construction methods of all BMPs included in this SWPPP shall be as per the Minnesota Department of Transportation (MNDOT) Standard Specifications for Construction, latest edition. The Contractor and SWPPP Coordinator shall obtain a current copy of MNDOT's Standard Specifications for Construction and familiarize themselves with the specification sections applicable to this SWPPP, as there are several BMPs that specifically reference these sections. The Contractor and SWPPP Coordinator shall be expected to be familiar with the applicable MNDOT specification sections during construction. No additional compensation will be paid to the Contractor for additional work due to unfamiliarity with these specification sections. Temporary and Permanent Stabilization All exposed soil areas (including stockpiles) shall be provided with temporary or permanent cover within 14 days of construction activity temporarily or permanently ceasing in that portion of the site. Temporary or permanent drainage ditches or swales, which drain off-site or to a surface water, and are within 200 lineal feet of the property line or surface water shall be provided with temporary or permanent cover within 24 hours of construction. Placement of temporary or permanent cover shall be initiated immediately upon suspension or completion of excavation operations. Temporary Cover: If the Contractor chooses to halt grading operations in a portion of the site (or the whole site) for a period exceeding 14 days, and grading operations (rough or finish grading) in the affected areas has not yet been completed, temporary cover shall be placed. Affected areas consisting of drainage ditches or swales connected to, and within, 200 lineal feet of a property line or surface water shall be provided with temporary cover within 24 hours of connection. Depending on the Contractor's schedule, the temporary cover shall consist of one of the following BMPs: 1). Discanchored Mulch a). Discanchored mulch may be used in an area of the site (or the whole site) if the Contractor is halting grading operations for a period that is relatively short, but exceeds 14 days. b). The mulch shall be Type 3 per MNDOT Spec. 3882 c). An adequate quantity of mulch shall be evenly distributed to achieve 90% coverage of the exposed soils. d). Mulch shall be placed as per MNDOT 2575.3F. e). All mulch shall be disc anchored as per MNDOT 2575.3G. Prior to the placement and discanchoring of the mulch, the soils shall be loosened and the area smooth-rough graded per MNDOT 2575.3B1. f). Any areas that are exposed as a result of wind action after the initial mulch placement shall be covered with additional mulch to maintain 90% coverage. 2). Temporary Seeding with Mulch a). Temporary seeding with mulch may be used in areas of the site (or the whole site) if the Contractor is halting grading operations for a period that is relatively long. Although mulch still needs to be applied as described above, once the temporary seeding/turf is established, the mulch will no longer need to be maintained. The temporary seeding/turf will require very little maintenance. b). Prior to the sowing of temporary seed, the soils shall be loosened and the area smooth-rough graded per MNDOT 2575.3B1. c). Contractor shall utilize Seed Mixes 100, 110, or 130 per MNDOT Spec. 3876 for temporary seeding. d). Temporary seeding shall be sown per MNDOT Spec. 2575.3D. e). Once temporary seeding has been sown, mulch shall be placed over the area as described above. Permanent Cover: Upon completion of finish grading and/or placement of topsoil, initiation of the placement of permanent cover shall begin immediately over all exposed areas. This includes areas designated for impervious surfacing (ie: buildings, pavements/gravel bases, sidewalks, etc.). Where the construction schedule will not allow for the placement of the permanent impervious surfacing within 14 days of the completion of finish grading, temporary cover shall be provided in these areas, as described above, until the permanent impervious surfacing can be constructed. Affected areas consisting of drainage ditches or swales connected to, and within, 200 lineal feet of a property line or surface water, shall be provided with permanent cover within 24 hours of connection. Undisturbed Areas If shown on the plan, the Contractor shall delineate areas that are not to be disturbed on the site. This may be done with flags, stakes, signs, silt fence, etc., and shall be completed prior to the start of any grading operations. Regardless of the delineation method the Contractor chooses to use, the Contractor must communicate to his/her personnel and subcontractors that these areas are not to be disturbed and construction equipment (including trucks and personal vehicles) shall not be allowed in these areas. The Contractor shall minimize compaction and preserve topsoil as much as possible at the site. In pervious ("green") areas that are not essential to the construction of the project, the Contractor shall avoid construction traffic and maintain the existing condition of these areas. 2). Erosion Control Blanket a). Erosion control blanket shall be placed in areas as shown on the plan included in this SWPPP. These areas shall still be provided with permanent seeding, as described above, beneath the erosion control blanket. b). Erosion control blanket shall meet the requirements indicated in MNDOT Spec. 3885. See plan for category(s) of erosion control blanket. c). Erosion control blanket shall be installed as per MNDOT Spec. 2575.3J2. d). Erosion control blanket specified in drainage ditches and swales connected to, and within 200 lineal feet, of a property line or surface water shall be installed within 24 hours of the completion of finish grading (including permanent seeding). 3). Riprap a). Riprap shall be placed in areas as shown on the plan included in this SWPPP. b). All riprap shall be underlain with Type 4 geotextile fabric. The fabric shall meet the requirements of MNDOT Spec. 3733 and shall be installed as per MNDOT Spec. 2511.3B2. c). Riprap materials shall meet the requirements of MNDOT Spec. 3601, and shall be Class 3, unless noted otherwise on the plans. d). Riprap shall be considered "Random Riprap" and shall be placed as per MNDOT Spec. 2511. e). Although it is permitted for the riprap to be placed with machinery, it will be necessary for the Contractor to hand place some of the riprap in order to provide a dense, well-keyed layer of stones with the least practical quantity of void space. f). The minimum thickness of the riprap shall be 18 inches, unless otherwise noted on the plans. g). Riprap designated at the end of pipe outlets shall be placed within 24 hours of installation of the pipe outlet end section. h). Riprap specified in drainage ditches and swales connected to, and within 200 lineal feet, of a property line or surface water shall be installed within 24 hours of the completion of finish grading. Sediment Control The following sediment control BMPs shall be implemented as part of this project: 1). Silt Fence a). Silt fence shall be installed at the locations shown on the plan included in this SWPPP. b). Silt fence shall be machine sliced and materials shall meet the requirements of MNDOT Spec. 3886. c). Silt fence shall be installed as per MNDOT Spec. 2573.3C1. d). Silt fence shall be installed prior to any upgradient grading operations, and shall remain in place and maintained adequately until upgradient areas achieve Final Stabilization (see below) 2). Catch Basin Protection a). WIMCO Road Drain protection devices, as manufactured by WIMCO, shall be used for catch basin protection on this project. WIMCO can be contacted at (952)-233-3055, and their web page is www.roaddrain.com. b). "Road Drain Top Slab" devices shall be installed at all catch basin locations immediately after placement of the catch basin structures. "Road Drain Top Slab" devices shall remain in place and be adequately maintained until permanent surfacing is constructed (ie: curb and gutter, pavements, and/or gravel surfacing). In areas designated for turf establishment, "Road Drain Top Slab" devices shall remain in place until Final Stabilization of all upgradient areas is established. c). Upon construction of the permanent surfacing, the "Road Drain Top Slab" devices shall be replaced with the WIMCO product specified on the plans. The WIMCO devices shall remain in place until Final Stabilization of all upgradient areas has been established. d). The contractor shall install and maintain the catch basin protection devices as per the manufacturer's instructions and specifications. 3). Culvert Inlet Protection a). Culvert inlet protection shall be provided at all culvert inlet locations immediately after construction of the culvert. See plan included in this SWPPP for culvert inlet locations. b). Culvert inlet protection shall consist of geotextile fabric wrapped around, and completely covering the inlet end section. The geotextile fabric shall be the same fabric used in silt fence applications and meet the requirements of MNDOT Spec. 3886. c). The culvert inlet protection shall remain in place and adequately maintained until Final Stabilization of all upgradient areas has been established. d). Culvert inlet protection shall be repaired or replaced if damaged during, or after, rain events, or if accumulated sediment reaches 1/2 of the diameter of the culvert pipe. Repair or replacement of culvert inlet protection shall be completed within 24 hours of discovery. 4). Temporary Rock Construction Entrance a). Temporary rock construction entrances shall be installed at the locations shown on the plan included in this SWPPP. See detail for temporary rock entrance design. b). If the Contractor chooses to access the site from locations other than where temporary rock entrances are specified on the plans, additional temporary rock entrances shall be placed at these locations, as well. c). Temporary rock entrance shall be constructed prior to the start of grading operations, and shall remain in place and be adequately maintained until Final Stabilization has been established. d). Temporary rock entrances shall be maintained in such a manner that the entrances prevent sediment tracking onto adjacent streets. If a temporary rock entrance is found to be ineffective, it shall be replaced or improved within 24 hours of discovery. e). The Contractor has the option to place Type 4 geotextile fabric beneath the temporary rock entrance. The fabric may extend the life of the entrance as it will reduce rock "sinking" into the underlying soils. If the Contractor chooses to use fabric, it should meet the requirements of MNDOT Spec. 3733 and shall be installed as per MNDOT Spec. 2511.3B2. f). If sediment tracking from the site is discovered on adjacent streets, the sediment shall be removed with a street sweeper or other approved method within 24 hours of discovery. This shall be done throughout construction of the project. This sediment may be returned and graded over exposed areas of the site, or disposed of off site per MPCA requirements. The City may order street sweeping to be performed at the Contractor's or Owner's expense if City staff find that construction activities are resulting in sediment or debris being tracked onto City streets. 5). Filter Logs a). Filter logs shall be installed at the locations shown on the plan included in this SWPPP. b). Filter logs shall consist of Type Wood Fiber biorolls and meet the requirements of MNDOT Spec. 3897. c). Filter logs shall be installed as per MNDOT Spec. 2573.3J. d). Filter logs shall be installed immediately after placement of erosion control blanket. e). Filter logs shall remain in place for the life of the project, and shall be allowed to degrade naturally. g). Temporary soil stockpiles shall be placed on the site in areas upgradient from silt fence. Where the Contractor chooses to place temporary soil stockpiles outside designated silt fenced areas, the stockpiles shall be surrounded by additional silt fence. Under no circumstances shall temporary soil stockpiles be placed over surface waters, curb and gutter, catch basins, culvert inlets or outlets, or ditches. Dewatering If dewatering of sandy subsoils is required for this project, the pump discharge shall be treated prior to discharge off-site or into a surface water. Treatment of discharge shall be achieved with the use of a "Dandy Dewatering Bag" (or approved equivalent), as manufactured by Dandy Products,Inc. Dandy Products, Inc. can be contacted at (877) 307-0141, and their web page is www.dandyproducts.com. The "Dandy Dewatering Bag" shall be installed, utilized, and maintained per the manufacturer's instructions and specifications. Once dewatering water has been treated, it may be discharged off-site or to a surface water. The discharge shall be visually checked to ensure that it is relatively clean and not visibly different from any receiving waters. If discharge is noticeably "dirty", the Engineer shall be contacted as additional treatment methods may be necessary. Adequate erosion control shall be provided at the point of discharge if it is located in an area with exposed soils or established turf. This erosion control may consist of temporarily placed rip rap, or other approved energy dissipation measures. The type of erosion control measure shall be at the Contractor's discretion, depending on the location of the dewatering discharge and the unique site characteristics. The erosion control measures shall be effective and shall be maintained adequately such that no erosion occurs at the point of discharge. Pollution Prevention Management Solid waste accumulated during construction, including collected sediment, construction materials, floating debris, construction debris, paper, plastics, and other solid wastes shall be disposed of in accordance with MPCA disposal requirements: 1). Building products that have the potential to leach pollutants shall be maintained under cover (e.g., plastic sheeting or temporary roofs) to prevent the discharge of pollutants or protected by a similarly effective means designed to minimize contact with storm water. 2). Pesticides, herbicides, insecticides, fertilizers, treatment chemicals, and landscape materials shall be maintained under cover (e.g., plastic sheeting or temporary roofs) to prevent the discharge of pollutants or protected by similarly effective means designed to minimize contact with stormwater. 3). Hazardous materials, toxic waste, (including oil, diesel fuel, gasoline, hydraulic fluids, paint solvents, petroleum-based products, wood preservatives, additives, curing compounds, and acids) shall be properly stored in sealed containers to prevent spills, leaks or other discharge. Restricted access storage areas shall be provided to prevent vandalism. Storage and disposal of hazardous waste or hazardous materials shall be in compliance with Minn. R. ch. 7045 including secondary containment as applicable. 4). Solid waste shall be stored, collected and disposed of properly in compliance with Minn. R. ch. 7035. 5). Portable toilets shall be positioned so that they are secure and will not be tipped or knocked over. Sanitary waste must be disposed of properly in accordance with Minn. R. ch. 7041. The Contractor shall take steps to prevent the discharge of spilled or leaked chemicals, including fuel, from any area where chemicals or fuel will be loaded or unloaded including the use of drip pans or absorbents unless infeasible. The Contractor shall conduct fueling in a contained area unless infeasible. The Contractor shall ensure adequate supplies are available at all times to clean up discharged materials and that an appropriate disposal method is available for recovered spilled materials. The Contractor shall report and clean up spills immediately as required by Minn. Stat. § 115.061, using dry clean up measures where possible. If the Contractor washes the exterior of vehicles or equipment on the project site, washing shall be limited to a defined area of the site. Runoff from the washing area shall be contained in a sediment basin or other similarly effective controls and waste from the washing activity shall be properly disposed of. The Contractor shall properly use and store soaps, detergents, or solvents. No engine degreasing shall be allowed on site. The Contractor shall provide effective containment for all liquid and solid wastes generated by washout operations (concrete, stucco, paint, form release oils, curing compounds and other construction materials) related to the construction activity. The liquid and solid washout wastes shall not contact the ground, and the containment shall be designed so that it does not result in runoff from the washout operations or areas. Liquid and solid wastes shall be disposed of properly and in compliance with MPCA rules. A sign must be installed adjacent to each washout facility that requires site personnel to utilize the proper facilities for disposal of concrete and other washout wastes. FINAL STABILIZATION Final Stabilization shall be considered established once the following requirements have been achieved: 1). All soil disturbing activities at the site have been completed and all soils are stabilized by a uniform perennial vegetative cover with a density of 70 percent of its expected final growth density over the entire pervious surface area, or other equivalent means necessary to prevent soil failure under erosive conditions. 2). The permanent storm water management system is constructed, and is operating as designed. Temporary or permanent sedimentation basins that are to be used as permanent water quality management basins have been cleaned of any accumulated sediment. All sediment has been removed from conveyance systems and ditches are stabilized with permanent cover. 3). All temporary synthetic and structural erosion prevention and sediment control BMPs have been removed from the project site. BMPs designed to decompose on site may be left in place. e). Silt fence shall be repaired or replaced if damaged during, or after, rain events, or if accumulated sediment on the upstream side of the fence reaches 1/3 of the height of the fence. Repair or replacement of silt fence shall be completed within 24 hours of discovery. f). Portions of silt fence may be removed to accommodate short-term activities, such as vehicle passage. Short-term activities shall be completed as quickly as possible, and new silt fence installed immediately after completion of the short-term activity. If rainfall is imminent or forecasted in the near future, new silt shall be installed regardless of if the short term activity has been completed or not. The Contractor is advised to schedule short term activities during dry weather as much as practicable. No additional compensation will be paid due to additional silt fence associated with short-term activities. Areas designated for permanent turf establishment shall be provided with one or more of the following BMPs (see plan): 1). Permanent Seeding with Mulch a). Unless otherwise noted on the plans, all areas designated for turf establishment shall be provided with permanent seeding. b). In addition to the plan included as part of this SWPPP, the Contractor shall verify if a Landscaping Plan has been included in the plans by the Architect. If a Landscape Architect has specified higher quality permanent cover (ie: sod, hydroseeding, etc.), the Contractor shall provide this permanent cover in lieu of the permanent seeding specified in this SWPPP. c). Prior to the sowing of permanent seed, the soils shall be loosened and the area smooth-rough graded per MNDOT 2575.3B1. d). Contractor shall utilize Seed Mix 260 per MNDOT Spec. 3876 for permanent seeding. e). Permanent seeding shall be sown per MNDOT Spec. 2575.3D. f). Once permanent seeding has been sown, mulch shall be placed over the area as described above (under Temporary Cover), unless noted otherwise. NPDES Permit Anticipated Disturbed Area 0.6 acres Permanent Site Drainage The proposed project is designed to drain to an existing 15" storm sewer stub located near the north corner of the project site via new private storm sewer to be constructed as part of the project. SWPPP DETAILS C5 OF 7 PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EAST PROPOSED BUILDING FFE = 959.80 DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) DEMOLITION LIMITS (TYP) 959 9599 5 9 959 959958 958 958958958 959SWPPP PLAN 0 20 40 80 C6 OF 7 SCALE: 1"=20' PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EASTTEMPORARY ROCK CONSTRUCTION ENTRANCE PERIMETER SILT FENCE (TYP) INSTALL CATCH BASIN PROTECTION PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION PROPOSED BUILDING FFE = 959.80 MATCH EXISTING PAVEMENT (TYP) MATCH EXISTING DRIVEWAY APRON MATCH EXISTING PAVEMENT RETAINING WALL LENGTH = 26 LF HEIGHT = 0 TO 2-FT 2-FT CURB CUT W/ 2-FT TAPERS GUTTER ELEV = 959.15 2-FT CURB CUT W/ 2-FT TAPERS GUTTER ELEV = 959.20 UTILITY & PAVING PLAN 0 20 40 80 C7 OF 7 SCALE: 1"=20' PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EASTADJUST EXISTING CURB STOP AS NECESSARY 2" COPPER WATER SERVICE 6" PVC SAN. SERVICE INV @ BLDG = 951.65 CONNECT TO EXISTING 6" PVC STUB INV = 950.87 (FIELD VERIFY INVERT) CLEANOUT RIM = 958.80 INV = 950.87 6" PVC @ 4.33% CONNECT TO EXISTING 2" WATER STUB PATCH DRIVEWAY APRON AS PER CITY REQUIREMENTS BITUMINOUS PATCH AS PER CITY REQUIREMENTS B618 CURB & GUTTER WITHIN PUBLIC RIGHT-OF-WAY (TYP) PEDESTRIAN RAMP AS PER CITY REQUIREMENTS PEDESTRIAN RAMP AS PER CITY REQUIREMENTS B612 CURB & GUTTER (TYP) THICKENED EDGE SIDEWALK (TYP) CONCRETE SIDEWALK (TYP) MATCH EXISTING PAVEMENT (TYP) B612 CURB & GUTTER (TYP) BITUMINOUS PAVEMENT (TYP)BITUMINOUSPAVEMENT (TYP)B612 CURB & GUTTER (TYP) BITUMINOUS PAVEMENT (TYP) MATCH EXISTING PAVEMENT (TYP) MATCH EXISTING PAVEMENT (TYP) MATCH EXISTING PAVEMENT (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) BITUMINOUS PAVEMENT (TYP) BITUMINOUS PAVEMENT (TYP) CONCRETE SIDEWALK AS PER CITY REQUIREMENTS UTILITY AND SURFACING NOTES: 2. IF CONFLICTS ARE DISCOVERED WHERE WATER MAIN CROSSES EXISTING SANITARY SEWER, SERVICE LINES, OR STORM SEWER, THE WATER MAIN SHALL BE RAISED OR LOWERED APPROPRIATELY WHILE STILL MAINTAINING A MINIMUM DEPTH OF 8 FEET BELOW FINISHED GRADE. 4. INSTALL SANITARY SEWER SERVICE LINE CLEANOUTS AS REQUIRED BY THE MINNESOTA PLUMBING CODE 5. SEE SHEET C3 FOR STORM SEWER GRADING, AND SHEET C2 FOR MISCELLANEOUS DETAILS RELATING TO THE PLACEMENT OF THE UTILITIES. 2. GRAVEL BASE COURSES SHALL BE ROLLED AND COMPACTED. TEST ROLLING OF THE GRAVEL BASE SHALL BE OBSERVED BY A SOILS ENGINEER TO VERIFY STABILITY. 3. ALL EXISTING BITUMINOUS OR CONCRETE EDGES, WHICH WILL ABUT NEW BITUMINOUS OR CONCRETE SURFACING SHALL BE SAWCUT TO OBTAIN A VERTICAL EDGE. WATER AND SANITARY SEWER UTILITIES 1. WATER MAIN AND ANY WATER SERVICE LINES SHALL BE PLACED AT A MINIMUM DEPTH OF 8 FEET BELOW FINISHED GRADE. SURFACING 1. SUBGRADES SHALL BE SCARIFIED AND/OR COMPACTED AS NECESSARY TO ATTAIN THE REQUIRED COMPACTION DESCRIBED IN THE GENERAL NOTES (SHEET C1). TEST ROLLING OF THE SUBGRADE SHALL BE OBSERVED BY A QUALIFIED GEOTECHNICAL ENGINEER OR TECHNICIAN. LOCATIONS EXHIBITING EXCESSIVE RUTTING (PER MNDOT SPEC. 2111) SHALL BE REPAIRED TO THE SATISFACTION OF THE ENGINEER PRIOR TO THE PLACEMENT OF AGGREGATE BASE. COMPACTION TESTING IN UTILITY TRENCHES SHALL BE PERFORMED BY AN INDEPENDENT TESTING FIRM. 6. CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES PRIOR TO ANY CONSTRUCTION. 5. SEE SHEET C1 FOR SPECIFICATIONS REGARDING THE CONSTRUCTION OF PAVEMENTS, AND CURB AND GUTTER. 3. INSULATION SHALL BE PLACED AT ALL LOCATIONS WHERE STORM SEWER CROSSES SANITARY SEWER, WATER MAIN, OR ASSOCIATED SERVICES. INSULATION SHALL CONSIST OF AN 8-FT X 8-FT SQUARE OF 3"-THICK RIGID INSULATION. INSULATION SHALL BE PLACED BETWEEN THE STORM SEWER AND PIPE CROSSING WITH THE EDGES OF THE INSULATION PARALLEL TO THE PIPING AS MUCH AS POSSIBLE. 4. EXPANSION JOINTS SHALL BE PLACED AT ALL LOCATIONS WHERE NEW CONCRETE ABUTS EXISTING CONCRETE, AND AT ALL LOCATIONS WHERE SEPARATE CONCRETE POURS ABUT EACH OTHER. OWNER/CONTRACTOR SHALL OBTAIN A PLUMBING PERMIT FROM THE MINNESOTA DEPARTMENT OF LABOR AND INDUSTRY PRIOR TO THE INSTALLATION OF ANY SANITARY SEWER OR WATER UTILITIES. CONSTRUCTION OF SANITARY SEWER OR WATER UTILITIES SHALL NOT COMMENCE UNTIL AFTER THE PLUMBING PERMIT HAS BEEN OBTAINED, AND ANY AND ALL PERTINENT COMMENTS HAVE BEEN ADDRESSED ON THE PLAN AND IN THE PROJECT SPECIFICATIONS. 7. PRIOR TO CONSTRUCTION OF SANITARY SEWER, AND ORDERING ASSOCIATED MATERIALS, THE CONTRACTOR'S PLUMBING DESIGNER SHALL PROVIDE THE ENGINEER WITH THE TOTAL DRAINAGE FIXTURE UNITS (DFUs) FOR THE INTERIOR PLUMBING TO VERIFY THE CORRECT SIZING AND SLOPE OF THE SANITARY SEWER SERVICE PROPOSED BUILDING FFE = 959.80 LANDSCAPE PLAN 0 20 40 80 CL1 OF 1 SCALE: 1"=20' PROJECT NUMBER: 17029 Date: 06/05/2017License No.: 43129REVISIONSNO.234DATEDESCRIPTIONBrian J. Schultz, PESCHULTZ ENGINEERING& SITE DESIGN18 South Riverside AvenueSuite 230Ph: (320) 339-0669Fx: (866) 633-1830schultzeng@live.comSartell, MN 56377www.schultzengineeringdesign.comMONTICELLO, MINNESOTACITY SUBMITTAL SETI hereby certify that this plan, specification orreport was prepared by me or under my directsupervision and that I am a duly licensedEngineer under the laws of the state ofMinnesota1CROWN BAY RETAIL BUILDING110 OAKWOOD AVE EASTSTRAIGHT TRUNK NO V-CROTCH REMARKSSIZE LANDSCAPING SCHEDULE DECIDUOUS TREES BOTANICAL NAMECOMMON NAMEKEYQTY.SYMBOL 2 AB AUTUMN BLAZE MAPLE ACER FREMANII 'AUTUMN BLAZE'2.5" B&B STRAIGHT TRUNK NO V-CROTCH1DNADEBORAH NORWAY MAPLE ACER PLATANOIDES 2.5" B&B CONIFEROUS TREES FULL FORM1BHBLACK HILLS SPRUCE PICEA GLAUCA DENSATA 6' HT. SHRUBS MIN. 5 CANES AT HT. SPEC.9 FG 18" HT., CONT. MIN. 5 CANES AT HT. SPEC.17 BS 18" HT., CONT. MIN. 5 CANES AT HT. SPEC.16 JB 18" HT., CONT. NOTE: THIS PLAN HAS BEEN PREPARED FOR THE PURPOSES OF THE SITE PLAN APPROVAL PROCESS. FOR SPECIFIC LANDSCAPING METHODS, DETAILS, AND SPECIFICATIONS A LANDSCAPE PROFESSIONAL SHOULD BE CONTACTED TO GRADE STRAIGHT TRUNK NO V-CROTCH4SCSPRING SNOW CRAB MALUS 'SPRING SNOW'2.5" B&B ORNAMENTAL TREES (1) SC (1) AB (1) AB (1) DN (1) SC (1) SC (1) SC (1) BH CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'FOERSTER'S FEATHER REED GRASS TOR BIRCHLEAF SPIREA SPIRAEA BETULIFOLIA 'TOR' CRIMSON PYGMY DWARF JAPANESE BARBERRY BERBERIS THUNBERGII 'CRIMSON PYGMY' MIN. 5 CANES AT HT. SPEC.10 CB 24" HT., CONT.CHICAGOLAND GREEN BOXWOOD BUXUS X 'GLENCOE' MIN. 5 CANES AT HT. SPEC.6 MP 24" HT., CONT.COMPACT MUGO PINE PINUS MUGO PUMILIO 'COMPACT SELECT' (3) MP (3) JB (5) CB (3) JB (3) BS (3) FG (3) FG (2) JB (2) JB (4) BS (3) BS (3) BS (3) JB (3) JB (4) BS (5) CB (3) FG NOTE: SHRUB AREAS NOT DESIGNATED AS GRASS/LAWN SHALL BE PROVIDED WITH ROCK MULCH W/ EDGER GRASS/LAWN AREA (TYP) GRASS/LAWN AREA (TYP) GRASS/LAWN AREA (TYP) SIGN EASEMENT SERVICEDRIVELOA D I N G ZON E LOA D I N G ZON E TRASH ENCLOSURE 4942 SQ FT BLDG SE R V I C E DRI V E CEDAR STREETO A K W O O D D R I V E E A S T P a r k i n g S t a l l s Bitumin o u s Roadw a y Bituminous RoadwayBi t u m i n o u s R o a d w a y TVTVT V SITE PLAN Scale: 1" = 20 ft 1 A1 9'-0"20'-0"24'-0"8'-0"12'- 0 " MONUMENT SIGN 14'-0"12'-0"6'-0"EASEMENTEASEMENT SETBACK PROPERTY LINE30'-0"20'-0 "30'-0"1 0 ' - 0 " 14'- 0 "21'-0"11 4 ' - 4 "169'-1 3/4"239'-5 /14"ROOF TOP UNIT LOCATION TO BE DETERMINED - PARAPETS TO PROVIDE SCREENING 197'-4"38'-2 3/4"5 8 ' - 9 5 / 8 " 27'-3 1/8" FFE = 0'-0" = 959.80' 35'-6"32'-7"39'-4"EXISTING26'-0"PROPOSEDSheet No. Project ID A1 1020 JUNE 5, 2017 Sheet Title Project Title SITE PLAN CROWN BAY RETAIL BUILDING No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2017 STONE TENT ARCHITECTURE, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques , sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan , specification , or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota . Signature Architect Registration Date Erik P. Johnson 50962 PUD DEVELOPMENT STAGE PLAN- 06/05/17 - NOT FOR CONSTRUCTION6/5/171 ORIGINAL SUBMITTAL 6/20/172 REVISED SUBMITTAL FLOOR PLAN Scale: 1/8" = 1'-0" 2 A1 90'-0" 42'-0"24'-0"24'-0" PROPOSED MECHANICAL AREA 54'-0"TENANT 1 TENANT 2 TENANT 2 OR 3 16'-0"16'-0"16'-0"16'-0" SITE SUMMARY PARCEL SIZE 32,723 SQ FT / .8 ACRES GROSS FLOOR AREA TOTAL 4,942 SQ FT IMPERVIOUS COVERAGE 87% PROVIDED PARKING SPACES 28 ON SITE (INCL. 2 H.C.) ADDL' PARKING SPACES AVAILABLE 7 SPACES @ HOLIDAY SOUTH LOT TOTAL PARKING 35 SPACES AVAILABLE * PARKING STALL/AISLE DIMENISONS 9'W X 20'D / 24' AISLE ZONING B3 CODE REVIEW NEW BUILD OCCUPANCY - M CONSTRUCTION TYPE - 2B BUILDING HEIGHTS AND AREA LIMITATIONS TABULAR = 2 STORIES / 55' / 12,500 SF ACTUAL = 4,634 SQ FT / 1 STORY / UNSPRINKLED RESTROOM COUNT - TBD DEPENDANT ON TENANTS * 4,634 SQ FT INTERIOR FLOOR AREA X 90% = 4,170 SF / 200 SQ FT PER STALL = 20 STALLS REQUIRED -THIS REQUIREMENT WILL BE DEPENDANT ON THE ACTUAL TENANT USE. SIGNAGESIGNAGE EAST ELEVATION Scale: 3/16" = 1'-0" 3 A2 50 SQ FT 74 SQ FT 5 SIGNAGE SIGNAGE WEST ELEVATION Scale: 3/16" = 1'-0" 4 A2 56 SQ FT 35 SQ FT 5 1 2 3 4 67 8 14 Sheet No. Project ID A2 1020 JUNE 5, 2017 Sheet Title Project Title ELEVATIONS CROWN BAY RETAIL BUILDING No.Date Revision NotesAppr No.Date Issue Notes 15001 140th st foreston, mn 56330 ph. 612.508.8099 erik@stonetentarchitecture.com stonetentarchitecture.com © 2017 STONE TENT ARCHITECTURE, ALL RIGHTS RESERVED This drawing is an instrument of service and is the sole property of Stone Tent Architecture, any use of this drawing without written consent by Stone Tent Architecture is prohibited. The architect shall not have control or charge of and shall not be responsible for construction means, methods, deviations, techniques , sequences or procedures, or for safety precautions and programs in connection with the work, for the acts or omissions of the contractor, subcontractors or any other persons performing any of the work, or for the failure of any of them to carry out the work in accordance with the contract documents. Always use dimensions as shown. Drawings are not to be scaled. Drawing scales as indicated are for reference only and are not intended to accurately depict actual or designed conditions. Written dimensions shall govern. I hereby certify that this plan , specification , or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota . Signature Architect Registration Date Erik P. Johnson 50962 PUD DEVELOPMENT STAGE PLAN- 06/05/17 - NOT FOR CONSTRUCTION6/5/171 ORIGINAL SUBMITTAL 6/20/172 REVISED SUBMITTAL SIGNAGESIGNAGESIGNAGE PARAPET EL. 28'-0 PARAPET EL. 22'-0" PARAPET EL. 19'-4 PIER CAP EL. 13'-4 WINDOW HEAD EL. 9'-4" WINDOW SILL EL. 2'-0" SLAB EL. 0'-0"NORTH ELEVATION Scale: 3/16" = 1'-0" 2 A2 1 2 3 4 5678 74 SQ FT 50 SQ FT 56 SQ FT 14 SIGNAGESIGNAGE SIGNAGE SOUTH ELEVATION Scale: 3/16" = 1'-0" 1 A2 6'-8"9 10 5 24 1112 35 SQ FT 35 SQ FT 13 SIGN SUMMARY BUILDING ELEVATION SQUARE FOOTAGE ON THE TWO STREET FRONTS = 3,100 SQ FT ALLOWABLE WALL SIGNAGE SQ FT = 15% = 465 SQ FT FREE STANDING MONUMENT SIGN - SEE 5/A2 ELEVATION KEY NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. EIFS (STUCCO APPEARANCE) EIFS W/ PREFINISHED METAL ROOF EDGE EIFS PILLAR CAP W/ PREFINISHED MTL FLASHING AWNING - COLOR TO BE COORDINATED WITH TENANT BRAND ROCKFACE BLOCK VENEER BRICK VENEER PILLARS ALUMINUM STOREFRONT WINDOWS & DOOR PAINTED STEEL SUN SHADE - COLOR TO BE COORDINATED WITH TENANT BRAND ROCKFACE BLOCK TRASH ENCLOSURE W/ PREFIN. MTL ROOF EDGE & PAINTED STEEL GATES PAINTED HOLLOW METAL DOOR ROCKFACE BLOCK VENEER PILLAR PAINTED BOLLARD WALL PACK LIGHT DECORATIVE UP/DOWN ACCENT LIGHT MONUMENT SIGN Scale: 3/8" = 1'-0" 5 A2 2'-0"8'-0"9'-5"7'-8"6'-0"PREFINISHED METAL BACKLIT BOX SIGN BY SIGN MFR ROCKFACE BLOCK BASE CONCRETE FOUNDATION NOT TO EXCEED 100 SQ FT PER SIDE 959 9599 5 9 959 959958 958 958958958 959DA-CB1 DA-CB2 DA-CB3 DA-CB4 PROPOSED DRAINAGE (PIPE SIZING) DA-RD STORM.XLS PROJECT NAME:LaMont Retail Bldg YEAR STORM:10 DATE: 6/5/2017 PROJECT LOCATION: Monticello, MN DESIGN BY: BJS MANNING'S "N"0.013 CHECKED BY: BJS Structure Number Offset to Length Area Area Area Total Tc to Time " I "Runoff Slope Pipe Capacity Velocity Upper Sump Lower Upper Lower Upper Lower Structure PIPE NOTES From To Station Center Feet Acres "C"x"C"C x A Inlet in Pipe in/hr (cfs)%Dia. In.Q (cfs)V (fps)Invert Elevation Invert Casting Casting Build Cover Cover Dimension CLASS CB1 CB2 80 0.22 98 0.22 0.22 10.00 0.48 5.8 1.25 0.37 12 2.17 2.76 954.45 954.15 958.45 959.00 4.00 3.00 3.85 48"V CB2 CB3 50 0.01 61 0.01 0.22 10.00 0.30 5.8 1.29 0.37 12 2.17 2.76 954.15 953.97 959.00 958.25 4.85 3.85 3.28 48"V CB3 CB4 140 0.08 93 0.07 0.30 10.00 0.85 5.8 1.72 0.37 12 2.17 2.76 953.97 953.45 958.25 957.50 4.28 3.28 3.05 48"V RD CB4 70 0.11 98 0.11 0.11 10.00 0.29 5.8 0.63 2.00 6 0.79 4.04 955.35 953.95 N/A 957.50 N/A N/A 3.05 48"V CB4 STMH1 20 0.16 98 0.16 0.56 10.00 0.09 5.8 3.25 0.50 15 4.57 3.72 953.45 953.35 957.50 957.60 4.05 2.80 3.00 48"V STORM SEWER DESIGN NOTE: Pipe lengths are from center of structure to center of structure Printed: 2:06 PM, 6/29/2017 Page 1 of 1 M:\01272-03\Excel\LaMont SS_20140818 Building a legacy – your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com K:\010266-000\Admin\Docs\LTR-a-schumann-Crown Bay 070517.docx July 5, 2017 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Crown Bay Retail City Project No. 2017-021 WSB Project No. 010266-000 Dear Ms. Schumann: We have reviewed the site and civil plans received on June 5, 2017 as prepared by Stone Tent Achitecture and Schultz Engineering and Site Design and offer the following comments. Site Plan 1. The existing northerly access from Cedar Street could pose traffic conflicts given the proximity to the intersection with Oakwood Drive and the southerly access drive adjacent to Jimmy Johns. The northerly access is being proposed as a service drive only for truck deliveries and trash service in order to separate these trucks from the heavier used southerly access. The proposed service drive should be properly signed as such. 2. Note on the plans that all sidewalk and pedestrian ramps shall comply with MnDOT and ADA standards. Grading Plan 3. This plan sheet includes removals and proposed storm sewer and should be labeled as such. 4. Label percent grades and show drainage arrows for the parking lot. 5. Provide detail on the type and color of the retaining wall. July 5, 2017 Page 2 K:\010266-000\Admin\Docs\LTR-a-schumann-Crown Bay 070517.docx Utility and Paving Plan 6. The line type weights are all the same and difficult to decipher the actual proposed utility notes. A separate utility plan is preferred and will be required with the as-built drawing submittal. 7. Confirm the water service pipe size. The as-built indicate a 6-inch service stub from the main. An existing 2-inch water stub is identified on the plans. Depending on the use(s) of the building, the applicant should demonstrate that the proposed water service size is adequate for the user and if fire suppression is needed. If there are multiple tenants in the building, it will be required to split the service inside the building for each tenant and have separate meters for each tenant. 8. A note should be added to the plans that the City will not be responsible for any additional costs incurred that is associated with variations in the utility as-built elevations or pipe sizes and material types. These items shall be verified in the field prior to construction. 9. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 10. Provide an as-built utility plan once construction is complete. Details 11. Detail plates shall be updated per the City’s April 2017 General Specifications and Standard Detail Plates for Street and Utility Construction located on the City’s website- Engineering department. Stormwater Management 12. We believe the existing 15” storm sewer stub that is extended to the site was designed to accommodate runoff from development of the site based on the capacity of the stub. So rate control will only need to be provided if you are exceeding the capacity of the stub. 13. The SWPPP indicates that the proposed site improvement does not create 1 acre or more of new impervious surface, thus volume reduction and water quality is not required. 14. Provide drainage calculations for the proposed storm sewer. 15. Identify all emergency overflow routes and elevations for the proposed parking lot catch basin on the grading plan. The EOF should be a minimum of 1.5’ below the low building opening. 16. The minimum storm sewer pipe size shall be 15-inch per City Design Manual. 17. Grading, drainage and erosion control shall comply with City’s zoning ordinance. See Chapter 4, section 4.10 related to grading, drainage, stormwater management and erosion July 5, 2017 Page 3 K:\010266-000\Admin\Docs\LTR-a-schumann-Crown Bay 070517.docx control and the City’s Design Manual- updated May 2017 located on the City’s website- Engineering department. Please have the applicant provide a written response addressing the comments above. Please give me a call at 763-271-3236 if you have any questions or comments regarding this letter. Thank you. Sincerely, WSB & Associates, Inc. Shibani K. Bisson, PE City Engineer cc: Steve Grittman, NAC Enclosure skb Planning Commission Agenda – 7/11/17 1 2C. Public Hearing – Consideration of a Rezoning to Planned Unit Development District, and Development Stage Planned Unit Development for Self-Storage Facility in a B-3 (Highway Business) District.Applicant: KB Properties, LLC (NAC) Property:3936 Chelsea Road West Lot 11, Block 4, Groveland Addition Planning Case Number:2017 - 022 A.REFERENCE & BACKGROUND Request(s):Rezoning to Planned Unit Development District and Development Stage approval that would accommodate the development of 76,764 square feet of self-storage space, in 17 buildings. Deadline for Decision:August 11th, 2017 Land Use Designation:Places to Shop (Comprehensive Plan) Zoning Designation:B-3, Highway Business District Current Site Use:Vacant Surrounding Land Uses: North:Mixed Use – Commercial East:Vacant/Commercial South:Single Family Residential West:Vacant Commercial Analysis: The applicant proposes to construct a self-storage facility in a B-3 District. The proposed facility includes multiple principal use buildings to be constructed in phases on a single parcel. The proposal therefore requires a planned unit development (PUD) per City zoning ordinance 3.3(C). Monticello’s zoning ordinance further requires a rezoning action for PUD. The parcel on which the site is proposed was previously platted and as such, no platting action has been requested. Planning Commission Agenda – 7/11/17 2 PUD Development Stage - Site Plan Review Lot Size. The B-3 District provides for no specific minimum lot size, but requires a minimum lot width of 100 feet on a public street. The subject property is 6.28 acres in area. The parcel has approximately 780 feet of frontage on Chelsea Road, and 480 feet of frontage on Innsbrook Drive. The PUD District does not specify minimum areas or widths, but the site is consistent with the intent of the PUD District. Site and Building Data. The proposed buildings range from 3,030 to 5,130 square feet in size. The applicants indicate that they will construct the project in phases as demand grows over time. The site layout relies on access from a single driveway off of Innsbrook Drive. The project includes driveways around each of the proposed buildings which will provide access to the individual storage bays. Building separation is shown to be 24 feet, which should accommodate adequate drive space while vehicles are parked using the various storage facilities. This dimension is common for these types of facilities. While the setbacks from streets and property lines are all in excess of the zoning ordinance requirements, the driveway width narrows below 24 feet in the northerly portion of the project, to as little as 20 feet for corners at the end of both ranks of buildings. Due to difficult turning and site lines around buildings, these dimensions should all be altered to meet the 24 foot driveway width standard. Within the project area, the entire developed portion will be paved, surrounded by curb and gutter at the perimeter. Because the center access drive curves, and the corners of the buildings create protruding corners, it may be valuable for the applicant to consider some pavement striping, or possibly bollard posts in some areas, to direct vehicles and protect building corners. Off-Street Parking. The applicant has provided five parking spaces for incoming vehicles to check in or out. Within the facility, parking would occur adjacent to the various bays. No specific parking spaces are designated in this area. The applicant indicates that the site will be served by an automated kiosk, without regular staffing. New customers will park in the entry parking area, utilize the kiosk to reserve a unit and gain access to the facility on their initial visit. Otherwise, tenants will not typically need to utilize the kiosk parking area. The zoning ordinance requires 5 spaces for such facilities, which should be more than enough for the proposed use. Landscaping. A variety of plantings have been proposed on the site, including plantings along the perimeter of the site, within off-street parking areas and around the perimeter of the building. In regard to site landscaping, the following comments are offered. Planning Commission Agenda – 7/11/17 3 Caliper Inch Requirements.According to the ordinance, 10 caliper inches (ACI) of tree planting (including at least one evergreen) must be provided for each acre of site area, plus 2 shrubs per 10 feet of building perimeter. Thus, the landscaping requirement for the 6.25 acre site would be 62.5 caliper inches of trees. The plan shows 55 caliper inches of tree planting in the perimeter planting areas adjacent to Chelsea, Innsbrook, and the north property line. An additional buffer planting along the residential boundary includes 43 Black Hills Spruce, which exceeds the buffer requirement, and supplements the ornamental planting quantity to meet the code. With regard to the shrub plantings, staff suggested that the applicant count the perimeter wall area facing the lot lines as that portion counting toward the building requirement. As such, 1,084 feet of building perimeter is being counted for shrub planting purposes. Thus, the requirement for shrub planting would be 217 shrubs at the required planting rate. The plans provide a total of 230 shrubs, meeting the requirement. The landscaping proposed will be irrigated. Ground Cover. The perimeter shrub and tree planting area is proposed to divide the fenced developed area from the pathway at the perimeter of the site. The applicant proposed to provide rock mulch in this space, up to the pathway. Staff recommends use of a rock mulch which will discourage its dispersal onto the path. Larger, irregular rock is suggested, specifically avoiding “River Rock” which due to its rounded shape would likely scatter onto the pathway. Along the buffer and northwest boundary, wood mulch is proposed. Along Innsbrook Drive, the plans show a larger area of irrigated landscape area, and seeded stormwater treatment ponding. The plans show this area to be sodded lawn grass. Fencing. The applicant proposes a wrought-iron type of fence that would extend along the street frontage and the northwest property line of the site. Buffer Yards. As noted above, a required bufferyard exists along the west boundary with the residential area. The original property owner constructed a berm at the time of development, and the applicant will plant a double row of Black Hills Spruce on the bermed area. The width of the bermed planting area is shown at 29 to 30 feet in width, exceeding the required 10 feet for bermed buffers. The zoning ordinance requires a “C” buffer, which when combined with the berm, results in a planting requirement of 18 caliper inches of tree planting per 100 feet, a total requirement of approximately 74 caliper inches in total. The plans show 43 trees, a total of more than 86 caliper inches. Building Size, Finish Materials. The proposed buildings vary in length, depending on their site location. With the exception of the building closest to the entry along Innsbrook, all buildings are 30 feet in width. The entry building is 24 feet in width. The building drawings show a metal gabled roof to a height of approximately 15 feet. Planning Commission Agenda – 7/11/17 4 Building wall materials are predominantly metal, and dominated by overhead or access doors to the various storage bays. A portion of the building side wall in one elevation is shown to have a stone veneer wainscot along an exposed corner. It is not clear from the plans where these exposures would be located – this should be clarified by the applicant. In other self-storage facilities, the City has permitted metal building construction, within a cultured stone fence enclosure to limit metal- wall visibility from the street. The entry building at the southeast end will be the most exposed. This building has only one wall with access doors to storage bays, with the long wall along Innsbrook Drive facing the landscaped area. Due to its exposure, this wall has been improved with additional materials improvements, such as cultured stone veneer. Trash/Recycling. The applicant notes that no separate trash handling is provided with these buildings. Lighting. A separate site lighting plan is included in the plan set. Building elevations indicate wall-mounted lighting. The photometric shows compliance with the code requirements for light intensity at the perimeter of zero footcandles at the property line. The applicants should verify that the light fixtures will be hooded or directed to cast light downward, and will not glare on adjacent property or the public streets. Signage. The applicant proposes a monument sign at the corner of Innsbrook and Chelsea. Plans have not been provided for the sign. The zoning ordinance permits such a sign up to 14 feet in height and 100 square feet in sign area. Grading and Utilities. The submitted grading and utility plans should be subject to review comment by the City Engineer. Other Notes. The applicant proposes to phase the project from southeast (the entrance area) to northwest. Phase 1 would include the entry, the landscaped lawn and storm pond area, 2 buildings, and the buffer plantings along the berm. The applicant proposes to pave and grade each subsequent phase, including addition of Chelsea Road frontage improvements of grading, landscaping, and fencing. Phases 2-4 add 4 buildings each, and the final Phase 5 includes the last two buildings. The applicant will need to demonstrate the ability to manage the flow of stormwater from the undeveloped areas over the project area to avoid drainage or flooding issues, as noted by the City Engineer. Otherwise, no negative impacts are foreseen. The plan anticipates no outdoor storage, which would be consistent with the expectation for a commercial use adjacent to a residential area. The undeveloped future-phase portion of the project shall remain vacant until development is proposed consistent with the approved plans. Planning Commission Agenda – 7/11/17 5 Finally, as a self storage facility, no active business use is to be conducted within the project. The allowed commercial use is to be storage only, with the expectation that tenants make only occasional, short-duration visits to the site. Longer duration visits reflecting other, non-storage use would be considered to be in violation of the terms of the PUD. PUD Rezoning As noted, the proposed site plan including multiple principal self-storage buildings on a single parcel requires a Planned Unit Development. As such, the applicant has requested rezoning to Planned Unit Development. The Planning Commission will hold the public hearing for the rezoning to PUD concurrent with the hearing for the development stage PUD. However, the City Council will not consider action for decision on the rezoning to PUD until consideration of the final stage PUD application. An ordinance for rezoning will incorporate the final stage PUD plans. B.ALTERNATIVE ACTIONS Decision 1: Consideration of a Rezoning from B-3, Highway Business, to Planned Unit Development (PUD) District, and Development Stage PUD approval, to accommodate the construction of a self-storage project and associated site improvements. 1.Motion to adopt Resolution No. PC-2017-018 recommending approval of the Rezoning from B-3, Highway Business, to PUD District, together with a Development Stage PUD approval, based on the findings in said resolution, and contingent on compliance with the conditions listed in Exhibit Z. 2.Motion to deny adoption of Resolution No. PC-2017-018, based on findings identified at the public hearing. 3.Motion to table action on Resolution No. PC-2017-018, pending submission of additional material from the applicant, public, and/or staff. C.STAFF RECOMMENDATION Staff recommends Alternative 1, approval of the Rezoning and Development Stage PUD. The proposed use is quiet, low volume, and compatible with proximity to residential areas. In addition, the site plan is consistent with the required buffering between commercial and residential areas, and staff would expect little conflict between the uses. D.SUPPORTING DATA A.Resolution PC-2017-018 Planning Commission Agenda – 7/11/17 6 B.Ordinance No. 6XX, Draft C.Aerial Parcel Image D.Applicant Narrative E.Applicant Plan Submittal, including: a.Project Location Plan b.Site Plan c.Grading and Drainage Plan d.Sanitary and Water Utility Plan e.Storm Sewer Utility Plan f.Landscape Plan g.SWPPP h.Details i.Phasing Plan j.Fire Hydrant Coverage Plan k.Fire Truck Circulation Plan l.Lighting/Photometric Plan m.Building Elevations n.Drainage Analysis,digital only F.City Engineer’s Letter, dated July 5th, 2017 Z. Conditions of Approval Planning Commission Agenda – 7/11/17 7 EXHIBIT Z Rezoning to Planned Unit Development And PUD Development Stage Site Plan Review Lot 11, Block 4, Groveland Conditions of Approval 1.Redesign of the site plan to accommodate 24 feet of width for all drive aisles. 2.Provision for pavement markings and bollards in the center aisle area to ensure protection of building corners due to the curved aisle design. 3.Alter rock mulch in planting areas along the Chelsea Road pathway to an irregular material of larger size to avoid spread of the material onto the pathway. 4.Verify transition grading between future and current phase improvements. 5.No outdoor storage will be permitted in the project. 6.No use of the future phase areas until such phase is developed in accordance with the approved site plan. 7.Provide signage plans in compliance with the Sign Ordinance requirements by separate permit. 8.Compliance with comments from the City Engineer in the Engineer’s letter dated July 5th, 2017. 9.Developer shall enter into a development agreement related to the proposed improvements. 10.Other comments of the Planning Commission and Staff provided at the Public Hearing. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-018 1 RECOMMENDING APPROVAL OF A REZONING TO PUD DISTRICT AND A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT FOR AFFORDABLE STORAGE, A SELF STORAGE FACILITY LOT 11, BLOCK 4, GROVELAND ADDITION WHEREAS, the applicant has submitted a request to rezone its property along Chelsea Road and Innsbruck Drive, Lot 11, Block 4, Groveland Addition from B-3, General Business District to PUD, Planned Unit Development District; and WHEREAS, the applicant concurrently proposes to develop the property for commercial self-storage uses; and WHEREAS, the site is guided for commercial uses under the label “Places to Shop” in the City’s Comprehensive Plan; and WHEREAS, the proposed PUD, is consistent with the long-term use and development of the property for commercial uses; and WHEREAS, the Planning Commission held a public hearing on July 11, 2017 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The PUD provides an appropriate means of furthering the intent of the Comprehensive Plan for the site by constructing the proposed buildings for commercial use. 2. The proposed improvements on the site under the Development Stage PUD are consistent with the needs of the PUD in this location as a commercial area. 3. The proposed improvements will be compatible in transition between other commercial uses along Chelsea Road and adjoining residential areas to the south. 4. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 5. The PUD flexibility for the project, including a parcel with multiple buildings on one parcel, is consistent with the intent of the City’s economic development objectives, as well as with the intent of PUD zoning. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-018 2 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Rezoning and Development Stage PUD, subject to the conditions listed in Exhibit Z as follows: 1. Redesign of the site plan to accommodate 24 feet of width for all drive aisles. 2. Provision for pavement markings and bollards in the center aisle area to ensure protection of building corners due to the curved aisle design. 3. Alter rock mulch in planting areas along the Chelsea Road pathway to an irregular material of larger size to avoid spread of the material onto the pathway. 4. Verify transition grading between future and current phase improvements. 5. No outdoor storage will be permitted in the project. 6. No use of the future phase areas until such phase is developed in accordance with the approved site plan. 7. Provide signage plans in compliance with the Sign Ordinance requirements by separate permit. 8. Compliance with comments from the City Engineer in the Engineer’s letter dated July 5th, 2017. 9. Developer shall enter into a development agreement related to the proposed improvements. 10. Other comments of the Planning Commission and Staff provided at the Public Hearing. ADOPTED this 11th day of July, 2016, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-018 3 ATTEST: ____________________________________________ Angela Schumann, Community Development Director ORDINANCE NO. 6XX 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY ESTABLISHING THE AFFORDABLE SELF-STORAGE PUD AS A ZONING DISTRICT IN THE CITY OF MONTICELLO, AND REZONING THE FOLLOWING PROPERTY FROM B-3, HIGHWAY BUSINESS, TO AFFORDABLE SELF-STORAGE PUD, PLANNED UNIT DEVELOPMENT: LOT 11 BLOCK 4, GROVELAND ADDITION THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 2.4(O) – Planned Unit Developments, Title 10 – Zoning Ordinance is hereby amended by adding the following: (XX) Affordable Self-Storage PUD District (a) Purpose. The purpose of the Affordable Self-Storage PUD District is to provide for the development of certain real estate subject to the District for commercial land uses. (b) Permitted Uses. Permitted principal uses in the Affordable Self- Storage PUD District shall be self-storage uses as found in the B-3, Highway Business District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated _____, and development agreement dated ____, 2017, as may be amended. The introduction of any other use from any district, including Conditional Uses in the B-3 District, shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (O) – Planned Unit Developments for Development Stage PUD and Final Stage PUD.. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to industrial uses, and as specifically identified by the approved final stage PUD plans, but shall not include outdoor storage or other activities. (d) District Performance Standards. Performance standards for development in the Affordable Self-Storage PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement or use is not addressed by the Final Stage PUD, then the regulations of the B-3, Highway Business District shall apply. ORDINANCE NO. 6XX 2 (e) Amendments. Where changes to the PUD are proposed in the manner of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (O)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Section 2. The zoning map of the City of Monticello is hereby amendment to rezoned the following described parcels from B-3, Highway Business District to Affordable Self-Storage PUD, Planned Unit Development District: Lot 11, Block 4, Groveland Addition to Monticello Section 3. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 4. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 5. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this ___ day of ____, 2017. __________________________________ Brian Stumpf, Mayor ATTEST: ___________________________________ Jeff O’Neill, Administrator AYES: ORDINANCE NO. 6XX 3 NAYS: KB Pro p erties, LLC - R eq uest for R ezo ning to Pla nn ed Un it D ev elop men t (PUD) & Dev el. Stag e PUD Lot 11, Block 4, Groveland Addition | PID: 155-125-004110 C reated by : C ity of Monticello 295 ft CIVIL ENGINEERINGSITE DESIGNSITEMONTICELLO, MINNESOTAWRIGHT COUNTYSITESITEMINNESOTASITE IMPROVEMENT PROJECTPRELIMINARYNOT FORCONSTRUCTIONAFFORDABLE SELF STORAGEINDEX OF CIVIL SITE DRAWINGS: SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNPRELIMINARYNOT FORCONSTRUCTIONGENERAL NOTES:SITE PLAN NOTES:KEY NOTES: SITE DATA: PARKING DATA: SETBACK: LEGEND: INDEX OF CIVIL SITE DRAWINGS: SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNPRELIMINARYNOT FORCONSTRUCTIONAffordable Self StorageSITE IMPROVEMENT PROJECTINDEX OF CIVIL SITE DRAWINGS: SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNPRELIMINARYNOT FORCONSTRUCTIONINDEX OF CIVIL SITE DRAWINGS: SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: POND OUTLET CONTROL STRUCTURE (OCS-1) SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: SWPP NARRATIVEPOLLUTION PREVENTION NOTESEROSION CONTROL INSTALLATION SCHEDULEEROSION CONTROL NOTESEROSION CONTROL MAINTENANCE SCHEDULERESPONSIBLE PARTYTO BE DETERMINEDIMPERVIOUS AND DISTURBANCE AREASRUNOFF ROUTING OFFSITEVEGITATION GROUND COVER SCHEDULEEROSION CONTROL QUANTITIES SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: DEMOLITION NOTES CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 8" Ø STEEL POST FILLEDWITH CONCRETEPAINTED YELLOW18"Ø CONCRETEFOOTINGFINISH SURFACECLCONCRETE PAVEMENT - SIDEWALKBITUMINOUS PAVEMENTCONCRETE PAVEMENT - HEAVY DUTYHANDICAP SIGNFINISH GRADE3"2'-0"1'-0"CONCRETE12"18"18"5'WHITE ON BLUEBLACK ON WHITEW/ 1.5" LETTERSTHIS SIGN TYP @ EACHHANDICAP PARKING SPACE3" GALVANIZED STEEL POLECROSS-GUTTER SLOPE DETAIL SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGN SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGN SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGN Filename: Z:\Job Files\McDonough and Associates\Pro Lighting\Brighton 108212\Affordable Self Storage\Working Files\AGI\REVISION 4\Affordable Self Storage Layout 00114586E.AGIThe Lighting Analysis, ezLayout, Energy Analysis and/or Visual Simulation ("Lighting Design") provided byRAB Lighting Inc. ("RAB") represents an anticipated prediction of lighting system performance based upon designparameters and information supplied by others. These design parameters and information provided by others havenot been field verified by RAB and therefore actual measured results may vary from the actual field conditions.RAB recommends that design parameters and other information be field verified to reduce variation.RAB neither warranties, either implied or stated with regard to actual measured light levels or energy consumptionlevels as compared to those illustrated by the Lighting Design. RAB neither warranties, either implied or stated, norrepresents the appropriateness, completeness or suitability of the Lighting Design intent as compliant with anyapplicable regulatory code requirements with the exception of those specifically stated on drawings created andsubmitted by RAB. The Lighting design is issued, in whole or in part, as advisory documents for informational purposesand is not intended for construction nor as being part of a project's construction documentation package.Scale: as notedDate:6/8/2017Filename: Affordable Self Storage Layout 00114586E.AGIDrawn By:Prepared For:McDonough & Associates8460 Ronda DrCanton, MI 48187-2005Tel: 888-839-1586Hasan SanliJob Name:Affordable Self StorageLighting LayoutVersion ECASE # 00114586Scale: 1 inch= 35 Ft. 3 0 x 17 1 5 ,1 30 S F 3 0 x 17 1 5 ,1 30 S F 3 0 x 17 1 5 ,1 30 S F 3 0 x 17 1 5 ,1 30 S F 3 0 x 17 1 5 ,1 30 S F 3 0 x 12 1 3 ,6 30 S F 2 4 x 14 1 3 ,3 84 S F 3 0 x 14 1 4 ,2 30 S F 3 0 x 17 1 5 ,1 30 0 F 3 0 x 17 1 5 ,1 30 S F 3 0 x 17 1 5 ,1 30 S F 3 0 x 15 1 4 ,5 30 S F 3 0 x 15 1 4 ,5 30 S F 3 0 x 15 1 4 ,5 30 S F 3 0 x 13 1 3 ,9 30 S F 3 0 x 13 1 3 ,9 30 S F 3 0 x 10 1 3 ,0 30 S F CHEL SEA ROAD WESTIN N S B ROO K D R IV E 1 A 2 A 3 A4 A 5 A 6 A7 A 8 A 9 A 10 A 11 A 12 A 13 A 14 A15 A 16 A17 A 18 A 19 A 20 A 21 A 22 A23 A 24 A 25 A 26 A 27 A 28 A29 A 30 A 31 A 32 A 33 A 34 A 35 A 36 A 37 A38 A 39 A40 A A 41 42 A 43 A 44 A 45 A 46 A 47 A 48 A49 A 50 A 51 A 52 A 53 A 54 A 55 A 56 A 57 A 58 A 59 A60 A 61 A 62 A 63 A 64 A 65 A 66 A 67 A68 A 69 A 70 A 71 A 72 A 73 A 74 A75 A 76 A77 A78 A A 7980 A 81 A 82 A 83 A 84 A 85 A86 A 87 A 88 A89 A 90 A91 A 92 A 93 A 94 A 95 A A 96 97 A 98 A99 A 100 A 101 A 102 A 103 A 104 A 105 C 106 A107 A 108 A 109 A 110 A 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.7 0.9 0.8 0.0 0.0 0.0 0.4 0.8 1.4 2.2 2.0 1.3 0.7 0.0 0.0 0.0 0.0 0.0 0.0 0.7 1.3 2.9 5.9 5.2 2.5 1.1 0.5 0.2 0.0 0.0 0.0 0.0 0.0 0.9 1.5 1.8 3.9 10.6 9.0 3.4 1.2 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.8 1.7 3.5 5.3 3.3 5.1 2.1 0.8 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 2.3 6.0 11.2 0.3 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.5 1.0 2.1 4.7 7.5 0.0 0.0 0.0 0.1 0.2 0.3 0.4 0.1 0.1 0.1 0.1 0.1 0.1 0.4 0.6 1.0 1.4 1.9 0.0 0.0 0.1 0.3 0.6 0.8 0.9 0.7 0.1 0.1 0.1 0.2 0.2 0.2 0.5 0.8 1.3 1.4 1.0 0.1 0.4 1.1 2.1 2.2 1.5 0.8 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.8 1.4 2.6 3.0 2.1 1.2 0.7 0.0 2.0 5.3 5.8 3.1 1.3 0.6 0.3 0.1 0.1 0.2 0.3 0.5 0.7 0.8 0.5 0.8 1.2 2.4 6.0 7.6 4.1 1.8 0.9 0.6 0.7 8.9 10.4 4.3 1.5 0.6 0.3 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.2 1.6 1.5 0.9 1.7 2.6 2.0 0.8 10.9 4.9 1.8 0.9 0.9 1.7 4.2 2.5 0.9 0.4 0.2 0.1 0.1 0.2 0.1 0.1 0.2 0.2 0.4 0.6 1.1 2.1 3.1 3.1 0.7 1.5 3.5 6.9 5.6 2.3 1.1 0.8 1.0 2.3 6.2 11.3 6.2 0.3 0.2 0.1 0.1 0.2 0.3 0.5 0.5 0.2 0.2 0.2 0.3 0.4 0.7 1.4 2.7 4.5 0.8 1.8 4.7 10.5 0.6 0.9 1.8 3.7 5.5 3.7 1.4 0.0 0.1 0.2 0.6 1.0 1.2 1.0 0.7 0.4 0.3 0.2 0.2 0.3 0.4 0.7 1.3 2.4 0.4 0.7 1.4 2.9 4.8 0.8 1.1 1.7 2.1 1.7 1.1 0.8 0.7 0.3 1.0 2.4 3.1 2.3 1.2 0.7 0.4 0.3 0.3 0.3 0.4 0.6 0.9 1.4 0.3 0.4 0.7 1.0 1.3 0.9 1.0 1.0 1.0 1.3 1.4 1.2 0.9 1.5 5.2 8.2 4.8 2.0 0.9 0.5 0.4 0.4 0.4 0.5 0.6 0.4 0.6 0.9 1.3 1.3 1.0 0.7 1.3 2.6 3.3 2.4 1.3 0.8 11.1 5.6 2.0 0.9 0.6 0.6 0.6 0.6 0.5 0.7 0.9 1.5 2.6 2.8 1.9 1.1 0.8 1.7 5.5 8.5 4.9 2.0 1.0 0.7 0.8 0.3 2.3 1.2 0.8 0.8 1.0 1.3 1.2 0.9 0.6 1.1 1.5 1.3 2.7 6.2 7.2 3.7 1.7 1.0 1.2 10.9 5.5 2.0 1.0 0.9 1.5 3.8 7.9 0.3 0.4 0.6 0.9 1.1 1.9 3.0 2.8 1.7 0.9 0.5 1.0 2.2 3.9 3.7 8.7 10.4 4.5 1.8 1.2 1.9 4.9 10.4 1.1 0.8 0.9 1.9 5.1 10.5 8.0 0.3 0.5 0.8 1.3 1.6 1.2 3.5 7.6 6.7 3.0 1.3 0.8 0.9 0.6 1.5 3.7 8.6 8.8 2.3 1.2 1.1 2.0 4.7 8.8 6.3 1.9 0.5 0.8 1.5 3.1 5.1 4.5 2.3 1.2 0.5 0.7 1.3 2.7 4.5 3.5 10.0 8.6 3.3 1.3 1.0 1.5 4.0 9.0 0.4 0.7 1.5 3.5 7.8 0.8 1.4 2.4 3.5 2.9 1.4 0.7 1.1 1.7 2.4 2.8 2.5 1.9 1.2 0.7 0.6 0.9 1.8 4.5 9.9 7.8 1.7 0.9 0.9 1.7 4.3 9.1 7.6 2.3 0.3 0.4 0.7 1.1 1.8 2.6 0.9 1.2 1.5 1.4 1.0 0.9 0.9 0.9 1.1 1.7 3.2 4.8 3.7 2.0 1.1 0.8 1.0 1.8 4.1 8.2 0.7 1.3 2.4 3.8 3.4 1.6 0.7 0.4 0.4 0.5 0.8 1.1 1.2 0.8 0.8 1.0 1.6 2.0 1.6 1.1 4.8 10.4 7.3 3.0 1.3 0.8 0.9 1.3 1.9 0.9 1.2 1.5 1.5 1.0 0.8 0.8 0.8 0.9 0.9 0.7 0.8 1.5 2.2 2.0 1.4 1.0 1.3 3.2 5.1 3.7 1.8 0.9 0.6 6.5 2.6 1.2 0.8 0.9 1.1 1.2 0.8 0.8 0.8 1.1 1.5 1.5 1.2 0.9 1.3 2.2 2.4 1.4 1.1 2.9 5.8 4.7 2.4 1.6 1.8 3.7 5.4 11.0 6.7 2.5 1.1 0.8 1.0 2.0 1.8 1.8 1.0 0.8 1.1 1.7 1.7 1.3 1.0 0.5 0.8 1.9 3.6 3.6 2.1 1.1 0.6 1.0 2.3 5.3 6.9 2.8 0.1 0.0 11.3 8.0 3.3 2.0 2.8 7.1 11.7 4.9 1.9 0.9 0.9 1.5 4.0 9.9 8.7 4.1 1.6 0.8 0.8 1.7 3.8 4.2 2.6 1.3 0.8 0.6 3.2 8.5 8.2 3.6 1.5 0.8 0.7 1.1 0.5 1.1 2.8 7.6 10.8 1.8 0.1 5.0 2.3 1.6 2.4 5.0 7.1 4.1 1.3 0.9 0.7 0.8 1.6 3.8 7.9 7.3 2.9 7.6 9.5 4.3 1.7 0.7 0.3 2.2 7.9 9.6 4.5 1.8 1.0 1.0 1.9 8.2 3.3 1.3 0.8 1.0 2.3 6.2 0.3 0.5 0.9 1.9 3.9 3.6 0.3 1.1 1.5 2.2 2.7 2.0 1.0 0.7 0.7 1.2 2.1 3.4 3.6 2.4 1.5 1.1 3.4 4.2 2.6 1.3 0.6 0.3 8.3 3.8 1.5 1.0 1.4 3.4 8.8 10.5 1.4 0.8 0.7 1.2 2.7 6.9 10.0 4.5 0.2 0.3 0.4 0.6 0.9 1.1 0.4 0.1 0.9 1.1 1.2 1.1 0.9 1.0 1.0 0.9 1.2 1.8 2.6 3.1 2.6 1.6 1.3 1.5 1.7 1.3 0.8 0.5 0.3 0.9 0.8 1.3 2.9 6.2 7.1 3.0 0.6 0.9 1.8 3.3 4.2 2.6 1.1 0.6 0.2 0.3 0.3 0.4 0.5 0.6 0.6 0.5 0.7 0.7 1.1 1.9 2.2 1.8 1.1 0.7 1.5 3.4 6.7 5.7 2.8 1.4 1.1 1.0 0.8 0.6 0.5 0.7 1.0 1.6 2.6 2.8 1.7 0.9 0.6 1.1 1.5 1.6 1.3 0.9 0.8 0.8 0.3 0.4 0.5 0.6 0.5 0.6 1.0 1.3 1.2 1.0 1.5 4.1 5.9 3.7 1.8 0.9 0.6 10.9 9.0 3.5 1.4 0.9 0.8 0.7 0.6 0.3 1.0 1.2 1.2 1.0 0.9 0.9 1.0 0.9 0.8 0.8 0.8 1.0 1.4 1.6 1.3 0.9 0.2 0.4 0.8 1.2 1.3 1.0 1.0 2.1 3.4 2.8 1.7 1.0 0.7 6.7 11.5 5.9 2.2 1.0 0.8 1.2 2.8 4.3 2.1 1.1 0.8 0.8 1.0 1.0 1.0 0.7 0.8 1.1 1.8 2.0 1.6 1.0 0.7 1.4 3.1 3.9 2.6 1.3 0.6 0.1 0.2 0.4 0.7 1.5 2.8 3.8 2.2 4.0 8.7 6.3 2.7 1.3 1.1 1.8 3.7 1.5 0.9 0.9 1.9 5.0 11.3 8.6 0.4 0.4 0.5 0.9 0.9 1.2 1.9 2.3 1.9 1.2 0.8 0.7 1.7 4.2 5.3 3.2 1.5 0.8 0.5 6.5 9.5 4.9 1.9 0.8 0.4 0.1 0.2 0.3 0.5 1.0 2.3 5.5 9.7 10.4 7.1 2.7 1.4 1.4 3.1 8.1 11.2 0.0 0.6 0.9 1.7 4.0 7.2 6.2 2.7 0.4 0.6 1.0 1.4 1.5 1.8 4.0 6.1 4.0 1.9 1.0 0.7 7.8 10.8 5.1 1.9 0.9 0.8 1.2 2.5 9.5 4.8 1.8 0.7 0.3 0.1 0.2 0.2 0.3 0.4 0.6 1.1 2.4 5.8 9.9 1.5 1.0 1.3 2.7 5.8 7.3 3.4 1.0 0.7 1.2 2.3 3.6 4.0 2.9 1.7 1.0 0.4 0.5 1.0 2.1 3.6 3.5 1.4 6.3 11.5 6.2 2.3 1.1 1.0 1.9 4.6 3.5 1.4 0.8 1.0 2.0 5.6 11.3 1.1 1.3 0.6 0.3 0.2 0.3 0.3 0.3 0.4 0.6 0.9 1.2 1.7 2.6 1.0 1.6 2.5 2.8 1.8 0.9 0.6 1.6 3.2 5.6 5.0 2.6 1.3 0.7 0.5 0.7 1.5 3.5 8.1 8.8 3.7 1.6 1.0 1.2 2.6 7.0 11.4 5.3 0.7 0.6 0.9 1.9 4.6 7.9 5.2 1.8 6.1 3.0 1.2 0.6 0.4 0.5 0.7 0.6 0.7 1.0 1.6 1.7 1.5 1.2 1.0 1.1 1.2 1.0 0.9 1.0 1.0 0.9 3.7 10.3 9.2 3.8 1.5 0.8 0.5 0.6 0.9 1.6 3.5 8.0 0.7 0.7 1.0 2.0 4.0 5.6 3.4 1.3 0.7 1.3 2.2 3.0 2.4 1.2 0.7 9.5 9.8 4.0 1.5 0.6 0.4 0.7 1.2 1.6 1.2 1.1 1.8 3.7 3.8 2.3 1.3 1.1 0.7 0.8 1.2 2.0 2.1 1.6 1.0 6.6 3.0 1.3 0.7 0.6 0.7 1.0 1.3 2.0 3.1 0.8 1.2 1.8 2.1 1.7 1.0 0.8 0.8 0.9 1.1 1.3 1.2 0.9 0.9 1.0 0.9 5.0 5.3 2.7 1.2 0.3 0.6 1.2 2.6 4.4 3.4 2.9 8.5 8.4 3.9 1.8 1.7 3.4 7.8 0.7 1.9 4.6 5.6 3.2 1.5 0.8 0.6 2.1 1.9 1.1 0.7 0.7 1.0 1.5 1.6 1.4 0.9 1.0 1.0 1.1 1.4 1.4 1.2 0.7 0.7 1.0 1.6 2.1 1.8 1.2 1.3 1.9 2.1 1.4 0.4 0.8 1.7 4.3 9.7 7.9 8.2 3.5 1.8 1.9 4.2 9.3 8.8 2.8 8.1 10.8 4.9 1.8 0.9 0.8 1.3 2.9 9.1 5.9 2.4 1.0 0.6 0.7 1.7 3.2 3.2 2.0 1.1 0.7 0.6 0.8 1.5 3.0 3.3 2.2 1.2 0.7 1.2 3.3 5.5 4.0 2.0 1.2 1.0 1.0 0.7 0.3 0.5 0.8 1.7 4.0 8.1 1.7 1.2 1.4 2.6 4.3 4.2 2.0 0.8 3.2 1.3 0.8 1.0 2.1 5.9 11.5 10.3 6.4 2.5 1.0 0.5 0.6 2.7 7.6 7.6 3.5 1.5 0.9 0.9 1.5 2.2 6.6 8.3 4.2 1.7 0.9 0.7 0.8 5.1 11.2 7.1 2.6 1.2 0.7 0.6 0.3 0.4 0.6 0.9 1.3 1.9 1.0 1.3 1.7 1.7 1.2 0.8 0.8 0.8 0.7 0.6 0.9 1.9 4.4 7.3 4.7 1.4 2.3 4.2 3.3 1.7 0.8 0.4 0.2 0.2 9.1 3.6 1.5 1.0 1.4 3.5 8.6 10.1 4.4 1.7 0.9 0.9 1.7 4.5 5.0 2.1 1.0 0.5 0.4 0.4 0.5 0.8 1.2 1.3 1.3 0.9 0.9 0.9 1.1 1.4 1.4 1.1 0.8 1.2 2.1 2.7 2.1 1.0 0.4 1.0 1.6 1.5 1.0 0.6 0.3 0.2 1.7 1.0 0.9 1.6 3.8 8.4 8.2 2.8 2.0 1.0 0.7 1.0 2.2 5.8 10.8 6.3 1.9 1.5 0.8 0.4 0.5 0.7 0.9 1.4 2.4 2.7 1.8 1.1 0.8 0.6 0.9 1.9 3.4 3.2 2.0 1.1 0.6 0.9 1.1 1.0 0.6 0.5 0.6 0.8 0.8 0.7 0.5 0.3 0.2 0.7 1.2 2.2 3.6 3.5 1.8 0.7 0.5 0.8 1.6 3.2 4.8 3.5 1.4 0.6 9.2 4.6 1.8 0.8 1.1 1.5 1.3 2.5 5.6 6.8 3.7 1.7 1.1 1.2 3.1 8.1 7.6 3.4 1.4 0.8 0.7 1.0 0.4 0.4 0.5 0.5 0.5 0.4 0.5 0.7 0.8 0.8 0.6 0.4 0.9 1.2 1.5 1.5 1.0 0.7 0.7 0.7 1.0 1.5 1.9 1.6 1.0 0.8 0.7 6.5 9.9 4.9 1.9 0.8 1.0 2.2 4.0 3.9 8.2 10.9 4.8 1.9 1.3 2.0 5.0 10.5 8.6 3.4 1.3 0.8 1.0 2.2 5.8 0.2 0.3 0.4 0.4 0.5 0.6 0.7 1.0 1.4 1.4 1.0 0.8 0.7 0.7 0.8 1.1 1.3 1.2 1.0 0.9 0.9 0.9 0.9 1.2 1.4 1.2 1.0 3.1 4.2 2.7 1.3 0.5 1.3 3.5 8.6 9.3 2.6 1.3 1.2 2.0 4.7 8.7 6.1 1.8 1.5 0.8 0.7 1.2 2.8 7.1 10.4 4.6 0.1 0.2 0.3 0.4 0.5 0.8 1.0 1.2 1.9 3.4 3.4 2.0 1.1 0.7 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0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 fc 1 fc 1 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 1 fc 0.5 fc 1 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 3 fc 5 fc 5 fc 5 fc 5 fc 3 fc 3 fc 3 fc 1 fc 3 fc 5 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 5 fc 3 fc 5 fc 1 fc 3 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 3 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 1 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 1 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 3 fc 0.5 fc 1 fc Tory Williams 2017 MortonBuildings.com Tory Williams 2017 MortonBuildings.com Tory Williams 2017 MortonBuildings.com Tory Williams 2017 MortonBuildings.com Tory Williams 2017 MortonBuildings.com Tory Williams 2017 MortonBuildings.com Tory Williams 2017 MortonBuildings.com Tory Williams 2017 MortonBuildings.com Affordable Self Storage Site Improvement Project 3936 Chelsea Road West Monticello, MN DRAINAGE ANALYSIS Prepared for: KB Properties Attn: Mr. Keith Burnham PO Box 1677 Monticello, MN 55362 Phone: (763) 295-2082 Keith@burnham-companies.com Prepared by: Civil Engineering Site Design Attn: Scott Dahlke PO Box 566 118 East Broadway Street Monticello, MN 55362 Phone: (763) 314-0929 sdahlke@civilesd.com June 12, 2017 CESD Project # 00640 Affordable Self Storage, Monticello, MN Drainage Analysis Page 2 TABLE OF CONTENTS Narrative o Proposed Project o Site Location o Requirements o Rate Calculations o Existing Site Conditions o Proposed Site Conditions o Volume Abstraction and Water Quality Calculations o Soils Data o Summary o Certification Appendix A – Existing Conditions Drainage Calculations o Existing Conditions Drainage Area Map o 2-Year (2.81-Inch), 24-Hour Event o 10-Year (4.18-Inch), 24-Hour Event o 100-Year (6.93-Inch), 24-Hour Event Appendix B – Proposed Condition Drainage Calculations o Proposed Conditions Drainage Area Map o 2-Year (2.81-Inch), 24-Hour Event o 10-Year (4.18-Inch), 24-Hour Event o 100-Year (6.93-Inch), 24-Hour Event Appendix C – Volume Abstraction 1.1” Rainfall on New Impervious Surface o Infiltration Worksheet o Stage-Storage Containment Volume Data Appendix D – Soils Data o Soils Data per Web Soil Survey Affordable Self Storage, Monticello, MN Drainage Analysis Page 3 NARRATIVE PROPOSED PROJECT: The project proposes building and site improvements for a self-storage facility consisting of multiple buildings with exterior access to all storage units. Site improvements include new buildings, pavement, utilities, and associated site improvements. The project proposes collection of impervious surface drainage with storm sewer in conjunction with stormwater management infiltration basins with overflow storm water routed to existing city storm sewer within adjacent public streets and ultimately to an existing regional storm water management pond located on the north side of Chelsea Road (across the street from the project site). SITE LOCATION: The site address is 3936 Chelsea Road West in the City of Monticello, MN. The project is in the SE 1/4 of the SE1/4, Section 10, Township 121, Range 25, Wright County, MN. Access to the site can be achieved from Chelsea Road along the northeast boundary and from Innsbrook Drive along the southeast boundary. REQUIREMENTS: Stormwater management design for the project is subject to review by the Monticello. Stormwater requirements for the project as received from City staff are as follows: This property falls within a subwatershed that discharges to a regional pond to the northeast. The regional pond was designed in the City’s Comprehensive Water Resources Management Plan and assumes a CN equal to 80 for the proposed Mini- Storage parcel. Any modeling and/or proposed design should demonstrate that a CN equal to 80 is not exceeded. Infiltration will also be required for the proposed project. RATE CALCULATIONS: The storm water runoff and calculations of this report are based on Nationwide Urban Runoff Program (NURP) and the Soil Conservation Service Synthetic Unit Hydrograph Method incorporated into the software program HydroCad 10.0. Rainfall precipitation depths used in calculations are current NOAA Atlas 14 Point Precipitation Frequency Estimates for Monticello, Minnesota for the 2-Year (2.81-inch), 10-Year (4.18-inch) and 100-Year (6.93-inch) rainfall events. EXISTING SITE CONDITIONS: The existing site is vacant property that has been designated as commercial development property. Most of the existing site has grass turf coverage. A small area of the site has bituminous pavement remaining from a driveway that was for a previous house and building site. Existing storm water runoff for the site is primarily directed by natural topography to adjacent streets. Affordable Self Storage, Monticello, MN Drainage Analysis Page 4 Calculations have been generated using CN=80 for the existing condition consistent with the City’s Comprehensive Water Resources Management Plan and existing regional pond design. Existing Conditions Drainage Area Map and associated HydroCAD Analysis calculation model printouts can be found in attached Appendix A. The flow rates from the existing site are summarized in the table below: EXISTING FLOW RATES USING CN = 80 2-Year (2.81”) Runoff Rate (cfs) 10-Year (4.18”) Runoff Rate (cfs) 100-Year (6.93”) Runoff Rate (cfs) TOTAL EXISTING CONDITION CN = 80 7.63 15.35 32.12 PROPOSED SITE CONDITIONS: The site is proposed to be improved with multiple buildings, pavement, utilities, and associated site improvements. Storm water improvements for the project are needed to limit rate control to Existing Conditions CN=80 discharge rates, and provide volume control for water quality requirements. The project proposes collection of impervious surface drainage with catch basins and storm sewer. A majority of the storm sewer system discharges to on-site storm water management basins. A portion of the site storm sewer discharges direct to existing public storm sewer in Chelsea Road. Select catch basins within the system are designed with extra depth sump sections to provide sediment removal functions. Storm water discharge from the basins is discharged through an outlet control structure with pipe connection to existing public storm sewer in Innsbrook Drive. Public storm sewer in Chelsea Road and Innsbrook Drive is ultimately routed to an existing regional storm water management pond located on the north side of Chelsea Road (across the street from the project site). Proposed Conditions Drainage Area Map and associated HydroCAD Analysis calculation model printouts can be found in attached Appendix B. The flow rates from the proposed site are summarized in the table below: PROPOSED FLOW RATES DISCHARGING OFFSITE 2-Year (2.81”) Runoff Rate (cfs) 10-Year (4.18”) Runoff Rate (cfs) 100-Year (6.93”) Runoff Rate (cfs) Total Proposed Conditions 5.45 15.00 31.23 VOLUME ABSTRACTION AND WATER QUALITY CALCULATIONS: Volume abstraction is required to be provided for 1.1” rainfall on new impervious surface. Storm water system improvements are to incorporate infiltration ability with volume and capacity necessary to satisfy this requirement. The existing site impervious surface is 5,517 sf. The proposed site impervious surface is 198,100 sf. The resulting net impervious surface increase is then 198,100 – 5,517 = 192,583 sf. Affordable Self Storage, Monticello, MN Drainage Analysis Page 5 The project proposes collection of storm water runoff into a storm sewer system with discharge into on-site storm water management infiltration basins with elevation outlet control. The elevation control provides containment of volume and allow infiltration of storm water into natural granular soils at the site. Pretreatment of storm water runoff within the system is provided by sumps incorporated into catch basins that collect runoff into the system. Infiltration Worksheet and Stage-Storage containment volume data printouts can be found in Attached Appendix C. The following table summarizes the calculation of required and proposed infiltration volumes: Since abstraction of 1.1” rainfall on new impervious surface is achieved, City of Monticello standards for water quality are also achieved. SOILS DATA: Soils in the project area are understood to be hydrologic Group A soil based on available soil data provided web soil survey for the project site. Type A soils at the site allow for an infiltration rate of 0.8 in/hr allowed by the MPCA Minnesota Storm Water Manual. Soils data for the site as obtained to date can be found in attached Appendix D. SUMMARY: The calculations show that the proposed design provides reduced stormwater runoff flow rates, achieves required volume control, and required water quality control for the proposed condition. The project improvements and drainage analysis satisfy the City of Monticello requirements for storm water management. CERTIFICATION: I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 06/12/2017 ______________________ ______________ Scott Dahlke, P.E. Date Reg. No. 24348 VOLUME ABSTRACTION 1.1” INFILTRATION Item New Impervious Surface Area (sf) 1.1” Runoff Volume Required (cf) 48 hr Infiltration Volume Capacity (cf) System Storage Volume Below Outlet (cf) Underground Infiltration System 192,583 17,653 20,554 13,005 Affordable Self Storage, Monticello, MN Drainage Analysis APPENDIX A Existing Conditions Drainage Calculations CIVIL ENGINEERINGSITE DESIGN S1 Ex Cond CN=80 Routing Diagram for 00640 Ex Cond Prepared by Hewlett-Packard, Printed 6/10/2017 HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Subcat Reach Pond Link Affordable Self Storage, Monticello, MN MSE 24-hr 3 2-Year Rainfall=2.81"00640 Ex Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 2HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment S1: Ex Cond CN=80 Runoff = 7.63 cfs @ 12.31 hrs, Volume= 25,276 cf, Depth= 1.11" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 2-Year Rainfall=2.81" Area (sf) CN Description * 273,412 80 Assumed Development Condition 273,412 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 20.0 Direct Entry, User Defined Affordable Self Storage, Monticello, MN MSE 24-hr 3 10-Year Rainfall=4.18"00640 Ex Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 3HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment S1: Ex Cond CN=80 Runoff = 15.35 cfs @ 12.30 hrs, Volume= 49,928 cf, Depth= 2.19" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 10-Year Rainfall=4.18" Area (sf) CN Description * 273,412 80 Assumed Development Condition 273,412 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 20.0 Direct Entry, User Defined Affordable Self Storage, Monticello, MN MSE 24-hr 3 100-Year Rainfall=6.93"00640 Ex Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 4HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment S1: Ex Cond CN=80 Runoff = 32.12 cfs @ 12.30 hrs, Volume= 105,489 cf, Depth= 4.63" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs MSE 24-hr 3 100-Year Rainfall=6.93" Area (sf) CN Description * 273,412 80 Assumed Development Condition 273,412 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 20.0 Direct Entry, User Defined Affordable Self Storage, Monticello, MN Drainage Analysis APPENDIX B Proposed Conditions Drainage Calculations CIVIL ENGINEERINGSITE DESIGN 3S Pro Cond NW area to Ex 24" Storm S1 Pro Cond SE Area to Basin 1 S2 Pro Cond SW Area to Basin 2 S4 Pro Cond to Chelsea Rd and Innsbrook Dr R1 Total B1 Basin 1 B2 Basin 2 CB-1 CB CB-1 CB-8 CB CB-8 to ex 24" storm Routing Diagram for 00640 Pro Cond Prepared by Hewlett-Packard, Printed 6/10/2017 HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Subcat Reach Pond Link Affordable Self Storage, Monticello, MN MSE 24-hr 3 2-Year Rainfall=2.81"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 2HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pro Cond NW area to Ex 24" Storm Runoff = 5.45 cfs @ 12.22 hrs, Volume= 16,214 cf, Depth= 2.37" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.81" Area (sf) CN Description * 78,791 98 Impervious, HSG A * 3,472 39 Pervious, >75% Grass cover, Good, HSG A 82,263 96 Weighted Average 3,472 4.22% Pervious Area 78,791 95.78% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, User Defined Summary for Subcatchment S1: Pro Cond SE Area to Basin 1 Runoff = 1.46 cfs @ 12.18 hrs, Volume= 3,410 cf, Depth= 1.17" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.81" Area (sf) CN Description * 24,765 98 Impervious, HSG A * 7,319 39 Pervious, >75% Grass cover, Good, HSG A * 2,916 39 Infiltration Basin 35,000 81 Weighted Average 10,235 29.24% Pervious Area 24,765 70.76% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, User Defined Summary for Subcatchment S2: Pro Cond SW Area to Basin 2 Runoff = 4.78 cfs @ 12.24 hrs, Volume= 13,342 cf, Depth= 1.36" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.81" Affordable Self Storage, Monticello, MN MSE 24-hr 3 2-Year Rainfall=2.81"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 3HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Area (sf) CN Description * 90,125 98 Impervious, HSG A * 23,967 39 Pervious, >75% Grass cover, Good, HSG A * 3,507 39 Infiltration Basin 117,599 84 Weighted Average 27,474 23.36% Pervious Area 90,125 76.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, User Defined Summary for Subcatchment S4: Pro Cond to Chelsea Rd and Innsbrook Dr Runoff = 0.00 cfs @ 15.02 hrs, Volume= 56 cf, Depth= 0.02" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 2-Year Rainfall=2.81" Area (sf) CN Description * 4,466 98 Impervious, HSG A * 34,092 39 Pervious, >75% Grass cover, Good, HSG A 38,558 46 Weighted Average 34,092 88.42% Pervious Area 4,466 11.58% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, User Defined Summary for Reach R1: Total Inflow Area = 273,420 sf, 72.47% Impervious, Inflow Depth = 0.90" for 2-Year event Inflow = 5.45 cfs @ 12.22 hrs, Volume= 20,509 cf Outflow = 5.45 cfs @ 12.22 hrs, Volume= 20,509 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Summary for Pond B1: Basin 1 Inflow Area = 35,000 sf, 70.76% Impervious, Inflow Depth = 1.17" for 2-Year event Inflow = 1.46 cfs @ 12.18 hrs, Volume= 3,410 cf Outflow = 0.05 cfs @ 15.02 hrs, Volume= 3,410 cf, Atten= 96%, Lag= 170.1 min Discarded = 0.05 cfs @ 15.02 hrs, Volume= 3,410 cf Primary = 0.00 cfs @ 0.00 hrs, Volume= 0 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Affordable Self Storage, Monticello, MN MSE 24-hr 3 2-Year Rainfall=2.81"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 4HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Peak Elev= 947.97' @ 15.02 hrs Surf.Area= 2,872 sf Storage= 2,156 cf Plug-Flow detention time= 467.8 min calculated for 3,410 cf (100% of inflow) Center-of-Mass det. time= 467.8 min ( 1,288.3 - 820.5 ) Volume Invert Avail.Storage Storage Description #1 947.00' 11,227 cf Infiltration Basin 1 (Conic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 947.00 1,631 0 0 1,631 948.00 2,916 2,243 2,243 2,927 949.00 4,468 3,665 5,907 4,494 950.00 6,220 5,320 11,227 6,264 Device Routing Invert Outlet Devices #1 Discarded 947.00'0.800 in/hr Exfiltration over Horizontal area #2 Primary 949.00'15.0" Round Pipe Outlet L= 68.0' CPP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 949.00' / 948.30' S= 0.0103 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 1.23 sf Discarded OutFlow Max=0.05 cfs @ 15.02 hrs HW=947.97' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.05 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=947.00' (Free Discharge) 2=Pipe Outlet ( Controls 0.00 cfs) Summary for Pond B2: Basin 2 Inflow Area = 152,599 sf, 75.29% Impervious, Inflow Depth = 1.05" for 2-Year event Inflow = 4.78 cfs @ 12.24 hrs, Volume= 13,342 cf Outflow = 1.61 cfs @ 12.56 hrs, Volume= 13,342 cf, Atten= 66%, Lag= 19.5 min Discarded = 0.09 cfs @ 12.56 hrs, Volume= 9,104 cf Primary = 1.52 cfs @ 12.56 hrs, Volume= 4,238 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 948.86' @ 12.56 hrs Surf.Area= 5,023 sf Storage= 6,381 cf Plug-Flow detention time= 549.0 min calculated for 13,340 cf (100% of inflow) Center-of-Mass det. time= 549.2 min ( 1,366.8 - 817.6 ) Volume Invert Avail.Storage Storage Description #1 947.00' 13,361 cf Infiltration Basin 2 (Conic) Listed below (Recalc) Affordable Self Storage, Monticello, MN MSE 24-hr 3 2-Year Rainfall=2.81"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 5HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 947.00 2,018 0 0 2,018 948.00 3,507 2,728 2,728 3,518 949.00 5,293 4,369 7,098 5,320 950.00 7,286 6,263 13,361 7,332 Device Routing Invert Outlet Devices #1 Discarded 947.00'0.800 in/hr Exfiltration over Horizontal area #2 Primary 948.75'48.0" Horiz. Outlet Control Structure OCS-1 C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.09 cfs @ 12.56 hrs HW=948.86' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.09 cfs) Primary OutFlow Max=1.52 cfs @ 12.56 hrs HW=948.86' (Free Discharge) 2=Outlet Control Structure OCS-1 (Weir Controls 1.52 cfs @ 1.09 fps) Summary for Pond CB-1: CB-1 Inflow Area = 152,599 sf, 75.29% Impervious, Inflow Depth = 0.33" for 2-Year event Inflow = 1.52 cfs @ 12.56 hrs, Volume= 4,238 cf Outflow = 1.52 cfs @ 12.56 hrs, Volume= 4,238 cf, Atten= 0%, Lag= 0.0 min Primary = 1.52 cfs @ 12.56 hrs, Volume= 4,238 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 942.67' @ 12.56 hrs Device Routing Invert Outlet Devices #1 Primary 942.01'18.0" Round Pipe outlet CB-1 to ex 18" storm L= 24.5' RCP, sq.cut end projecting, Ke= 0.500 Inlet / Outlet Invert= 942.01' / 941.88' S= 0.0053 '/' Cc= 0.900 n= 0.012 Concrete pipe, finished, Flow Area= 1.77 sf Primary OutFlow Max=1.52 cfs @ 12.56 hrs HW=942.67' (Free Discharge) 1=Pipe outlet CB-1 to ex 18" storm (Barrel Controls 1.52 cfs @ 3.02 fps) Summary for Pond CB-8: CB-8 to ex 24" storm Inflow Area = 82,263 sf, 95.78% Impervious, Inflow Depth = 2.37" for 2-Year event Inflow = 5.45 cfs @ 12.22 hrs, Volume= 16,214 cf Outflow = 5.45 cfs @ 12.22 hrs, Volume= 16,214 cf, Atten= 0%, Lag= 0.0 min Primary = 5.45 cfs @ 12.22 hrs, Volume= 16,214 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 2 Peak Elev= 952.01' @ 12.22 hrs Device Routing Invert Outlet Devices #1 Primary 951.00'24.0" Round Pipe outlet CB-8 to ex 24" storm L= 66.0' RCP, square edge headwall, Ke= 0.500 Affordable Self Storage, Monticello, MN MSE 24-hr 3 2-Year Rainfall=2.81"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 6HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Inlet / Outlet Invert= 951.00' / 942.61' S= 0.1271 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 3.14 sf Primary OutFlow Max=5.45 cfs @ 12.22 hrs HW=952.01' (Free Discharge) 1=Pipe outlet CB-8 to ex 24" storm (Inlet Controls 5.45 cfs @ 3.42 fps) Affordable Self Storage, Monticello, MN MSE 24-hr 3 10-Year Rainfall=4.18"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 7HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pro Cond NW area to Ex 24" Storm Runoff = 8.36 cfs @ 12.22 hrs, Volume= 25,491 cf, Depth= 3.72" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.18" Area (sf) CN Description * 78,791 98 Impervious, HSG A * 3,472 39 Pervious, >75% Grass cover, Good, HSG A 82,263 96 Weighted Average 3,472 4.22% Pervious Area 78,791 95.78% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, User Defined Summary for Subcatchment S1: Pro Cond SE Area to Basin 1 Runoff = 2.84 cfs @ 12.18 hrs, Volume= 6,632 cf, Depth= 2.27" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.18" Area (sf) CN Description * 24,765 98 Impervious, HSG A * 7,319 39 Pervious, >75% Grass cover, Good, HSG A * 2,916 39 Infiltration Basin 35,000 81 Weighted Average 10,235 29.24% Pervious Area 24,765 70.76% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, User Defined Summary for Subcatchment S2: Pro Cond SW Area to Basin 2 Runoff = 8.87 cfs @ 12.23 hrs, Volume= 24,797 cf, Depth= 2.53" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.18" Affordable Self Storage, Monticello, MN MSE 24-hr 3 10-Year Rainfall=4.18"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 8HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Area (sf) CN Description * 90,125 98 Impervious, HSG A * 23,967 39 Pervious, >75% Grass cover, Good, HSG A * 3,507 39 Infiltration Basin 117,599 84 Weighted Average 27,474 23.36% Pervious Area 90,125 76.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, User Defined Summary for Subcatchment S4: Pro Cond to Chelsea Rd and Innsbrook Dr Runoff = 0.11 cfs @ 12.24 hrs, Volume= 795 cf, Depth= 0.25" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 10-Year Rainfall=4.18" Area (sf) CN Description * 4,466 98 Impervious, HSG A * 34,092 39 Pervious, >75% Grass cover, Good, HSG A 38,558 46 Weighted Average 34,092 88.42% Pervious Area 4,466 11.58% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, User Defined Summary for Reach R1: Total Inflow Area = 273,420 sf, 72.47% Impervious, Inflow Depth = 1.81" for 10-Year event Inflow = 15.00 cfs @ 12.28 hrs, Volume= 41,274 cf Outflow = 15.00 cfs @ 12.28 hrs, Volume= 41,274 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Summary for Pond B1: Basin 1 Inflow Area = 35,000 sf, 70.76% Impervious, Inflow Depth = 2.27" for 10-Year event Inflow = 2.84 cfs @ 12.18 hrs, Volume= 6,632 cf Outflow = 0.07 cfs @ 15.14 hrs, Volume= 6,632 cf, Atten= 97%, Lag= 177.9 min Discarded = 0.07 cfs @ 15.14 hrs, Volume= 6,632 cf Primary = 0.00 cfs @ 0.00 hrs, Volume= 0 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Affordable Self Storage, Monticello, MN MSE 24-hr 3 10-Year Rainfall=4.18"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 9HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Peak Elev= 948.70' @ 15.14 hrs Surf.Area= 3,964 sf Storage= 4,633 cf Plug-Flow detention time= 736.6 min calculated for 6,631 cf (100% of inflow) Center-of-Mass det. time= 736.7 min ( 1,543.5 - 806.8 ) Volume Invert Avail.Storage Storage Description #1 947.00' 11,227 cf Infiltration Basin 1 (Conic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 947.00 1,631 0 0 1,631 948.00 2,916 2,243 2,243 2,927 949.00 4,468 3,665 5,907 4,494 950.00 6,220 5,320 11,227 6,264 Device Routing Invert Outlet Devices #1 Discarded 947.00'0.800 in/hr Exfiltration over Horizontal area #2 Primary 949.00'15.0" Round Pipe Outlet L= 68.0' CPP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 949.00' / 948.30' S= 0.0103 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 1.23 sf Discarded OutFlow Max=0.07 cfs @ 15.14 hrs HW=948.70' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.07 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=947.00' (Free Discharge) 2=Pipe Outlet ( Controls 0.00 cfs) Summary for Pond B2: Basin 2 Inflow Area = 152,599 sf, 75.29% Impervious, Inflow Depth = 1.95" for 10-Year event Inflow = 8.87 cfs @ 12.23 hrs, Volume= 24,797 cf Outflow = 7.62 cfs @ 12.31 hrs, Volume= 24,797 cf, Atten= 14%, Lag= 4.6 min Discarded = 0.10 cfs @ 12.31 hrs, Volume= 9,810 cf Primary = 7.52 cfs @ 12.31 hrs, Volume= 14,988 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 949.07' @ 12.31 hrs Surf.Area= 5,426 sf Storage= 7,485 cf Plug-Flow detention time= 321.9 min calculated for 24,794 cf (100% of inflow) Center-of-Mass det. time= 322.1 min ( 1,127.2 - 805.1 ) Volume Invert Avail.Storage Storage Description #1 947.00' 13,361 cf Infiltration Basin 2 (Conic) Listed below (Recalc) Affordable Self Storage, Monticello, MN MSE 24-hr 3 10-Year Rainfall=4.18"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 10HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 947.00 2,018 0 0 2,018 948.00 3,507 2,728 2,728 3,518 949.00 5,293 4,369 7,098 5,320 950.00 7,286 6,263 13,361 7,332 Device Routing Invert Outlet Devices #1 Discarded 947.00'0.800 in/hr Exfiltration over Horizontal area #2 Primary 948.75'48.0" Horiz. Outlet Control Structure OCS-1 C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.10 cfs @ 12.31 hrs HW=949.07' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.10 cfs) Primary OutFlow Max=7.51 cfs @ 12.31 hrs HW=949.07' (Free Discharge) 2=Outlet Control Structure OCS-1 (Weir Controls 7.51 cfs @ 1.86 fps) Summary for Pond CB-1: CB-1 Inflow Area = 152,599 sf, 75.29% Impervious, Inflow Depth = 1.18" for 10-Year event Inflow = 7.52 cfs @ 12.31 hrs, Volume= 14,988 cf Outflow = 7.52 cfs @ 12.31 hrs, Volume= 14,988 cf, Atten= 0%, Lag= 0.0 min Primary = 7.52 cfs @ 12.31 hrs, Volume= 14,988 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 943.79' @ 12.31 hrs Device Routing Invert Outlet Devices #1 Primary 942.01'18.0" Round Pipe outlet CB-1 to ex 18" storm L= 24.5' RCP, sq.cut end projecting, Ke= 0.500 Inlet / Outlet Invert= 942.01' / 941.88' S= 0.0053 '/' Cc= 0.900 n= 0.012 Concrete pipe, finished, Flow Area= 1.77 sf Primary OutFlow Max=7.51 cfs @ 12.31 hrs HW=943.79' (Free Discharge) 1=Pipe outlet CB-1 to ex 18" storm (Barrel Controls 7.51 cfs @ 4.53 fps) Summary for Pond CB-8: CB-8 to ex 24" storm Inflow Area = 82,263 sf, 95.78% Impervious, Inflow Depth = 3.72" for 10-Year event Inflow = 8.36 cfs @ 12.22 hrs, Volume= 25,491 cf Outflow = 8.36 cfs @ 12.22 hrs, Volume= 25,491 cf, Atten= 0%, Lag= 0.0 min Primary = 8.36 cfs @ 12.22 hrs, Volume= 25,491 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 2 Peak Elev= 952.30' @ 12.22 hrs Device Routing Invert Outlet Devices #1 Primary 951.00'24.0" Round Pipe outlet CB-8 to ex 24" storm L= 66.0' RCP, square edge headwall, Ke= 0.500 Affordable Self Storage, Monticello, MN MSE 24-hr 3 10-Year Rainfall=4.18"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 11HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Inlet / Outlet Invert= 951.00' / 942.61' S= 0.1271 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 3.14 sf Primary OutFlow Max=8.35 cfs @ 12.22 hrs HW=952.30' (Free Discharge) 1=Pipe outlet CB-8 to ex 24" storm (Inlet Controls 8.35 cfs @ 3.88 fps) Affordable Self Storage, Monticello, MN MSE 24-hr 3 100-Year Rainfall=6.93"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 12HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Pro Cond NW area to Ex 24" Storm Runoff = 14.12 cfs @ 12.22 hrs, Volume= 44,243 cf, Depth= 6.45" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=6.93" Area (sf) CN Description * 78,791 98 Impervious, HSG A * 3,472 39 Pervious, >75% Grass cover, Good, HSG A 82,263 96 Weighted Average 3,472 4.22% Pervious Area 78,791 95.78% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, User Defined Summary for Subcatchment S1: Pro Cond SE Area to Basin 1 Runoff = 5.80 cfs @ 12.17 hrs, Volume= 13,825 cf, Depth= 4.74" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=6.93" Area (sf) CN Description * 24,765 98 Impervious, HSG A * 7,319 39 Pervious, >75% Grass cover, Good, HSG A * 2,916 39 Infiltration Basin 35,000 81 Weighted Average 10,235 29.24% Pervious Area 24,765 70.76% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 10.0 Direct Entry, User Defined Summary for Subcatchment S2: Pro Cond SW Area to Basin 2 Runoff = 17.38 cfs @ 12.23 hrs, Volume= 49,719 cf, Depth= 5.07" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=6.93" Affordable Self Storage, Monticello, MN MSE 24-hr 3 100-Year Rainfall=6.93"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 13HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Area (sf) CN Description * 90,125 98 Impervious, HSG A * 23,967 39 Pervious, >75% Grass cover, Good, HSG A * 3,507 39 Infiltration Basin 117,599 84 Weighted Average 27,474 23.36% Pervious Area 90,125 76.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 15.0 Direct Entry, User Defined Summary for Subcatchment S4: Pro Cond to Chelsea Rd and Innsbrook Dr Runoff = 2.00 cfs @ 12.13 hrs, Volume= 4,134 cf, Depth= 1.29" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs MSE 24-hr 3 100-Year Rainfall=6.93" Area (sf) CN Description * 4,466 98 Impervious, HSG A * 34,092 39 Pervious, >75% Grass cover, Good, HSG A 38,558 46 Weighted Average 34,092 88.42% Pervious Area 4,466 11.58% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, User Defined Summary for Reach R1: Total Inflow Area = 273,420 sf, 72.47% Impervious, Inflow Depth = 4.04" for 100-Year event Inflow = 31.23 cfs @ 12.24 hrs, Volume= 91,956 cf Outflow = 31.23 cfs @ 12.24 hrs, Volume= 91,956 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Summary for Pond B1: Basin 1 Inflow Area = 35,000 sf, 70.76% Impervious, Inflow Depth = 4.74" for 100-Year event Inflow = 5.80 cfs @ 12.17 hrs, Volume= 13,825 cf Outflow = 0.86 cfs @ 12.63 hrs, Volume= 13,825 cf, Atten= 85%, Lag= 27.2 min Discarded = 0.10 cfs @ 12.63 hrs, Volume= 9,393 cf Primary = 0.76 cfs @ 12.63 hrs, Volume= 4,432 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Affordable Self Storage, Monticello, MN MSE 24-hr 3 100-Year Rainfall=6.93"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 14HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Peak Elev= 949.41' @ 12.63 hrs Surf.Area= 5,151 sf Storage= 7,878 cf Plug-Flow detention time= 605.4 min calculated for 13,823 cf (100% of inflow) Center-of-Mass det. time= 605.6 min ( 1,397.7 - 792.1 ) Volume Invert Avail.Storage Storage Description #1 947.00' 11,227 cf Infiltration Basin 1 (Conic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 947.00 1,631 0 0 1,631 948.00 2,916 2,243 2,243 2,927 949.00 4,468 3,665 5,907 4,494 950.00 6,220 5,320 11,227 6,264 Device Routing Invert Outlet Devices #1 Discarded 947.00'0.800 in/hr Exfiltration over Horizontal area #2 Primary 949.00'15.0" Round Pipe Outlet L= 68.0' CPP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 949.00' / 948.30' S= 0.0103 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 1.23 sf Discarded OutFlow Max=0.10 cfs @ 12.63 hrs HW=949.41' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.10 cfs) Primary OutFlow Max=0.76 cfs @ 12.63 hrs HW=949.41' (Free Discharge) 2=Pipe Outlet (Inlet Controls 0.76 cfs @ 2.18 fps) Summary for Pond B2: Basin 2 Inflow Area = 152,599 sf, 75.29% Impervious, Inflow Depth = 4.26" for 100-Year event Inflow = 17.38 cfs @ 12.23 hrs, Volume= 54,152 cf Outflow = 16.71 cfs @ 12.26 hrs, Volume= 54,152 cf, Atten= 4%, Lag= 2.3 min Discarded = 0.11 cfs @ 12.26 hrs, Volume= 10,572 cf Primary = 16.61 cfs @ 12.26 hrs, Volume= 43,580 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 949.30' @ 12.26 hrs Surf.Area= 5,851 sf Storage= 8,749 cf Plug-Flow detention time= 160.3 min calculated for 54,152 cf (100% of inflow) Center-of-Mass det. time= 160.3 min ( 954.1 - 793.8 ) Volume Invert Avail.Storage Storage Description #1 947.00' 13,361 cf Infiltration Basin 2 (Conic) Listed below (Recalc) Affordable Self Storage, Monticello, MN MSE 24-hr 3 100-Year Rainfall=6.93"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 15HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 947.00 2,018 0 0 2,018 948.00 3,507 2,728 2,728 3,518 949.00 5,293 4,369 7,098 5,320 950.00 7,286 6,263 13,361 7,332 Device Routing Invert Outlet Devices #1 Discarded 947.00'0.800 in/hr Exfiltration over Horizontal area #2 Primary 948.75'48.0" Horiz. Outlet Control Structure OCS-1 C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.11 cfs @ 12.26 hrs HW=949.30' (Free Discharge) 1=Exfiltration (Exfiltration Controls 0.11 cfs) Primary OutFlow Max=16.59 cfs @ 12.26 hrs HW=949.30' (Free Discharge) 2=Outlet Control Structure OCS-1 (Weir Controls 16.59 cfs @ 2.42 fps) Summary for Pond CB-1: CB-1 Inflow Area = 152,599 sf, 75.29% Impervious, Inflow Depth = 3.43" for 100-Year event Inflow = 16.61 cfs @ 12.26 hrs, Volume= 43,580 cf Outflow = 16.61 cfs @ 12.26 hrs, Volume= 43,580 cf, Atten= 0%, Lag= 0.0 min Primary = 16.61 cfs @ 12.26 hrs, Volume= 43,580 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 946.57' @ 12.26 hrs Device Routing Invert Outlet Devices #1 Primary 942.01'18.0" Round Pipe outlet CB-1 to ex 18" storm L= 24.5' RCP, sq.cut end projecting, Ke= 0.500 Inlet / Outlet Invert= 942.01' / 941.88' S= 0.0053 '/' Cc= 0.900 n= 0.012 Concrete pipe, finished, Flow Area= 1.77 sf Primary OutFlow Max=16.59 cfs @ 12.26 hrs HW=946.56' (Free Discharge) 1=Pipe outlet CB-1 to ex 18" storm (Inlet Controls 16.59 cfs @ 9.39 fps) Summary for Pond CB-8: CB-8 to ex 24" storm Inflow Area = 82,263 sf, 95.78% Impervious, Inflow Depth = 6.45" for 100-Year event Inflow = 14.12 cfs @ 12.22 hrs, Volume= 44,243 cf Outflow = 14.12 cfs @ 12.22 hrs, Volume= 44,243 cf, Atten= 0%, Lag= 0.0 min Primary = 14.12 cfs @ 12.22 hrs, Volume= 44,243 cf Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs / 2 Peak Elev= 952.86' @ 12.22 hrs Device Routing Invert Outlet Devices #1 Primary 951.00'24.0" Round Pipe outlet CB-8 to ex 24" storm L= 66.0' RCP, square edge headwall, Ke= 0.500 Affordable Self Storage, Monticello, MN MSE 24-hr 3 100-Year Rainfall=6.93"00640 Pro Cond Printed 6/10/2017Prepared by Hewlett-Packard Page 16HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Inlet / Outlet Invert= 951.00' / 942.61' S= 0.1271 '/' Cc= 0.900 n= 0.013 Corrugated PE, smooth interior, Flow Area= 3.14 sf Primary OutFlow Max=14.10 cfs @ 12.22 hrs HW=952.86' (Free Discharge) 1=Pipe outlet CB-8 to ex 24" storm (Inlet Controls 14.10 cfs @ 4.64 fps) Affordable Self Storage, Monticello, MN Drainage Analysis APPENDIX C Volume Abstraction 1.0” Rainfall on New Impervious Surface and Stage-Storage Containment Volume Data AFFORDABLE SELF STORAGE, MONTICELLO, MN INFILTRATION WORKSHEET Requirements: Infiltrate runoff generated from a 1.1” rainfall over the applicable new impervious surface within 48 hours. Step 1: Determine areas of impervious surfaces area and effective infiltration. Existing impervious surface area = 5,517 sf Proposed impervious surface = 198,100 sf Net increase impervious surface = 198,100 - 5,517 = 192,583 sf Effective Infiltration Area = 6,423 sf Effective Infiltration Area equals 948 contour of Basin 1 and Basin 2. Step 2: Calculate runoff volume from increase impervious surface generated by 1.1” storm. 192,583 sf x 1.0 x 1.1 inch x 1ft/12inch = 17,653 cf Net Increased Coefficient Rainfall Volume Impervious Required to be Surface Area Infiltrated Step 3: Calculate volume capacity of being infiltrated on site in 48 hours. Use infiltration rate for Type A soils = 0.80 in/hr. 6,423 sf x 0.80 in/hr x 48 hrs x 1ft/12inch = 20,554 cf Effective Infiltration Volume Infiltration Rate Capacity Area in 48 Hours Step 4: Compare volume capacity to volume required to be infiltrated. 20,554 cf > 17,653 cf Volume Volume Capacity Required to be in 48 Hours Infiltrated MSE 24-hr 3 100-Year Rainfall=6.93"00640 Pro Cond Printed 6/11/2017Prepared by Hewlett-Packard HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond B1: Basin 1 Elevation (feet) Surface (sq-ft) Horizontal (sq-ft) Storage (cubic-feet) 947.00 1,631 1,631 0 947.10 1,743 1,743 169 947.20 1,858 1,858 349 947.30 1,978 1,978 540 947.40 2,101 2,101 744 947.50 2,227 2,227 961 947.60 2,358 2,358 1,190 947.70 2,492 2,492 1,432 947.80 2,629 2,629 1,688 947.90 2,771 2,771 1,958 948.00 2,916 2,916 2,243 948.10 3,056 3,056 2,541 948.20 3,200 3,200 2,854 948.30 3,347 3,347 3,181 948.40 3,497 3,497 3,523 948.50 3,651 3,651 3,881 948.60 3,808 3,808 4,254 948.70 3,968 3,968 4,642 948.80 4,131 4,131 5,047 948.90 4,298 4,298 5,469 949.00 4,468 4,468 5,907 949.10 4,630 4,630 6,362 949.20 4,795 4,795 6,833 949.30 4,963 4,963 7,321 949.40 5,134 5,134 7,826 949.50 5,308 5,308 8,348 949.60 5,485 5,485 8,888 949.70 5,664 5,664 9,445 949.80 5,846 5,846 10,021 949.90 6,032 6,032 10,614 950.00 6,220 6,220 11,227 950.10 6,220 6,220 11,227 950.20 6,220 6,220 11,227 MSE 24-hr 3 100-Year Rainfall=6.93"00640 Pro Cond Printed 6/11/2017Prepared by Hewlett-Packard HydroCAD® 10.00-18 s/n 01607 © 2016 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond B2: Basin 2 Elevation (feet) Surface (sq-ft) Horizontal (sq-ft) Storage (cubic-feet) 947.00 2,018 2,018 0 947.10 2,149 2,149 208 947.20 2,283 2,283 430 947.30 2,422 2,422 665 947.40 2,565 2,565 914 947.50 2,711 2,711 1,178 947.60 2,862 2,862 1,457 947.70 3,017 3,017 1,751 947.80 3,176 3,176 2,060 947.90 3,340 3,340 2,386 948.00 3,507 3,507 2,728 948.10 3,669 3,669 3,087 948.20 3,835 3,835 3,462 948.30 4,004 4,004 3,854 948.40 4,177 4,177 4,263 948.50 4,354 4,354 4,690 948.60 4,535 4,535 5,134 948.70 4,719 4,719 5,597 948.80 4,906 4,906 6,078 948.90 5,098 5,098 6,578 949.00 5,293 5,293 7,098 949.10 5,478 5,478 7,636 949.20 5,666 5,666 8,194 949.30 5,858 5,858 8,770 949.40 6,052 6,052 9,365 949.50 6,250 6,250 9,980 949.60 6,451 6,451 10,615 949.70 6,655 6,655 11,271 949.80 6,862 6,862 11,946 949.90 7,072 7,072 12,643 950.00 7,286 7,286 13,361 Affordable Self Storage, Monticello, MN Drainage Analysis APPENDIX D Soils Data Soil Map—Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 1 of 350161605016200501624050162805016320501636050164005016160501620050162405016280501632050163605016400436460436500436540436580436620436660436700436740436780436820 436460 436500 436540 436580 436620 436660 436700 436740 436780 436820 45° 17' 53'' N 93° 48' 38'' W45° 17' 53'' N93° 48' 20'' W45° 17' 45'' N 93° 48' 38'' W45° 17' 45'' N 93° 48' 20'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 15N WGS84 0 50 100 200 300 Feet 0 25 50 100 150 Meters Map Scale: 1:1,800 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:12,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Wright County, Minnesota Survey Area Data: Version 10, Sep 19, 2016 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Mar 16, 2012—Apr 6, 2012 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 2 of 3 Map Unit Legend Wright County, Minnesota (MN171) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 406 Dorset sandy loam, 0 to 2 percent slopes 4.4 69.2% 1288 Seelyeville and Markey soils, ponded, 0 to 1 percent slopes 0.0 0.5% 1377B Dorset-Two Inlets complex, 2 to 6 percent slopes 0.5 7.7% 1377C Dorset-Two Inlets complex, 6 to 12 percent slopes 1.5 22.6% Totals for Area of Interest 6.4 100.0% Soil Map—Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 3 of 3 Engineering Properties (MN) This table gives the engineering classifications and the range of engineering properties for the layers of each soil in the survey area. Hydrologic group is a group of soils having similar runoff potential under similar storm and cover conditions. Soil properties that influence runoff potential are those that influence the minimum rate of infiltration for a bare soil after prolonged wetting and when not frozen. These properties are depth to a seasonal high water table, saturated hydraulic conductivity after prolonged wetting, and depth to a layer with a very slow water transmission rate. Changes in soil properties caused by land management or climate changes also cause the hydrologic soil group to change. The influence of ground cover is treated independently. There are four hydrologic soil groups, A, B, C, and D, and three dual groups, A/D, B/D, and C/D. In the dual groups, the first letter is for drained areas and the second letter is for undrained areas. The four hydrologic soil groups are described in the following paragraphs: Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly wet. These consist mainly of deep, well drained to excessively drained sands or gravelly sands. These soils have a high rate of water transmission. Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist chiefly of moderately deep or deep, moderately well drained or well drained soils that have moderately fine texture to moderately coarse texture. These soils have a moderate rate of water transmission. Group C. Soils having a slow infiltration rate when thoroughly wet. These consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. Group D. Soils having a very slow infiltration rate (high runoff potential) when thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential, soils that have a high water table, soils that have a claypan or clay layer at or near the surface, and soils that are shallow over nearly impervious material. These soils have a very slow rate of water transmission. Depth to the upper and lower boundaries of each layer is indicated. Texture is given in the standard terms used by the U.S. Department of Agriculture. These terms are defined according to percentages of sand, silt, and clay in the fraction of the soil that is less than 2 millimeters in diameter. "Loam," for example, is soil that is 7 to 27 percent clay, 28 to 50 percent silt, and less than 52 percent sand. If the content of particles coarser than sand is 15 percent or more, an appropriate modifier is added, for example, "gravelly." Classification of the soils is determined according to the Unified soil classification system (ASTM, 2005) and the system adopted by the American Association of State Highway and Transportation Officials (AASHTO, 2004). Engineering Properties (MN)---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 1 of 6 The Unified system classifies soils according to properties that affect their use as construction material. Soils are classified according to particle-size distribution of the fraction less than 3 inches in diameter and according to plasticity index, liquid limit, and organic matter content. Sandy and gravelly soils are identified as GW, GP, GM, GC, SW, SP, SM, and SC; silty and clayey soils as ML, CL, OL, MH, CH, and OH; and highly organic soils as PT. Soils exhibiting engineering properties of two groups can have a dual classification, for example, CL-ML. The AASHTO system classifies soils according to those properties that affect roadway construction and maintenance. In this system, the fraction of a mineral soil that is less than 3 inches in diameter is classified in one of seven groups from A-1 through A-7 on the basis of particle-size distribution, liquid limit, and plasticity index. Soils in group A-1 are coarse grained and low in content of fines (silt and clay). At the other extreme, soils in group A-7 are fine grained. Highly organic soils are classified in group A-8 on the basis of visual inspection. If laboratory data are available, the A-1, A-2, and A-7 groups are further classified as A-1-a, A-1-b, A-2-4, A-2-5, A-2-6, A-2-7, A-7-5, or A-7-6. As an additional refinement, the suitability of a soil as subgrade material can be indicated by a group index number. Group index numbers range from 0 for the best subgrade material to 20 or higher for the poorest. Rock fragments larger than 10 inches in diameter and 3 to 10 inches in diameter are indicated as a percentage of the total soil on a dry-weight basis. The percentages are estimates determined mainly by converting volume percentage in the field to weight percentage. Percentage (of soil particles) passing designated sieves is the percentage of the soil fraction less than 3 inches in diameter based on an ovendry weight. The sieves, numbers 4, 10, 40, and 200 (USA Standard Series), have openings of 4.76, 2.00, 0.420, and 0.074 millimeters, respectively. Estimates are based on laboratory tests of soils sampled in the survey area and in nearby areas and on estimates made in the field. Liquid limit and plasticity index (Atterberg limits) indicate the plasticity characteristics of a soil. The estimates are based on test data from the survey area or from nearby areas and on field examination. References: American Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials (ASTM). 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00. Engineering Properties (MN)---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 2 of 6 Report—Engineering Properties (MN) Engineering Properties (MN)–Wright County, Minnesota Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y index Unified AASHTO >10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 406—Dorset sandy loam, 0 to 2 percent slopes Dorset 80 B 0-11 Sandy loam, fine sandy loam, loam SC-SM, SC A-2, A-4 0 0 90-100 78-100 57-88 27-50 0-31 NP-10 11-20 Loam, sandy loam, coarse sandy loam SC-SM A-6, A-2-4, A-4 0 0 91-100 79-100 54-83 24-45 0-31 NP-11 20-38 Gravelly coarse sand, gravelly sand, very gravelly coarse sand, gravelly loamy sand SW-SM A-1-b, A-1 0 0-2 79-92 54-77 24-41 5-15 0-0 NP 38-79 Gravelly coarse sand, gravelly sand, very gravelly coarse sand, gravelly loamy sand SW-SM A-1-b, A-1 0 0-2 80-93 56-78 24-42 5-15 0-0 NP Engineering Properties (MN)---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 3 of 6 Engineering Properties (MN)–Wright County, Minnesota Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y index Unified AASHTO >10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 1288—Seelyeville and Markey soils, ponded, 0 to 1 percent slopes Markey, ponded 45 A/D 0-27 Muck PT A-8 0 0 100 100 100 95-100 —— 27-32 Fine sand, loamy sand, coarse sand SM, SP, SP-SM A-2, A-3 0 0 100 75-100 60-75 0-20 0-20 NP-4 32-80 Fine sand, sand, coarse sand SM, SP, SP-SM A-2, A-3 0 0 100 75-100 60-75 0-20 0-20 NP-4 Seelyeville, ponded 45 A/D 0-15 Muck PT A-8 0 0 100 100 100 95-100 —— 15-80 Muck, mucky peat PT A-8 0 0 100 100 100 95-100 —— Engineering Properties (MN)---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 4 of 6 Engineering Properties (MN)–Wright County, Minnesota Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y index Unified AASHTO >10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 1377B—Dorset-Two Inlets complex, 2 to 6 percent slopes Dorset 70 A 0-11 Sandy loam SC-SM, SM A-2, A-4 0 0 90-100 85-100 50-70 25-50 0-25 NP-5 11-19 Loam, sandy loam, coarse sandy loam CL, CL- ML, SC, SC-SM A-4, A-6 0 0 90-100 85-100 50-90 35-75 15-30 4-14 19-32 Gravelly loamy sand, gravelly coarse sand, coarse sand GM, SC- SM, SM A-1, A-2 0 0-5 50-90 50-85 20-50 10-25 0-20 NP-7 32-80 Gravelly coarse sand, gravelly sand, coarse sand GP-GM, GP, SP- SM, SP A-1 0 0-5 50-90 50-80 15-40 0-10 0-20 NP-4 Two inlets 20 A 0-9 Loamy sand SM A-2-4 0 0-1 90-100 80-100 35-75 15-30 0-20 NP-4 9-19 Loamy coarse sand, loamy sand, gravelly loamy sand SM, SP- SM A-2, A-2-4, A-3 0 0-5 80-100 50-90 30-65 5-30 0-25 NP-7 19-80 Gravelly coarse sand, gravelly sand, sand SP-SM, SP, SW A-3, A-1 0 0-5 50-95 50-80 30-55 2-10 0-20 NP-4 Engineering Properties (MN)---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 5 of 6 Engineering Properties (MN)–Wright County, Minnesota Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y index Unified AASHTO >10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 1377C—Dorset-Two Inlets complex, 6 to 12 percent slopes Dorset 50 A 0-11 Sandy loam SC-SM, SM A-2, A-4 0 0 90-100 85-100 50-70 25-50 0-25 NP-5 11-19 Loam, sandy loam, coarse sandy loam CL, CL- ML, SC, SC-SM A-4, A-6 0 0 90-100 85-100 50-90 35-75 15-30 4-14 19-32 Gravelly loamy sand, gravelly coarse sand, coarse sand GM, SC- SM, SM A-1, A-2 0 0-5 50-90 50-85 20-50 10-25 0-20 NP-7 32-80 Gravelly coarse sand, gravelly sand, coarse sand GP-GM, GP, SP- SM, SP A-1 0 0-5 50-90 50-80 15-40 0-10 0-20 NP-4 Two inlets 35 A 0-9 Loamy sand SM A-2-4 0 0-1 90-100 80-100 35-75 15-30 0-20 NP-4 9-19 Loamy coarse sand, loamy sand, gravelly loamy sand SM, SP- SM A-2, A-2-4, A-3 0 0-5 80-100 50-90 30-65 5-30 0-25 NP-7 19-80 Gravelly coarse sand, gravelly sand, sand SP-SM, SP, SW A-3, A-1 0 0-5 50-95 50-80 30-55 2-10 0-20 NP-4 Data Source Information Soil Survey Area: Wright County, Minnesota Survey Area Data: Version 10, Sep 19, 2016 Engineering Properties (MN)---Wright County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/21/2017 Page 6 of 6 Building a legacy – your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com K:\010276-000\Admin\Docs\LTR-a-schumann-Affordable Storage 070517.docx July 5, 2017 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Affordable Self Storage City Project No. 2017-022 WSB Project No. 010276-000 Dear Ms. Schumann: We have reviewed the civil plans and drainage analysis received on June 12, 2017 as prepared by Civil Site Design and offer the following comments. Grading and Drainage Plan 1. Show the existing private utilities where grading is proposed to occur in the drainage and utility easement along Chelsea Road. Address any impacts to private utilities. 2. Identify all emergency overflow routes and elevations for the proposed parking lot catch basin on the grading plan. The EOF should be a minimum of 1.5’ below the low building opening. Clearly define an EOF on the plans. EOF routes are required to be a minimum width of 5 feet and have 4:1 side slopes. The maximum flow depth in EOFs is required to be less than one foot as calculated for a 100-year back to back storm event. 3. Grading, drainage and erosion control shall comply with City’s zoning ordinance. See Chapter 4, section 4.10 related to grading, drainage, stormwater management and erosion control and the City’s Design Manual- updated May 2017 located on the City’s website- Engineering department. Sanitary and Water Utility Plan 4. The City does not allow plastic (Endopure) watermain services from the main to the meter. Copper or DIP is acceptable. 5. A gate should be provided in the fence at the hydrant locations off of Chelsea Road for fire truck hose access. July 5, 2017 Page 2 K:\010276-000\Admin\Docs\LTR-a-schumann-Affordable Storage 070517.docx 6. A note should be added to the plans that the City will not be responsible for any additional costs incurred that is associated with variations in the utility as-built elevations. These items shall be verified in the field prior to construction. 7. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 8. Provide an as-built utility plan once construction is complete. Stormsewer Utility Plan 9. The minimum storm sewer pipe size shall be 15-inch per City Design Manual. 10. Roof drainage and downspout locations should be shown on the drainage maps and plan set. 11. Riprap protection is required at all inlet pipes into ponds from the NWL to the bottom. 12. All outlet structures to ponds include a skimming device. Skimming is not provided at the outlet of the ponds. Stormwater Management 13. Provide rational method calculations confirming adequacy of the storm sewer design for the 10-year storm event. Calculations should adhere to the following guidelines: The rational method runoff coefficient (c) is designated by land use and should be assigned a value no less than 0.7. Minimum allowable velocity in closed conduit = 3.0 fps Maximum allowable velocity in closed conduit = 12.0 fps Discharge velocity into a pond at the outlet elevation is required to be 6.0 fps or less. 14. The proposed stormwater management includes rate control at the downstream regional pond north of Chelsea Road. Water quality/volume reduction is proposed through on site infiltration practices. 15. The stormwater report, model and drainage maps show that of the 198,100 acres of new impervious area only 139,655 square feet is routed to the infiltration system. Therefore, the infiltration system was designed to treat 12,802 cubic feet of runoff. (Applying 1.1 inches over this area results in a volume of 12,802 cubic feet). There is 83,257 square feet of new imperious area (from S3 and S4) that leaves the site with no volume reduction or water quality benefit. This area should be routed to the infiltration basins and the HydroCAD model should be updated. 16. Depth to groundwater and bedrock must be confirmed in the proposed infiltration areas to ensure infiltration is not being proposed within 3 feet of the seasonally high water table or bedrock. This information should be obtained from a soil boring investigation. Soil July 5, 2017 Page 3 K:\010276-000\Admin\Docs\LTR-a-schumann-Affordable Storage 070517.docx classifications from the investigation can be used for preliminary design purposes. Soil borings should extend to a minimum of 5 feet below the bottom of the infiltration practice. The lowest (i.e. most restrictive) infiltration rate within 5 feet shall be used for design purposes. 17. Soils that have infiltration rates more than 8.3 inches per hour must be amended to slow the infiltration rate below 8.3 inches per hour, per the CSWGP. The CSWGP does allow for the local unit of government (the City) flexibility with this rate criteria. 18. The rainfall depths were slightly different than the values shown on the checklist. The 100 year was modeled at 6.93” rather than 6.87”, therefore the reported HWL was slightly higher. 19. The existing conditions scenario is inaccurate and does not represent the current site conditions which is primarily pervious. The stormwater report indicates that the site is currently mostly pervious with a small area of impervious surface. This is not shown in the drainage area map/model. The narrative describes the site as having 6.15 acres of impervious/grass area and 0.13 acres of impervious surface. Assuming A soils for the site this results in a composite CN value of 40 for existing conditions. A CN value of 80 was modeled for existing conditions, however this is only for a fully developed scenario. The CSWMP models fully developed conditions, and should not to be confused with existing conditions. Comparing existing and proposed discharge rates is not relevant or accurate for this project as rate control is provided at the regional City pond. The stormwater report narrative should be corrected to reflect this. 20. The rainfall depths were slightly different than the values shown on the checklist. The 100 year was modeled at 6.93” rather than 6.87”, therefore the reported HWL was slightly higher. Future submittals should include the correct values. 21. A stormwater maintenance agreement will be required. A template will be provided to the applicant. SWPPP 22. The SWPPP plan should comply with the MPCA’s SWPPP Checklist. 23. Erosion control blankets are required for all areas with slopes greater than or equal to 3:1. 24. An NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. Details July 5, 2017 Page 4 K:\010276-000\Admin\Docs\LTR-a-schumann-Affordable Storage 070517.docx 25. Detail plates shall be updated per the City’s April 2017 General Specifications and Standard Detail Plates for Street and Utility Construction located on the City’s website- Engineering department. Phasing Plan 26. The phasing plan should identify under which phase the grading and utility work will occur. Please have the applicant provide a written response addressing the comments above. Please give me a call at 763-271-3236 if you have any questions or comments regarding this letter. Thank you. Sincerely, WSB & Associates, Inc. Shibani K. Bisson, PE City Engineer cc: Steve Grittman, NAC Enclosure skb Planning Commission Agenda – 7/11/17 1 2D. Consideration of Public Hearing - Consideration of a request for amendment to the Monticello Comprehensive Plan for the Downtown Small Area Study Applicant: City of Monticello (NAC) Property: City of Monticello Planning Case Number: 2017-023 A. REFERENCE & BACKGROUND The City Council has called for a public hearing by the Planning Commission for this item. As the EDA has not yet made a formal recommendation on the plan, it is recommended that the Planning Commission table action on the item and continue the public hearing at this time. It has been requested by the EDA that the Planning Commission attend a joint workshop to discuss final draft of the plan. The workshop has been scheduled for 7:30 PM on Wednesday, July 12th, 2017. B. ALTERNATIVE ACTIONS 1. Motion to table action on the request for Comprehensive Plan Amendment for adoption of the Downtown Small Area Study and related amendments and continue the hearing to August 1st, 2017. 2. Motion of other. C. STAFF RECOMMENDATION None. D. SUPPORTING DATA A. Draft Downtown Small Area Plan, including: 1. Plan Document 2. Market Context 3. Retail Vitality Prepared for: The City of MonticelloPrepared by:Cuningham Group Architecture, Inc.City of Monticello Small Area PlanMonticello, MNDraft Report as of June 21, 2017 Prepared for: The City of MonticelloPrepared by:Cuningham Group Architecture, Inc. AcknowledgementsConsultant TeamExecutive Summary 3Background and Purpose 1Character Areas 2Frameworks 3Background 7Demographics 5Market and Development Context 6 Retail Vitality 8Physical Analysis 9 Public Process 10Goals and Objectives 12Project Goals 12Character Areas 14 Character Areas: Purpose 14 Character Areas: Riverfront 15 Character Areas: Broadway 1 6 Character Areas: Walnut and Cedar Street 18Character Areas: Pine Street 20Block 52 an 34 Block 34 23 Block 52 24Frameworks 22Frameworks: Purpose 26Frameworks: Land Use and Development 27Frameworks: Circulation and Access 28Frameworks: Parks and Open Spaces 29Implementation 22Implementation 31Cuningham GroupTangible consulting ServicesCity CouncilBrian Stumpf, Mayor Jim DavidsonBill FairCharlotte Gabler Lloyd HilgartPlanning CommissionBrad Fyle, ChairJohn AlstadSam Murdoff Marc SimpsonLucas WynneCharlotte Gabler (Council Liaison)Parks CommissionJack GregorNancy McCaff rey (Vice Chair)Larry Nolan (Chair)Tim StalpesBrian StollBill Fair, Council LiaisonEconomic Development AuthorityBill Demeules, PresidentBill Tapper, Vice PresidentSteve Johnson, TreasurerJim Davidson, Council RepresentativeLloyd Hilgart, Council RepresentativeTracy HinzJon MorphewSteering CommitteeCharlotte GablerJim DavidsonTracy HinzSteve JohnsonMarc SimpsonDon RobertsLarry NolanMarcy AndersonTom Turner John and Lucy Murray Table of Contents Executive Summary 1 4. Become a River Town1. Improve Pine Street for All Users 3. Encourage Small and Medium Scaled Investments2. Shift the Center of Town to Walnut and Broadway Background and Purpose GoalsThe purpose of this Plan is to attract and direct investments on the core blocks of Downtown Monticello, MN over the next 10 years. The Plan advocates for solidifying Downtown as the heart of the community with a series of coordinated public and private investments. Together, these investments will create a human-scaled environment that encourages gathering, socializing, visiting and enjoying on a daily basis - throughout the year. The improvements outlined in this Plan aim to build on the unique qualities of Monticello to make the Downtown yet more attractive to those who have chosen to live and do business in the community. Specifi cally, the Plan seeks to promote Broadway Street as a storefront district with restaurants and specialty retail, celebrate the River for its recreational, connective and economic qualities, reinvigorate a downtown housing market with multiple, appropriately scaled, infi ll projects, and improve the experience of Pine Street for all users.The plan is ambitious, but achievable. Over time and upon completion, the plan would usher in up to 500 new units of downtown housing, new restaurants overlooking the river, and unique retail and services on Broadway. Momentum can be established in the next few years. Primary projects to be completed within fi ve years include : redevelopment of Block 52, Walnut Street connection to River Street and infi ll housing on Walnut Street. Implementation of this Plan will create two legacies. The fi rst will be a revitalized Downtown with an economy and attractions that benefi t all residents of Monticello. Equally important, however to the physical improvements described above will be the legacy of new partnerships and civic cooperation that are essential to and will result from coordinated actions. The ideas set forth in this Plan come from the vested interest of the Monticello community through a broad public outreach eff ort. The realization of these ideas rely on a coordinated, cooperative, and active public sector working in tandem with an entrepreneurial private sector The result will be a lively Downtown for all in Monticello, a place that embodies both its history and future aspirations. Pine StreetWalnut StBroadwayCity of Monticello Small Area Plan | Character Areas 2 Character AreasCharacter Area: Pine Street (TH 25) The community will reclaim Pine Street by maintaining it’s width and adding pedestrian amenities and local serving commercial uses. SImilar to the Embracing Downtown Plan, he Plan divides the study area into four diff erent character Areas. The purpose of this is to create sub-areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. Character Area: BroadwayMonticello’s Main Street will transition over time from a street with primarily services, to one with unique retail and restaurants. Character Area: RiverfrontA redesigned Park with an amphitheater and better relationship to Downtown will help connect the River to DowntownCharacter Area: Walnut Street and Cedar Street Walnut and Cedar Streets will fi ll in with new housing (2-4 stories) that adds to the market strength of downtown and provides additional housing choices for new and existing residents of Monticello. Their intersections with Broadway will be improved to make it easier to walk to the Riverfront DACit’idthABCDBIllustrative Master PlanThe Plan above describes long term build out of the core blocks of Downtown Monticello. Downtown Monticello is and shall remain the heart of the community. It is the birthplace of the City and the focus of civic activity. This Plan builds off those foundational qualities with a clear vision for the future of the core blocks of Downtown. The vision includes a commitment to retaining Broadway as Monticello’s Main Street, improving connections to and relationship with the River, and creating new downtown housing opportunities along Walnut and Cedar Avenues for existing and new Monticello residents. The Plan envisions a Downtown that is lively throughout the day and into the evening, 12 months of the year. A downtown that serves many purposes for many people – including dining, recreation, celebrating, gathering, shopping and living.Downtown is For EveryoneCity of Monticello Small Area Plan | Character AreasWalnut StCedar StBroadway3rd StreetPine StreetRiver Street4th Street Existing BuildingsNew Buildings 3 FrameworksFramework: Open Space and Parks• Improve Riverfront Parks to accommodate more programming and events• Redesign Walnut Street and River Street to allow for park extention during events• Convert vacant lots on Broadway to small pocket parks• Utilize River islands for additional natural park space• Create pedestrian refuges or enhanced building entry ways on the corners of blocks along Pine Street• Enliven open spaces with public art wherever possible Framework: Access and Circulation• Emphasize connectivity throughout the Core, with pedestrian and bike friendly streets, a complete sidewalk system, and connectivity to the in-town neighborhoods. • Promote a “complete streets” policy that balances the needs of all users in the Downtown.• Manage and improve the grid system to support connectivity and access throughout Downtown • Work with MnDOT to improve Pine Street for users of Downtown Monticello, including additional signals, maintaining the River Street signal and supporting an additional river crossing• Improve pedestrian crossings of Broadway at Walnut and Cedar to improve access to the Riverfront• Reconnect Walnut Street with River StreetFramework: Development and Land Use• Riverfront District with destination restaurant and entertainment uses, as well as housing• Broadway District with shopfront retail and restaurant uses beneath housing and offi ces• In-town neighborhoods extend to Walnut and Cedar Street with new infi ll housing 2-4 stories (apartments and townhouses)Land Use, Open Space and Transportation are the three frameworks that organize and defi ne the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, they all fail. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow diff erent agencies, departments, and investors act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. How is This Plan Related to the Embracing Downtown Plan and the Comprehensive Plan? In 2010, the City of Monticello completed the “Embracing Downtown Plan”. The full area considered to be “Downtown Monticello”extends from Interstate I-94 to the Mississippi River, and generally from Cedar Street to Maple Street. The Embracing Downtown Plan was adopted as an appendix to the Comprehensive Plan. Changes in the retail marketplace overall, and more specifi cally market changes and reinvestments in downtown Monticello, have created a need to develop a new planning perspective for the core blocks of the downtown.This document therefore is as an update to the 2008 Monticello Comprehensive Plan and to the Embracing Downtown Plan for the core blocks of Downtown. Immediate Next Steps and Implementation1. Improve the physical environment with streetscape, benches, programming, and art. 2. Bolster Broadway with a facade improvement program and retail recruitment.3. Aggressively market development opportunities such as Block 52 and infi ll housing on Walnut and Cedar Street4. Enact the appropriate policies, programs and incentives that enable the type of development described in the Plan. Open Space and ParksAccess and CirculationDevelopment and land UseCity of Monticello Small Area Plan | Character Areas Background 5City of Monticello Small Area Plan | Character Areas DemographicsDemographicsIntroduction Monticello is a center of growth, and a local service center, for the surrounding areas. In recent years, Monticello’s growth has largely come in the form of single family homes and apartment development at the edges of the City, and in surrounding areas, as well as retail development oriented to Interstate 94. This is true even though developable land exists in the heart of the downtown area.Downtown Monticello off ers a distinctive environment for housing and retail development. The beautiful Mississippi River, with public parks along its banks, serves as the northern border of downtown. The River is only two blocks from the storefront district along Broadway Street, the historic center of town.Downtown is compact. The interstate highway is only 6 blocks to the south of Broadway Street, with a Cub Foods and other stores alongside it. The City’s marquee public facilities—its community center and library—are only Population Growth (2000-2015)St. MichaelSauk RapidsBuff aloOtsegoElk RiverWright County40%80%120%MonticelloMinnesotaMedian Household IncomeSt. MichaelSauk RapidsBuff aloOtsegoElk RiverWright County$60,000$40,000$20,000$80,000$100,000MonticelloMinnesotaPopulation Growth: Monticello has experienced signifi cant growth over the past years, attracting new households even through the course of the recent economic recession. Median Household Income:According to the US Census Bureau, the median household income in Monticello is $70,254. This is above the state average, whose median income is $61,492.Housing CharacteristicsMonticello has a more diverse range of housing options then many comparison cities. Just 54% of Monticello’s housing units are single-family homes. It off ers more townhomes, apartments, and mobile homes than other cities in Wright County. Nevertheless, there is a culture of homeownership. Around 70% of Monticello households own their home—a high rate considering the diversity of housing types. Homes are on the modest side, with an average value of about $160,000—a result which is infl uenced by the greater than average number of owner-occupied mobile homes and townhomes in Monticello. Housing Unit by TenureSt. MichaelSauk RapidsBuff aloOtsegoElk RiverWright County60%40%20%80%100%MonticelloMinnesotaHousing Unit by TypeSt. MichaelSauk RapidsBuff aloOtsegoElk RiverWright County60%40%20%80%100%MonticelloMinnesotamobile home and otherapartment (> 10 units)apartment (< 10 units)townhouse/condominiumsingle family homeThe information on this page is summarized from the companion documents - Demographics and Market Context and Retail Vitality Study conducted by Tangible Consulting Services. This report and can be downloaded on-line at ___________. 4,2861,1655,294Employment and Commuting Due to Monticello’s location relative to the larger cities of St. Cloud and the Twin Cities, it’s not surprising that many residents of Monticello work outside the city. Of the 6,459 employed residents of Monticello, 82% work outside of Monticello.Monticello is not just a bedroom community though. It off ers roughly 5,400 jobs, and provides employment to around 4,300 people who live outside the city. Major employers include Xcel Energy and Cargill.three to four blocks south of Broadway Street. This is an unusually strong collection of attractive off erings within the walkable center of a small city.Downtown Monticello also has conditions that serve as deterrents to new development. The width of Pine Street, and the traffi c it carries, serve to bisect the downtown into east and west downtown neighborhoods. Most Broadway Street buildings are occupied, but many of the buildings are business offi ces rather than stores or restaurants that serve walk-up customers. And some buildings and storefronts are in visible need of improvements. Parts of downtown are dominated by large surface parking lots, which give a sense of emptiness, and convey a lack of energy and activity.On balance, downtown Monticello has great promise for attracting development, and revitalizing its storefront retail, in ways that will build on its historic role as the heart of the City. 6City of Monticello Small Area Plan | Character Areas Market and Development ContextResidential Market ContextAverage Multifamily Rent (psf)Vacancy Rate Multifamily Units2012 2013 2014 2015 2016$.90$1.00$1.102012 2013 2014 2015 20164%5%6%7%Residential MarketThe housing market context matters for the prospects of attracting new housing to Monticello’s downtown. Similar to the housing market in the US at large, apartment rents have been rising in Monticello over the past fi ve years, and the vacancy rate has declined—both of which are indicators of demand. However, average rents in early 2016, in existing apartment buildings tracked by Costar, were only around $1.00 per square foot. Rents of around $2.00 or more per square foot are needed to support new construction, in the absence of public subsidy. This high demand, low rent, scenario is common in small cities. It raises the question whether new housing will be able to achieve the rents it needs to support construction costs. In Monticello, this question has been partly answered by the development of Monticello Crossings, in the southeastern part of the City. Monticello Crossings is a market rate apartment development of 210 dwelling units, which has been built in two or three phases. The developer’s expectations have been met by the development, in terms of meeting its rent and absorption targets. Tenants value the newer apartment product, which is not available elsewhere in Market and Development Context1964 - 19801981-19901991-20002001-2017Apartment ConstructionA map of multifamily apartment buildings by age shows that many existing apartment buildings were built in the 1980s. Monticello Crossings is the only development that has occurred in the decade of the 2010s.The information on this page is summarized from the companion documents - Demographics and Market Context and Retail Vitality Study conducted by Tangible Consulting Services. This report and can be downloaded on-line at ___________. Monticello, and have been willing to pay rents that are signifi cantly higher than the rents in the existing older apartment buildings. The success of this development is an indicator that new apartment development in downtown Monticello may also fi nd a market—although the higher costs and risks associated with building downtown would probably mean that public fi nancial support would be needed.Certain developers focus on new housing development in small city downtowns. We interviewed three such developers (along with two others with a diff erent professional focus, but who have a deeper familiarity with Monticello), and they affi rmed that downtown Monticello has many of the characteristics that they would look for in locating a new development. (please refer to The natural amenity of the river, and the Broadway Street storefront district, are particularly attractive features. They expressed skepticism about doing mixed use developments, with housing over retail, except in the strongest areas. They said they would look for a strong public partner—to participate fi nancially in the project, and to support the density that would be required to make the project work. 7City of Monticello Small Area Plan | Character AreasRetail Market ContextThe retail context is important for addressing key questions related to the ongoing viability of the Broadway Street storefront district, and how much additional retail development downtown would be supported.Retail vacancies over the past fi ve years have been declining, which is a general indicator of market strength. However, average retail rents have been more or less holding steady, and there has not been a lot of new construction in recent years.National retail trends are concerning. Store closures, and struggling malls, are a frequent focus of news stories. Internet shopping is taking market share from bricks and mortar retail stores. However, in the long run the population of Monticello and surrounding areas have a lot of room to grow. That should more than off set national retail trends, and it should support a modestly expanded footprint of retail stores in downtown Monticello.The retail context map illustrates the competitive landscape for Monticello retail. It shows retail areas in neighboring cities, by the scale of retail property. Note that storefront districts such as Broadway Street attract customers by off ering a diff erent type of shopping environment than newer malls. Pedestrian oriented storefront districts, similar to the Broadway Street storefront district, are also noted on the retail context map.This research supports an expectation that the property frontage along Pine Street will continue to attract retail store development, over time, as property is ready for development or redevelopment. It also suggests that there is an adequate customer base to support the storefront district along Broadway Street, and that the storefront district could be expanded modestly. However, a large expansion of the storefront district would not be advisable. Retail vibrancy strategies, if pursued assertively and creatively, could greatly improve the condition and success of the storefront district. Market and Development ContextINCLUDE RETAIL CONTEXT MAPThe information on this page is summarized from the companion documents - Demographics and Market Context and Retail Vitality Study conducted by Tangible Consulting Services. This report and can be downloaded on-line at ___________. Average Retail Rent (psf)2012 2013 2014 2015 2016$8$10$16$12$14Retail Vacancy Rate2012 2013 2014 2015 20162%4%6%10%8% 8City of Monticello Small Area Plan | Character AreasRetail VitalityNational Retail Trends and Context The retail landscape is changing rapidly. As lives get busier, people do more shopping online, and when they actually go out to shop people want an experience – it’s about more than just purchasing a product. This sentiment was refl ected throughout many public comments. However traditional, storefront-style retail areas still have something to off er. The small spaces they off er are ideal for local businesses and start-ups. They off er a place for businesses that can’t aff ord the rents in newer retail developments, or can’t fi ll the large spaces in auto-oriented strip areas. Stores and restaurants can be social places where customers interact with others. People want to go out to businesses where they see people enjoying themselves, and where they can run into friends and neighbors, while drinking, dining, working out, or purchasing daily items close to home.The opportunity for downtown Monticello is to provide people with an experience. A future downtown Monticello may provide a place where many more people are shopping, eating, sitting by the Mississippi River, walking, biking and socializing. In the context of this new national retail reality, downtown Monticello has the bones to be a destination retail area.Retail Vitality Assessment and StrategiesAn assessment of Broadway Street retail conditions was conducted as part of this plan. Selected fi ndings and strategies from that assessment are presented here. Much more detail can be found in the Retail Vitality Background Report, found in the appendix of this plan.Storefront Density. Storefront density is a key metric, because streets that are walkable have numerous shopping and dining choices within a small area. Monticello is fortunate to have a high density of storefronts, compared with retail districts in peer cities.Strategy recommendation. • Establish development guidelines that ensure small store density is built into any new development in the storefront district.Store mixAn assessment of store types shows that too many Business Mix in Storefront DistrictBuff alo (Division / 1st Ave) Madison, WI (State Street) Elk River Main Street)Monticello ( Broadway) 60%40%20%80%100%Monticello (Study Area)Businesses per 500 lineal feetBuff alo (Division / 1st Ave) Madison, WI (State Street) Elk River Main Street)Monticello ( Broadway) 8641012Monticello (Study Area)20Businesses per 500 lineal feetBuff alo (Division / 1st Ave) Madison, WI (State Street) Elk River Main Street)Monticello ( Broadway)8641012Monticello (Study Area)20Business DensityBusiness density is the concentration of businesses in an area. When businesses are concentrated it is easier to walk among them and to visit several during one trip. Higher density of businesses also creates a vibrant environment that can feel busy and active with signs, storefront displays and outdoor seating. Non - contributingNon - retail destinationfood and beverageneighborhood goods and servicesgeneral merchandise, apparel and accessoriesstorefronts are rented by businesses that don’t contribute to the vibrancy of the area because they don’t have much walk-up traffi c. There is also a real lack of food and beverage businesses, which serve as important anchors in many comparison areas.Strategy recommendation. • Initiate a retail recruitment program for the district, which would identify and attract key retail stores and food/beverage businesses, that will be complementary to the existing stores.WalkabilityBroadway Street is highly walkable. The buildings extend to the sidewalk and have few gaps between them. The streetscaping is a bit dated, but it off ers pedestrian scale lighting and pedestrian refuges. Many of the buildings have large windows that front the street, which draw one’s eyes into the store and enhance the ease of walking by. The greatest challenge to Broadway Street’s walkability is the automobile traffi c which serves as a barrier to circulating comfortably through the district.Strategy recommendations. • Add stop signs and crosswalks at Broadway and Walnut. Evaluate and improve the Pine Street crossing from a pedestrian perspective.Building ConditionsBuilding conditions in downtown Monticello vary greatly. Deferred maintenance is evident. Building renovation is expensive, even if it will usually be more cost eff ective than wholesale redevelopment. In buildings that are occupied and cash-fl owing, it can be diffi cult to justify tackling these improvements on a strictly market basis. Some outside fi nancial incentives will probably also be needed to advance this goal. In the short run, some public support for improving facades may off er the most bang for the buck.Strategy recommendation. • Establish a façade improvement program that off ers fi nancial support for investments that improve the visual appearance of buildings and district identity.Visual IdentityMany successful retail streets have recognizable visual themes that make them memorable and vivid. The buildings in downtown Monticello vary greatly in style, size and condition. Treatments of windows, signage and displays varies greatly as well. Patterns that establish a sense of identity are lacking.Strategy recommendation• Businesses on Broadway Street could agree to use signage improvements as an initial vehicle for improving the perceived condition of the district, and presenting some common visual elements (color, pattern, shape, creativity, etc) that build a sense of identity.Marketing and ActivationThe Broadway Street district can be animated via marketing, events, and the activation of public spaces. Promotion programs are most successful when there is committed ownership by the business community. They can have endless forms and variations, limited only by the creativity of those involved. The physical environment can also be animated by sidewalk merchandise displays, sidewalk seating, and the creation of public space and outdoor seating between buildingsStrategy recommendations • Organize building and business owner interest, within an existing organization or a new one, to pursue a coordinated and creative retail vibrancy program on Broadway Street. Activate sidewalks and new plaza areas as much as possible—so that the vibrancy of the area is visible to passersby. 9City of Monticello Small Area Plan | Character Areas Physical AnalysisSaint CloudMinneapolisMonticelloMonticello in the RegionMonticello (“little hill”) sits on the Mississippi River between Saint Cloud and Minneapolis. It was settled at this location because the river is relatively shallow and calm and it made for an easy river crossing. Its connection to the region changed dramatically when I-94 was completed in ____ . With two exits and an improved bridge across the Mississippi River, Monticello has become a crossroads community. Existing Conditions (publicly owned properties in blue)Existing Conditions: Buildings by useCommunity and PublicHousingCommercialEmploymentBlock 52Block 52Block 51Block 51Block 53Block 53Block 36Block 36Block 35Block 35Block 31Block 31Block 32Block 32Block 33Block 33Block 34Block 34Pine StreetWalnut StreetPine StreetOriginal Plat of MonticelloThe original plat of Monticello consisted of a square (330’x 330’) aligned to the river. Generally the 66’ lots faced north and south. Broadway was distinguished from other streets with a narrower lot dimension - accommodating mercantile and main street buildings. Local RoadsThe local road network resembles the original plan of the City - with square blocks and a dense network of streets. Over time, the integrity of the grid has been slightly eroded with superblocks and street closings that respond to high volume arterials. Regional RoadsOver time, Pine Street and Broadway have become regional roads. The growth of these roads have connected the City to the Region, but they have also had major impacts on local connectivity and land use. Pedestrian EnvironmentThe pedestrian experience at street level is a key determinant to creating a successful Downtown. The diagram above indicates the quality of the environment along each block face from poor to excellent. There are many factors that make up the overall experience including the condition of the sidewalk, traffi c alongside the sidewalk, and the level of activity or comfort the adjacent property provides for the pedestrian. ComfortablePoorOK 10 Public ProcessCity of Monticello Small Area Plan | Character AreasStrengthsDuring the public process participants were asked to place green dots on the areas of Downtown that they deemed were the “strongest” or the most beloved. This included: »The Community Center and Library »Broadway »The Riverfront ParksWeaknessesDuring the public process participants were asked to place red dots on the areas of Downtown that they deemed were the “weakest.” This included: »The Pine Street Broadway intersection »The appearance of Downtown upon arriving from the north. »Vacant lots and large parking areas. »Appearance of blighted buildings and disinvestment on Broadway east of Pine Street. The Planning process included a focused public engagement process consisting of a Steering committee, open meetings, and specifi c engagement activities. The Steering Committee was formed to review content of the Plan and to provide feedback. The Team met with Steering Committee 4 times between February and May; with the general public 3 times, with EDA 2 times and with the Parks Commission and planning Commission once. In addition the Team conducted focused public outreach activities at the Community Center and Library. A table was set up with do-it-yourself activities and surveys that residents could quickly partake in. Goals and Objectives 1212City of Monticello Small Area Plan | Goals and Objectives Project GoalsPine StreetWalnut StBroadway1. Shift the Center and Double Down on Broadway.Over time the travel and use patterns of Downtown have changed - altering the overall experience of downtown. Up until 1960, despite Broadway’s designation as a State highay (152) most travel was local and streets were relatively narrow and comfortable. However, as the region grew, Monticello became a crossroads - thereby burdening Broadway and Pine Street with high volumes of through traffi c and widened streets. Today, the Broadway / Pine Street intersection is one of the most traveled intersections in the region. Whereas that quality makes for great visibility, it also makes for a poor pedestrian experience and poor access to adjacent properties. Broadway, west of Pine Street, is relatively lightly traveled and unlike Broadwway east of Pine Street, it has retained its pedestrian scale. Furthermore, the City has developed successful parks at the end of Cedar Street and Walnut Street. Therefore, an opportunity exists to fully extend Walnut and Cedar Street down to the park and grow the downtown mercantile district towards the riverfront along Broadway. 4. Engage and love the riverfront. Go beyond the Swan.Great places have unique assets that diff erentiate them from others. Monticello has the Mississippi River. This defi ning feature can be further utilized to the benefi t of Monticello residents and businesses. A riverfront that is well connected with blue and green trails, is publicly accessible and is activated throughout the day and the year can become a defi ning feature for the City and an important driver of economic activity. 3. Lots of Small Investments, a few medium ones and just one or two big ones.Monticello, despite it’s growth, is proud to be a small town. Small towns develop charm and character through a series of small incremental investments that together add up to help a place become memorable and beloved. Simple investments such as new awnings, improved lighting and well maintained landscaping can make a big impression. Small buildings that fi t on vacant parcels or otherwise underutilized land can happen quickly - adding vitality to a community. By promoting a high quantity of smaller investments, the Downtown will become more diverse, more lively, and more responsive and adaptable to changes in the market place. A few medium scaled investments, warranted by a strong market or a strategic need, are important and valuable. But they should be carefully scaled and implemented so as to not disrupt the fragile fabric of the small town. 2. mprove the Pine Street Experience for Everyone.Whether passing through Monticello along Pine Street (TH 25), trying to cross Pine Street by foot, or going to a business along Pine Street, the experience of using Pine Street is generally a negative one for all users. The environment of Pine Street projects a negative image and it is a divider between the east and west side of the town. Whereas Pine Street will always be a heavily travelled street, it does not need to be a negative experience. The community can take it back, claiming it for more appropriate development types, making it safer, more pleasant, and attractive for all users. Character Areas 14Character Areas: PurposeHow does the Plan Balance Flexibility with PredictabilityThe Plan describes a Vision for Downtown as a lively place with pedestrian scaled spaces and building. The Plan favors human scaled spaces over vehicular scaled spaces; multiple small investments over single large investments and coordinated actions over individual directions. The Plan is based on time-tested approaches to town building and urban design as well as the strong sentiments received in the public process.This vision is described in words and illustrations throughout the document. Generally, the Character Area Section uses illustrative drawings to describe the feel and image of a place while the Frameworks section generally uses conceptual diagrams that convey broad ideas and concepts. Together, the Plan gives directions for how to arrange buildings, infrastructure and open space so the resulting ensemble is consistent with the Vision. The use of both illustrative, precise, and diagrammatic illustrations is intentional in an eff ort to create predictability and off er fl exibility. This is a long range plan that relies on a multitude of investors working in a coordinated manner. Therefore the correct balance of predictability and fl exibility is important because a balance of predictability and fl exibility attracts investment while the lack of predictability and fl exibility repels investment. Adoption of this Plan by City Council is intended to be a strong statement of predictability because it sets in motion several public actions designed to implement the Vision of the Plan. So, while the Plan (in locations) is exact and precise, it recognizes that the end result may or may not look exactly like the illustrations because individual investors and developers will interpret the Plan slightly diff erent, each adding their own expertise and nuance to the Plan. This is encouraged because it will add richness and nuance to the end result.The Plan divides the study area into four diff erent Character Areas. The purpose of this is to create sub-areas in downtown, each with its own identity and purpose and direction. The character areas are developed based on their context and their future role in the downtown. Typically each character area is a mix of uses, but also has a dominant use. ABCDBroadwayPine StreetRiverfrontWalnut StreetDACBCity of Monticello Small Area Plan | Character Areas 15RiverfrontDespite being a town born on the River, the Downtown does not take great advantage of its unique location. Broadway is a block removed from the Riverfront and the main connection to the River, Walnut Street, ends in a staircase. The entry experience to Monticello from the north is mundane with vacant properties and a thick wall of trees that obscures potential views to public spaces and DowntownThe Riverfront Character Area will become a proud new public gathering space for Downtown Monticello that compliments Broadway and the full Monticello Park System. The Plan recommends redesigning the riverfront parks so they are more visible, accessible, active and fl exible and promoting development that takes advantage of access to the river. A new park will be capable of handling larger crowds for events, and will be more accessible and usable on a daily basis with additional amenities and features designed for everyday use.The Plan promotes access to the riverfront by extending Walnut Street to connect to River Street. It will be designed as a multi-use street that can be closed for farmers markets, gatherings, and other events. The Plan recommends and leveraging public property of Block 52 to create a new signature development with market rate housing and a destination restaurant or brewery or entertainment useoverlooking the park and the river. Public parking is maintained on Block 52 and added to River Street. City of Monticello Small Area Plan | Character AreasSite Sections Through Block 52 and West Bridge Park Pine StWalnut StCedar StRiver StBroadway4th Street 3rd Street Perspective from Walnut street, looking across a redesigned West Bridge ParkCADDDWalnutRiver StAFCEBRedesign Riverfront parks to include more active events and programming in West Bridge Park (amphitheater, water feature, concessions) and passive uses in east bridge park.Add parking and sidewalks to River StreetReconnect Walnut Street to River Street with a design that allows Walnut Street to be used for events and park expansion.Work with the private sector to create a signature development on Block 52, with market rate housing and a restaurant that overlooks the ParkEncourage new housing surrounding the riverfront parks on vacant and underutilized parcelsMaintain and improve the intersection at River Street and Pine Street.Improve the underpass of Pine Street at the River.Consider a seasonal bridge to the island to provide additional recreational activity to east and west Bridge park FGCEABDDPrecedent Images existingRiver St Block 52 BroadwayBridge Park 16 BroadwayBroadway - west of Pine Street - has remained physically intact as Downtown’s primary storefront district. Broadway is relatively well-maintained and home to several services and community anchors such as the Cornerstone Cafe. However, with growth of retail along the highway and elsewhere in town, Broadway is no longer a competitive location for general retail. The Plan recommends re-positioning the center of Downtown from the Pine/Broadway intersection to the Broadway/Walnut intersection. This will be partially accomplished with intersection improvements that make it easier to cross Broadway at Walnut Street. This should include curb extensions, fewer through lanes, clearer crosswalks, blinkers and eventually as warranted four-way stop sign. These improvements will increase the fl ow of pedestrian and bike traffi c to the river and in between stores on both sides of Broadway.Small pocket parks can be developed on vacant lots mid-block on Broadway. These spaces can serve as convenient pedestrian connections between parking areas mid bloc and the sidewalks on Broadway. In addition, they can be small plazas with seating for resting, gathering, and even restaurants if the buildings next to them can be opened up to the pocket parks.New development along Broadway is encouraged if it replicates the scale of existing buildings and shopfronts. Buildings up to four stories, with storefronts located on the sidewalk and doors every 45’ feet will fi t in comfortably with existing buildings. Allowances for 10 foot setbacks from the sidewalk to create additional pedestrian amenities (such as seating) are appropriate. The Plan does not recommend additional widening of Broadway. Instead, the Plan recommends working with partners to fi nd other measures to mitigate congestion. DBPerspective on Broadway, looking west with a pocket park across the streetExisting ProposedPedestrian Crossing width Across Broadway75 Feet 63 FeetEast-bound Left Turn Lane Stacking Capacity 8 Cars 21 CarsProposed Lane Confi gurations on Broadway Existing Conditions on BroadwayWalnut StreetLocust StreetPine StreetLocust StreetWalnut StreetPine StreetCity of Monticello Small Area Plan | Character AreasDModify striping and median on Broadway create a safer pedestrian environment. Small pocket parks on vacant properties that off er respite from Broadway and pedestrian connections to parking in the middle of the blockCurb extensions at Walnut and Broadway to provide space for landscaping, seating, and gatheringBroadwayNew development that replicates the storefront scale currently present on Broadway. New buildings should have fl exible interiors so a main street scale can be accomplished in larger buildings.Facade improvement programs that improve signage, awnings, and general appearance of existing storefrontsDABBCABCEEPine StWalnut StCedar StRiver StBroadway4th Street 3rd Street 17 Broadway Design GuidelinesMassing and Orientation• buildings should generally be between two and four stories with varied roofl ines.• all buildings should face onto Broadway. Corner buildings may have two entrances, one on Broadway and one on the side street. • buildings along pocket parks or corners can have a second entrance / orientation to side street or pocket park• buildings should have varied widths with a maximum storefront of 45’. • longer buildings should be articulated in approximately 45’ increments with setbacks, material change or fenestration patterning. Facade and Frontage• all buildings should have a storefront or gallery frontage along Broadway• minimum 50% (windows/doors) transparency on ground fl oor• signage integrated with building• base / middle / top articulation for multistory buildings• varied cornice lines that resemble the scale of traditional main street buildings. Building Use and Location• small scale retail, dining, and entertainment uses are permitted on the ground fl oor.• offi ce, commercial, and housing are permitted on upper fl oors.• buildings are located towards the front of the lot, directly on the back of the sidewalk. Public Realm• 10-15’ sidewalks with street trees and curb extensions that reduce the crossing distance along Broadway.• on-street parking for convenience and to buff er sidewalk from traffi c• encroachments for seating, signage and display allowed• mid-block pocket parks that provide a respite from Broadway and a connection to parking areas located mid block.• parking located on-street and in shared lots mid-block • attached corner plazas on Pine Street (maximum 20’x60’ are permitted. Massing and OrientationUse and LocationPublic Realm Facades and FrontagesMassing and OrientationUse and LocationPublic Realm Facades and FrontagesMMPrecedent Images Suggested Redevelopment GuidelinesCity of Monticello Small Area Plan | Character Areas 18 Primary Recommendations Walnut Street and Cedar StreetWalnut Street and Cedar Street are important corridors to the River as well as transitions between the commercial areas of downtown and the in-town neighborhoods. In order to perform in this capacity, the Plan encourages new housing to infi ll vacant lots and eventually for single family housing to transition to medium density housing. Live/work units or small service/production (such as insurance agent or jewelry maker) are permitted. In addition, the Plan recommends improvements to the street that will accommodate pedestrian and bike access to the River. This includes parallel parking, aligned sidewalks and crosswalks, and curb extensions at Broadway. Walnut S t r e e t Walnut Street Promenade to the RiverPerspective along Walnut Street, looking north towards the River. Pine StWalnut StCedar StProposed Section of Walnut and Cedar Street8’12’24’8’8’12’8’80’ ROWPPBikeBikeRiver StreetBroadwayConvertible StreetDiagonal Parking(existing)Paralell Parking(see section above) 3rd Street4th Street5th Streettracks7th StreetCity of Monticello Small Area Plan | Character AreasDABCCreate a pedestrian promenade to the Riverfront with wide continuous sidewalks and well marked crosswalksInfi ll vacant lots and redevelop underutilized parcels with housing in small apartments or townhouses. Small service or production uses are permitted within these and existing buildings. Encourage new housing to face Walnut and Cedar Street, with multiple doors facing the street. Locate all parking towards the middle of the block, accessed via a rear lane shared with other properties on the block.Encourage small and medium scaled apartments that prioritize pedestrian scale and walkability. DABCERiver StBroadway4th Street 3rd Street 19Facade and Frontage• porches and dooryards are required for all ground fl oor units.• dormers and bay windows are encouraged to create a pedestrian scaled rhythm of the facade• Upper story balconies are encouraged. • Courtyards are permitted along 1/2 of a front property line. Public Realm• 6’-10’ sidewalk, aligned across intersections and along the front of blocks.• on street parking for visitors to Downtown• clearly marked crosswalks to accommodate pedestrian and bike access between the Community Center and the RiverfrontBuilding Use and Location• primarily residential uses between the Civic Center and Walnut Street. Small scale service and home based businesses permitted on corner of 4th and Cedar and 4th and Walnut.• Front of buildings should be located between 10’-15’ feet of front property line and between 5’ and 10’ of side street property line. Massing and Orientation• buildings should be between 2 and 4 stories.• buildings should be primarilly oriented to Walnut and Cedar Street to create a comfortable pedestrian environment. • Dormers and roof articulations should be used to reduce the scale of buildings if buildings are longer than 100’ in length.Massing and OrientationUse and LocationPublic Realm Facades and FrontagesMassing and OrientationUse and LocationPublic Realm Facades and Frontages Walnut Street and Cedar Street GuidelinesCity of Monticello Small Area Plan | Character AreasPrecedent Images 20Perspective along Pine Street, looking north towards the River. 15’70 ’15’100’ ROWCity of Monticello Small Area Plan | Character Areas Pine StreetPine Street (Minnesota State Hwy 25) is an important and heavily travelled roadway in Monticello and Sherburne County. It is one of only two river crossings between Minneapolis and Saint Cloud and it connects to I-94 in Monticello. It also has an important local role because it is Downtown’s connection to the rest of Monticello that lies south of I-94. The original plat of Monticello did not foresee the growth of Pine Street and as a result, the steady growth of traffi c along it has had a strong impact on the community. While it connects Monticello to the region, it also divides the community between east and west. This Plan recognizes Pine Street as a regional roadway, but seeks to manage its impacts as it crosses through Downtown. The Plan does not recommend any additional widening and supports additional river crossings that would better serve both Downtown and the region.New development along Pine Street should be regional serving, but locally scaled. Buildings should be located on the corners with pedestrian refuges along Pine Street that improve the appearance and the experience of all along Pine Street. The Plan discourages additional property access to Pine Street and encourages side street access with through block (north/south) easements. Work with MnDOT to maintain a 5 lane section(2 through lanes both directions with a center turning lane), do not increase speedsWork with MNDot to improve pedestrian crossings wherever possible, preferably with traffi c signals at 4th Street.Encourage redevelopment on the corners of blocks, with entrances facing the street, and shared parking in the middle of the block.Reduce the impact of parking to pedestrians by minimizing the width to 180’ and buff ering parking from the sidewalk with a low fence and streetscaping. Reduce direct property access to Pine Street and encourage property access from side streets with through block easements.Proposed Section of Pine StreetPine StreetDABCEDABCEPine StWalnut StCedar StRiver StBroadway4th Street 3rd Street 21Public Realm• 10’-15’ sidewalk; trees clustered in planters with ground cover or low shrubs.• sidewalks buff ered from parking lots with low wall or hedge. • gateway treatments at River street and 7th Street. Building Use and Location• larger retail/ commercial, offi ce or hospitality uses that desire visibility, parking and regional access are encouraged. • buildings located towards front corners of Pine Street blocks.• Parking lots in mid block should not be wider than 180’, but sould be clearly visible from Pine Street and easilly accessible from side streets.Massing and Orientation• buildings should be between 2 and 5 stories.• buildings should be oriented to Pine Street. Secondary entrances can be located on side streets or facing parking lots. If located on the Broadway/Pine Street corner, buildings should have dual orientations - one towards Pine Street and one towards Broadway. Massing and OrientationUse and LocationPublic Realm Facades and FrontagesMassing and OrientationUse and LocationPublic Realm Facades and FrontagesPine Street GuidelinesCity of Monticello Small Area Plan | Character AreasFacade and Frontage• Primary entrance to building should be clearly visible from Pine Street accomplished with careful design. • One story base level articulation is encouraged to create a pedestrian scale frontage. • Storefronts on the ground fl oor are encouraged to face Pine Street. If storefronts face mid block parking, there must be pedestrian access to the storefronts.• Corner treatments such as entrances, cornice feature, or towers are encouraged at the corners of the bocks. Precedent Images Blocks 52 and 34 23Block 34 Access WaySurface ParkingBlock 34 (public ownership in red)Most of the properties on Block 34 are publicly owned. In addition, there are two wells on the block that impact development. Redevelopment is further challenged by limitations on property access created by medians on Broadway and Pine Street. The site is attractive for “outbound” retail and the plan recommends such a use to be located in the base of a multi use building on the corner of Pine and Broadway. Pine StreetBroadway Street E4th Street ECedar StreetPine StreetBroadway Street E4th Street ECedar StreetMin: 5-Feet Max:10-FeetMin: 5-Feet Max:15-FeetMin: 5-Feet Max:15-Feet Max:15-FeetMin: 5-FeetPine StreetBroadway Street E4th Street ECedar StreetPine StWalnut StCedar StRiver StBroadway4th Street 3rd Street Pine StCedar StBroadway3rd StCity of Monticello Small Area Plan | Character AreasFrontage And Ground Floor UsesActive (retail) uses are required at Pine Street and Broadway. Residential frontages are required on Cedar Street. The remainder of the block is fl exible.Setbacks, Pocket Parks & Open SpaceBuildings should defi ne the perimeter of the block with a front facade zone between 5’ and 15’ of the front property line. The two wells on site have 50’ setbacks and shou ld be incorporated into courtyards or parking areas. Parking & ServicingPrimary access to mid block parking should occur from Cedar Street and 4th Street. Access (right in / right out) is discouraged on Broadway and Pine Street. Flexible Frontage (either Active of Residential)Active FrontageResidential FrontageWell SetbackBuilding SetbackOptionsThe two illustrations above show potential options for development on Block 34 - both adhering to the guidelines. The top illustration shows a development pattern that assumes the property on Cedar Street remains. Residential Frontage Active FrontageBroadwayBroadway3rd street3rd streetPine StreetPine StreetCedarStreetCedarStreet 24Block 52Block 52 (Public ownership in red)Block 52 is a key block in the Downtown. It is highly visible and it sits on the West Bridge Park. The site slopes approximately 15’ from Broadway to River Street. Broadway and Walnut contain mercantile buildings of varying quality. River Street has vacant parcels and underutilized buildings. Frontage And Ground Floor UsesActive frontages (high transparency) and uses (retail and restaurants) should be located on Broadway, Walnut, and the west half of River Street. The remainder of the block is fl exible - it can have either residential or active frontages. Setbacks, Pocket Parks & Open SpaceBuildings should defi ne the perimeter of the Block. Minor setbacks (5’-10’) for overhangs, seating, and display of goods is permitted on Broadway and Walnut. A more generous setback is permitted on Pine due to traffi c volumes and access. Attached corner plazas are encouraged on the northwest corner of the block and permitted on the northeast and southeast corners. Parking & ServicingAccess to mid block parking is encouraged on Pine Street and Walnut Street Parking should have minimal exposure to Broadway, River or Walnut Street. Careful consideration should be given to visibility and access to parking from Pine Street since that will be the primary access and will the site will be approached from the Bridge. Extra signage or a turning lane may be required. Walnut StreetBroadway Street WRiver Street WPine StreetMin: 0-Feet Max:10-FeetMin: 5-Feet Max:10-FeetMin: 0-Feet Max:10-FeetMin: 10-Feet Max: 20-Feet60’30’Walnut StreetBroadway Street WRiver Street WPine StreetWalnut StreetBroadway Street WRiver Street WPine StreetWalnut StreetPine StreetRiver StreetBroadwayPine StWalnut StCedar StRiver StBroadway4th Street 3rd Street Access WaySurface ParkingCity of Monticello Small Area Plan | Character AreasBuilding SetbackPocket Park & Open SpaceOptionsThe two illustrations above show potential options for development on Block 52 - both adhering to the guidelines. The top illustration shows new development on Broadway, articulated at a Main Street scale, with a corner plaza and a covered pass through as a form of pocket park. The bottom illustration shows a single corner development on Broadway, with a pocket park. Approaching Downtown from the BridgeBlock 52 will is the Gateway Block to Downtown from the Bridge. It is important to create an easy way for visitors to access mid-block parking as they approach downtown. The image to the right shows the approach - with enhanced landscaping, a turn lane, and clear signage to direct drivers to parking mid-block.Flexible Frontage (either Active of Residential)Active FrontageResidential FrontageRiver StreetBroadwayPine StreetPine StreetRiver StreetBroadwayPine StreetPine Street Frameworks 26 Frameworks: PurposeLand Use, Open Space and Transportation are the three frameworks that organize and defi ne the physical environment. As with systems in the human body, each must function independently - and together with - the others. If one fails, others are impacts. This is why it is important to understand frameworks as individual systems that must function as part of a single Downtown. The Plan is also divided into frameworks in order to allow diff erent agencies, departments, and investors act in concert with each other. This will help ensure public and private investments are coordinated, less risky, and more publicly acceptable. General Approach The Land Use Plan promotes a development pattern that recognizes the essential role that Downtowns plays in the communities they serve. Successful Downtowns tend to be places that serve many functions for the full cross section of the community throughout the year and across generations. They are places to gather, eat, live, shop, celebrate, protest, recreate, meet, be entertained, and to visit. They are places that promote social interactions and the unique creative expression of the community. At their best, Downtowns are places that exude pride because they represent the best the community has to off er.In order to promote these ideals, this Plan favors policies and development patterns that improve downtown for those who currently use it and patterns that support the places that people value. Therefore, development patterns and land uses in this Plan seek to support the Main Street character of Broadway, the importance of Walnut Street as a promenade to the River, regional and local needs of Pine Street, and the riverfront as the birthplace of the City.This Plan also recognizes the traditional (and still relevant) role of Downtown Monticello as well as the changing nature of small Downtowns throughout the country. In doing so, the Plan is committed to retaining the small scale shopfront District on Broadway by encouraging uses that value “experience” over “convenience”. At the same time, the Plan encourages Pine Street (the regional face of downtown) to develop as a corridor that emphasizes convenience and accessibility. Development patterns that support social interaction, local character, and a compact connected and walkable environment. Together, both Broadway and Pine Street can complement each other to create a downtown that attracts a wide range of investments. Physically, the Plan favors compact walkable small town design with a fi ne grained mix of uses. The Plan arranges development types and land uses so valued places are supported, and new investments can add to the overall vitality of downtown. Recommendations• create a Center to Downtown that is active throughout the day and into the evening - year round. The Walnut / Broadway Intersection should become the heart of this area. • Improve connections to the River by locating uses that benefi t from open spaces and activities associated with the River.• Improve the entry experience from the north.• Maintain a shopfront District along Broadway, west of Pine Street comprised of traditional main street (mercantile) buildings and spaces. • Create development pattern on Pine Street that benefi ts from high visibility and regional access.• Infi ll Walnut Street and Cedar Street with mid scale housing (2-4 stories) that creates an eff ective transition between the in-town neighborhoods and the Downtown. Walnut StreetCedar StreetBroadwayRiver Street3rd Street4th Street Frameworks: Land Use and DevelopmentCommercialMixed-UseSmall Retail OpportunitiesRequired Retail FrontageMulti-Familiy HousingPublicEmploymentMedium Density HousingCity of Monticello Small Area Plan | Character Areas 27West Bridge ParkEast Bridge ParkFront Street ParkWalnut StreetCedar StreetLocust StreetPine StreetBroadwayRiver Street3rd Street4th StreetTo Middle SchoolTo Elementary SchoolBroadwayRiver Street4th Street ParkCemetery Frameworks: Parks and Open SpacesGeneral ApproachParks and Open Space play an important role in distinguishing the Downtown from other areas of Monticello. Unlike much of Monticello where parks are generally programmed for recreational / sports and defi ned by trees and greenery, the parks downtown should focus on gathering and general social interaction as well as planned events. Therefore, in order to support and enhance the environment for downtown residents and businesses, this Plan expands the defi nition of parks beyond the valued park spaces that are already in use - namely Front Street Park, East and West Bridge Park.The Downtown Parks should also take in consideration the needs of new downtown residents and visitors. Upon implementation of this plan, several hundred new residents will be living in the downtown. It is likely that new downtown housing will be more compact and with less outdoor space than typical single family homes. Inevitably this will result in park demands that don’t currently exist. Meeting these needs is a great opportunity to further develop a well designed and well connected park and open space system. Parks, Plazas, and Sidewalks that are lively, safe and pleasant to be in. Recommendations• Redesign East and West Bridge park to include an amphitheater, water feature, riverfront access, picnicking, and additional space for passive park use. • Improve Front Street Park to include improved boat landing and space for nature oriented programming. • Connect the two Bridge Parks with Front Street Park with improved pathways and trails. Design all three parks as a single park with multiple uses. • Provide access to the islands with a seasonal bridge• Create small pocket parks mid block on Broadway to off er plazas that connect to parking lots in the middle of the block.• Redesign Walnut Street between River Street and Broadway as a special street that can be closed and used for festivals and events throughout the year. • Consider all sidewalks for opportunities to enhance greenery and public art. Emphasize Walnut Street, River Street and Broadway as the main pedestrian corridors in Downtown. • Use public art throughout the parks and corridors to distinguish Downtown as a place of cultural expression and celebration.• Work closely with local businesses, residents (new and existing) to ensure local parks and open spaces are appropriately designed and programmed for their varied needs. • Modify the Embracing Downtown Plan that recommends off street bike paths on Pine Street. In lieu of this off -street path, create north / south bike access to the river along Walnut and Cedar through a complete streets policy. Encourage bicycle crossing of Pine Street at 4th, River and 7th Street. • Maintain sidewalks and paths along TH25PlaygroundSeasonal BridgePark OverlookWater FeaturePark Facilities AmphitheaterSledding HillPublic GardensPicnic AreaIllustrative Master Plan: East and West Bridge ParkCommunity ParksNeighborhood ParksPocket ParksConvertible Streets Proposed Bituminous Trail ConnectionsMRT TrailSeasonal BridgeExisting Bituminous TrialPedestrian Promenade to RiverCity of Monticello Small Area Plan | Character Areas 28General Approach The design of the streets (and the full right of ways) in downtown have a signifi cant bearing on how downtown functions and feels. The rights-of-way in the Downtown should be designed to create a comfortable and safe physical environment that encourages a range of activities and development types. The Plan recommendations, therefore, favor a high quality, well-connected, and fl exible street system that facilitates all users of downtown - especially those who are using and not passing through Downtown. With two main roads bisecting downtown, traffi c volumes are relatively high. This provides an opportunity to capture additional business downtown, but it also can have a deleterious impact on the pedestrian and business environment in some locations. Recognizing this situation, previous Plans have emphasized Walnut Street as a main pedestrian connection to the River (not Pine Street). This Plan supports that idea and off ers several ways in which that can be further achieved. This Plan departs from previous Plans in that it also encourages pedestrian activity on streets other than Walnut - this includes, Broadway, Pine Street and Cedar. While the Plan recognizes the regional function of Broadway and Pine, the Plan strives to balance this function with the local needs of community connectivity, aesthetics, pedestrian safety, and multi-modal travel. Successful Downtowns are not just easy to get to, they are pleasant to be in and to stay for multiple reasons. Therefore, this Plan, discourages future road widenings that would have further negative impacts on pedestrians Downtown - especially along the primary pedestrian corridors and districts. In lieu of road widenings, the Plan champions an well connected and balanced urban street grid system that can be programmed to fl ex and contract as needed to meet all the needs of Downtown. Accomplishing this goal will require a series of smaller interventions (signal timing, street connections, traffi c controls, traffi c calming, time-of-day-parking restrictions, modifi ed property access, etc.) in lieu of wholesale street widening that would likely have a negative physical impact on the built environment of Downtown.The Plan also supports a street network where the Level of Service for pedestrians, transit riders, and cyclists are considered on equal terms to those of motorists and delay measurements from modelling are considered as a portion of overall average trip, not in isolation. Recommendations• Connect Walnut Street to River Street• Maintain the River Street / Pine Street signal as the formal entrance to Downtown and an important pedestrian connection across Pine Street.• Add a traffi c signal at 4th and Pine to help balance the grid and turning movements at the Pine / Broadway Intersection. • Modify Walnut / Broadway and Cedar / Walnut Broadway intersection to prioritize pedestrian crossings and access to the river. • Narrow the travel lanes on Walnut Street, add parallel parking, where possible and ensure continuous safe and pleasant sidewalks.• Add sidewalks at the perimeter of blocks where they are not currently present• Discourage direct property access to Pine Street; favoring the side streets wherever possible with through-block lanes or easements. • Allow direct property access to Block 52 from Pine Street in order to reduce volumes at the Pine / Broadway intersection.• Discourage deceleration lanes; encourage speeds that do not require them. • Consider traffi c calming at River Street and Locust (or Linn) to prevent excessive speeds - similar to River Street and Cedar Street as an example Frameworks: Circulation and AccessA complete network of fl exible streets that favors the needs of residents, businesses, and visitors. BroadwayWalnut StreetCedar StreetCedar StreetCedar Streetriver Street3rd Street4th StreetImproved Pedestrian CrossingTraffi c CalmingSignalized IntersectionAccess WayInterstate 94Broadway Street (CSAH 75)Add Sidewalks to Complete GridSurface ParkingPedestrian Promenade to RiverPine Street (MN 25)7th StreetCity of Monticello Small Area Plan | Character Areas 29Downtown Parking StrategyThe Plan recommends the following parking strategy: »Provide on-street parking wherever possible for short-term visitors to Downtown. »Provide small public lots on the interior of the core blocks for employees and visitors staying for over an hour. »Create a superior system of sidewalks and walkways encourage people to park once downtown and to walk a block or two to their multiple destinations downtown. »Provide visibility to parking lots, or well designed signage that directs regional visitors to available parking spaces in public lots. Consider “smart signs” that indicate availability. »Monitor occupancy and utilization of parking downtown in order to make adjustments as necessary. »Work with property owners on blocks 31 and 32 to create additional publicly available parking. »Adopt a District Parking policy that increases the utilization of existing parking and over time reduces the overall visual impact of parking in the Downtown. »modify parking regulations downtown to create parking maximums, not just minimums. Parking and Program : Park Once DistrictEXISTING Block51 52 36 35 TOTALExisting Pkg Spc 30 135 105 140 410Existing SF (non residential) 20,000 45,000 45,000 45,000 155,000BlockFUTURE 51 52 36 35 TOTALFuture Pkg Spc 80 130 80 110 400Future SF (non residential) 30,000 75,000 45,000 45,000 195,000Parking Expectations Change as Broadway ChangesAs Broadway an the Riverfront transition from service and convenience retail to experience based retail (food) and events customers expectations for the distance between their parking space (if arriving by car) and the fi nal destination changes. We expect to park a block away from a place that we may spend a few hours at. Block 51Block 51Block 35Block 36Block 31Block 32ParkingIn order to accomplish the goals in the Plan related to the public realm and human scaled design, the Plan recommends a nuanced and fl exible approach to parking. While the Plan recognizes many people, in the future, will still arrive to Downtown by car and it is important to make sure parking is plentiful and accessible; it is equally important to ensure parking does not dominate the Downtown area. Ultimately the goal is to ensure customers and visitors can comfortably and safely get to their destination, not just their parking space. Parking is just one part of a visitors experience.The plan proposes a “park once” District (Blocks 51,52,35,36,31,32) that allows visitors to the area to park once and use sidewalks and trails to go from one location to another in the Downtown. This is possible if the city controls parking and off ers a high quality public realm that makes the experience of moving from one location to another a pleasant one - throughout the day evening and year. City of Monticello Small Area Plan | Character Areaslength of visitconvenience shopping on Pine Streetdining and unique experiences on Broadway and the Riverfrontdistance between parking space and destinationParking Expectationsa few minutesfrustratedzone of reasonable expectationsgood parking karmaa few hoursa few feeta few blocks Implementation 31Implementation StrategyCity of Monticello Small Area Plan | BackgroundIntroductionNo one is served by a plan that sits on the shelf. Implementing this Downtown Monticello Small Area Plan means taking action on several fronts.• Adoption and Integration into City programs and Policies • Catalytic development projects• Retail vitality strategies• Public realm improvementsAdoption and Integration into City Policies and ProgramsRelationship to Embracing Downtown Plan and the Comprehensive PlanIn 2010, the City of Monticello completed the “Embracing Downtown Plan”, a guide to redevelopment of downtown Monticello. The full area considered to be “Downtown Monticello”, or the “Central Community District” extends from Interstate I-94 at its southern boundary to the Mississippi River in the north, and generally from Cedar Street on the east to Maple Street on the west. The Embracing Downtown Plan was adopted as an appendix to the Comprehensive Plan, and included three supporting documents, a Design Guideline, Transportation Analysis, and Market Analysis. The Downtown Small Area Study document serves as an update to the 2008 Monticello Comprehensive Plan and to the Embracing Downtown Plan for a specifi c portion of the downtown. Similar to the Embracing Downtown plan, it is proposed as an appendix to the Comprehensive Plan, although the primary goals will be recommended for insertion directly into the “Downtown” portion of the Land Use Chapter of the plan. For the geographic area encompassed by the Downtown Small Area Plan, the Downtown Small Area Plan supercedes the 2010 Embracing Downtown Plan. While the three supporting documents to the Embracing Downtown plan continue to inform the Comprehensive Plan and Small Area plan, where the Downtown Small Area plan provides specifi c guidance (such as within the Design Guidelines Section) , the standards therein prevail. Zoning Code and Development Regulations / GuidelinesImplementation of this Plan will require adjustments to the existing zoning code. Certain uses, parking requirements, and building forms/types that the Plan promotes are not permitted in the current code. Adjusting a zoning code to be in compliance with Plan is commonplace and required since zoning is one of the implementation tools of the Comprehensive Plan. Complete Streets PolicyThe City should draft and adopt a Complete Streets Policy in order to wisely guide all public investments in streets and rights of ways. Catalytic Development ProjectsTo change market perceptions of an area, it is advisable to concentrate public investments in development in an area where a new sense of place can emerge. That invites a private sector response. For that reason, Monticello is advised to foster a critical mass of catalytic development projects, and a new sense of place, along the Walnut Street corridor. At the north end of the corridor, new development projects would make a fi rm and exciting connection to the Mississippi riverfront. Further south, new development can build a new multifamily neighborhood downtown, easily walkable to a multitude of downtown amenities. New development along Walnut Street reinforces the character of Walnut Street as the walkable spine that connects downtown assets from the stores near the interstate to the Mississippi River and parks. Market research and interviews with developers indicate that Monticello’s downtown will be of interest to the development community. The City will nevertheless need to take active steps to capitalize on this interest. An assertive public sector role means consideration of actions like site assembly, public fi nancial support, and other steps. Public fi nancial support will be required to attract new development downtown. Market conditions will not bring new development without it. A note on public fi nancial support for development. Cities need to invest in their own renewal, in order to stay viable, and to prevent certain areas from entering a cycle of decline. But the focus and scale of that investment is an important decision point. For Monticello, maintaining the viability and vibrancy of its downtown is a natural and prudent focus of investment. And providing fi nancial support to a small set of catalytic projects represents a scale of investment that is nicely proportionate to the City’s overall resources. Three potential catalyst projects are described below, with a recommended approach to implementation for each.Development Site 1—North Half of Block 52This site is envisioned to be developed as a mixed use development, introducing housing that fronts on the river, and off ering a destination restaurant or other prominent retail attraction. It would create a new buzz for downtown Monticello, and draw customer traffi c that would support the retailers on Broadway Street.This site has the potentialRetail to be highly attractive for a developer, if certain preconditions are present. Development is most likely if:1. the site can be assembled in single ownership or controlled by a common entity2. there is a commitment to a special street on the Broadway-to-River block of Walnut Street3. a entertainment or restaurant entrepreneur/operator is secured in advance for the signature retail space4. good traffi c circulation is maintained around the block, and good access is available to surface parking in the block interior5. City and public support is present for development at a reasonable density6. Public fi nancial support is made availableThe City will need to play a proactive and assertive role to advance these conditions for success. Development Site 2—South half of block between River and Front StreetsThis site is a premier location for new housing development, given its proximity to the River and riverfront parks. It is well suited to townhome development, or three story development with underground parking—with the latter likely to be more viable fi nancially. It could have larger units, serving families, or smaller units, serving singles, couples and/or seniors. New households in this location would support downtown retail stores, and Policies and ProgramsPhysical ImprovementsCatalytic ProjectsRetail VitalityTODAYTOMORROW 32Walnut StCedar StBroadway3rd StreetPine StreetRiver Street123Three Catalytic Projects in Downtown City of Monticello Small Area Plan | BackgroundProactive work can be pursued to increase development interest. This could entail negotiating the acquisition of the Walnut Street frontage of the Wells Fargo property, and replatting and rezoning the property so that it supports the intended development. A developer will be looking for a sense of City and public support for development at a reasonable density. The development of this site is likely to require public fi nancial support.Retail Vitality StrategiesRetail vitality strategies are presented briefl y in a preceding section, and in more detail in the attached background report. Some key implementation steps are noted here, which could be considered for initial actions.• Business and property owner engagement. Successful retail vitality eff orts are almost always spearheaded through an organized stakeholder group of business and property owners. This group chooses to work collectively and creatively on a set of priority actions. Fostering this collective will is the most essential element in eff ective action.• Public sector support: Facade Improvement Program and Retail recruitment : Investment of time and fi nancial resources on the part of business owners is enhanced by knowing that it is being supported through a commitment of public sector time and resources. The establishment of a grant program that matches business investments with public funds is a great way to demonstrate that shared commitment. the Plan recommends immediate investment is a facade improvement program and a retail recruitment strategy. Public Realm ImprovementsAdjustments and improvements to the physical environment are crucial to success of Downtown. Listed below are several important investments that will support implementation of the Plan.• Improve crossings of Broadway at Cedar and Walnut: Simple curb extensions will reduce the crossing distance and time for pedestrians. The city should work with the County to determine other strategies such as a four-way stop, widening the center median and / or creating a pedestrian refuge or maintaining only a single west bound lane on Broadway. • Fill the gaps in the sidewalk system. there are several blocks downtown with no sidewalks. They can be completed with redevelopment, but there is little risk in completing them in advance of redevelopment.• Connect Walnut to River Street: the City should work with the property owners to move forward this important initiative. ideally, this project would be completed in conjunction with redevelopment of Block 52 and the northwest corner of Block 51.• Benches, fl owers, art and programming: Small investments such as these can make the downtown more hospitable for people to spend time contributes to the center of energy and activity at River and Walnut.Developing the site requires surmounting some challenges. It is in the Shoreland Mississippi Wild Scenic and Recreational River District which restricts the height of the development unless a variance is granted. The property is in the ownership of three diff erent property owners. And there could be resistance to development at a scale that makes fi nancial sense for a developer.Proactive work should be pursued to mitigate these concerns, through additional site assembly, and continued steps to build public acceptance of new development at a reasonable scale. The development of this site is likely to require public fi nancial support.Development Site 3—Walnut Street between 4th and 5th StreetThis site is an attractive location for high quality, attractive housing development with underground parking, which fronts on Walnut Street. It would contribute to a high-quality frontage along Walnut Street that makes it feel like a walkable promenade from the river to the freeway. The development could be targeted to empty nesters, millennials, downtown workers, and/or seniors.in.• Redesign of West Bridge Park: The City (Parks Commission) should bein discussions with stakeholders regarding the redesign of the Park so it is better integrated with the River and the Downtown. This can begin with a resident / user survey or questionnaire and visits to nearby communities with successful riverfront parks.• Conversion of vacant lots to pop-up parks: Temporary or pop-up parks on vacant lots on Broadway can be spark innovative uses of underused land. Off ering these spaces to local schools and artists and businesses can be an eff ective way to make good use of underused land. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context April 2017 DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 2 Introduction The purpose of this report is to describe the market and development context that shapes the growth and development of Monticello’s downtown district. It provides an overview of the demographic and economic base of Monticello. It looks at market trends and how they could predict future development demands for the downtown district for retail and residential development. It looks at where development opportunities may be located within downtown Monticello. And it documents feedback of the development community about downtown Monticello as a setting for new development. Monticello is a river town, which offers a strategically located crossing of the Mississippi River. The traffic that crosses the river on State Highway 25 both benefits and burdens the City of Monticello. It provides visibility to the historic downtown area. But it bisects the downtown with road widths and traffic volumes that make it difficult to cross. Downtown Monticello’s storefront district on Broadway Street complements the more modern destination retail areas closer to Interstate 94. Monticello is a center of growth, and a local service center, for the surrounding areas. In recent years, Monticello’s growth has largely come in the form of single family homes and apartment development at the edges of the City, and in surrounding areas, as well as retail development oriented to Interstate 94. This is true, even as developable land exists in the heart of the downtown area. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 3 Demographics Monticello has experienced significant growth over the past fifteen years, attracting new households even through the course of the recent economic recession. Source: 2015 ACS 5-Year Estimates Population and Household Characteristics Comparison cities vary widely in the types of households they support. Monticello has a slightly higher number of family households than the average for the state. Of 4,838 total households in Monticello, family households comprise 69% of total households. This compares with 65% in Minnesota. Broken down further, 31% of all households are married couples with children under 18, 20% married couples without children under 18, and 18% other family compositions. Of the nonfamily households, Monticello has a higher rate of individuals living alone as compared with most of its comparison cities. Source: 2015 ACS 5-Year Estimates The average household size in Monticello is a little smaller than most of the comparison cities, but slightly larger than the average for the state. Source: 2015 ACS 5-Year Estimates 0% 20% 40% 60% 80% 100% 120% 140% Population growth (2000-2015) 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Household Composition Roommates Living alone Other family Married-couple without children Married-couple with children 0 0.5 1 1.5 2 2.5 3 3.5 Average household size DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 4 Minority population. Monticello has a larger minority population than the comparison cities. However, the minority populations of all of the comparison cities are significantly lower than the minority share of population in Minnesota as a whole. 9% of Monticello’s residents are latinos, or non-white, compared to 18% in the state of Minnesota. Monticello has a significant Latino population compared to the comparison cities, comprising 6% of Monticello’s total population. Source: 2015 ACS 5-Year Estimates Education Level. The education level of Monticello residents is similar to education levels for Wright County and State of Minnesota. Source: 2015 ACS 5-Year Estimates Financial characteristics and employment. According to the U.S. Census Bureau, the median household income in Monticello is $70,254. This is above the state average, whose median household income is $61,492. Source: 2015 ACS 5-Year Estimates 0% 2% 4% 6% 8% 10% 12% 14% 16% 18% 20% Minority Race/Ethnicity Two or more races Some other race alone Hispanic or Latino Asian alone Black or African American alone 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Educational Attainment Less than high school graduate High school graduate (includes equivalency) Some college, no degree College degree $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $80,000 $90,000 $100,000 Median household income DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 5 Due to Monticello’s location relative to the larger cities of St. Cloud and the Twin Cities, it is unsurprising that many residents of Monticello work outside the city. Of the 6,459 employed residents of Monticello, 82% work outside of Monticello. Monticello should not be considered a bedroom community though. It offers roughly 5,400 jobs, and provides employment to around 4,300 people who live outside the city. Source: US Census, OnTheMap Housing Characteristics Types of housing. Monticello has a more diverse range of housing options then its comparison cities. Just 54% of Monticello’s housing units are single-family homes. Source: 2015 ACS 5-Year Estimates Tenure (ownership/rental status). In light of Monticello’s larger diversity of housing types, one might expect a residential market dominated by rental housing. But the share of owner occupied housing is 70%, which is right in the middle of the range of comparison cities. This indicates that the great majority of single family homes and town homes are owner occupied. 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Housing units by type Mobile home and other Apartment buildings, 10+ units Apartment buildings, 2 - 9 units Townhomes and condominiums Single family homes DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 6 Source: 2015 ACS 5-Year Estimates Home value. Homes in Monticello are slightly more modest in value, in comparison to most of the comparison cities, and the statewide average. Source: 2015 ACS 5-Year Estimates 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Housing tenure by unit Renter-occupied housing units: Owner-occupied housing units:$0 $50,000 $100,000 $150,000 $200,000 $250,000 Median Household Value DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 7 Development Market Overview Residential Market Context The housing market in Monticello has followed the growth of the population of Monticello. Of particular note for the downtown study area is the multifamily housing market, which will be the focus of this section of the report. Average rents per square foot have seen a steady increase in the last five years. Vacancy rates have also steadily gone down, on average. These indicators reflect a high demand for multifamily housing, and they are consistent with market trends of the state of Minnesota. Average M ultifamily R ent (psf) Source: Costar Vacancy rate, multifamily units Source: Costar The map below shows Monticello’s apartment developments, as catalogued by Costar. The oldest was built in 1964. Many were built in the 1980s. The newest, Monticello Crossings, is the only apartment development built since the Great Recession. Monticello Crossings is a 210 unit apartment building on the east side of Monticello, just south of Interstate 94. It offers market rate apartments that are rented at around $2 per square foot, which is well above the rents that are charged in any apartment buildings in Monticello. And it has rented up at a rate that met the projections of the developer. The success of this development demonstrates that there is a market demand for apartments in Monticello, some of which could be captured in downtown Monticello. Source: Costar Development opportunity analysis. There are a number of areas in downtown Monticello that are good potential locations for new development. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 8 Properties are more likely to be of interest to developers if they are: • Note fully developed currently • Have relatively low value • Are publicly owned The map below is colored according to the value of properties per square foot, as estimated by the City Assessor. Since darker colors indicate higher value properties, lighter colored properties may elicit more interest by developers. Publicly owned properties are outlined in blue. Development Opportunity Analysis Map Source: City of Monticello Property Records Developer input. Five developers and real estate professionals were interviewed as part of this study. They were: • Bill Gorton, Keller William Commercial Midwest • Bill Beard, The Beard Group • Steve Dunbar, Dunbar Development and Ivy Property • Andy Martin, IRET • Matt Goldstein, Schuett Companies These people have deep experience in real estate and development. They know Monticello, or cities like Monticello. And they offered a range of insights and perceptions relative to the prospect of attracting new development to downtown Monticello. The interviewees appreciated that there is a cluster of features in downtown Monticello that would be attractive to new development. • The nearness of the Mississippi River, and adjacent parks • The walkable core of storefront buildings • Monticello’s community center and library • Vacant land (much of it currently as parking lots) But they also noted impediments to development, such as: • The condition of the storefront buildings • The parking lots that dominate the landscape in certain areas • The lack of recent development, which represents an absence of market indicators for how a new development would perform • The need for land assembly in most development opportunity areas Interviewees noted that development is occurring in the downtown areas of cities like Monticello. And the overall sentiment was that downtown Monticello could capture a share of the housing growth that is occurring in the city. However, development in this environment is more complex. Land values are higher. And development faces greater uncertainties than a similar development of an undeveloped area at the edge of town. For that reason, development in downtown Monticello is likely to require an active public private partnership. Development is most likely to occur when: a) a site can be assembled in single ownership, b) A plan for downtown is adopted, and follow-up actions are taken to DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 9 demonstrate a commitment to plan objectives c) Actions are taken to improve building conditions and retail vitality on Broadway Street d) City and public support for development at a reasonable density is present. e) There is an understanding that a reasonable level of public financial support will be required, especially for the first development initiatives If these conditions are present, there is likely to be interest on the part of the development community, in doing high quality development in downtown Monticello that meets the goals of the community. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 10 Retail Market Context Much of the newer retail development in Monticello has been highway oriented retail, near Interstate 94. There has been little new retail development in the downtown study area. Retail rents have seen some fluctuations in recent years, but today remain stable. Vacancy rates have seen a very significant decrease, associated with the recovering and growing economy. Average Retail Rents (per square foot ) Source: Costar Retail Vacancy Rate Source: Costar The yellow bars of the Retail Absorption and Deliveries chart indicate a high level of retail absorption over the last five years. In other words, existing retail space has been filling up. That trend, along with additional population growth, may have provided the basis for the development of new retail space in 2013, 2015, and 2016—as represented by the blue bars in of the chart. Retail Absorption and D eliveries Source: Costar Geographic context. Monticello’s retail areas are situated in a regional context, competing against the shopping areas in other nearby cities. One way of understanding that context is looking at the locations of shopping centers in the surrounding area. The following chart shows shopping centers in the area around Monticello, by type of shopping center. The larger types of shopping centers are illustrated with larger circles on the map. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Market and Development Context Tangible Consulting Services | April, 2017 11 Retail Context Map Source: Costar, Tangible Consulting Services Retail stores in downtown Monticello compete to some degree with the highway oriented retail stores that are near Interstate 94, and with the retail areas in nearby communities. But they also offer something that is distinct from those retail areas—a different retail landscape which sets them apart and makes them unique. Their sidewalk facing storefronts, and density of offerings, makes them pedestrian oriented. The older buildings are part of the historic legacy of Monticello, and make good spaces for retail entrepreneurs and local businesses. Because they are a slightly different animal than the highway oriented retail in Monticello, there is an opportunity to capitalize on this unique character to improve the customer traffic, retail mix, and vibrancy of the area. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April 2017 DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 2 Introduction This report considers and assesses the vitality of downtown Monticello’s retail district. This report focuses on the traditional storefront district, the primary walkable retail area downtown. This area is centered on the intersection of Broadway Street and Walnut Street. It encompasses the area in pink in the map at right—specifically, the two blocks of Broadway Street between Pine Street and Locust Street, and the two blocks of Walnut Street between River Street and 3rd Street. Downtown Monticello is a desirable place for people to spend time. It offers a traditional compact storefront district, just a block from the Mississippi River and park, and several blocks from the city’s lively community center and library. Today while some attractive and successful businesses are located in downtown Monticello’s storefront district, it projects the air of a place that once was a spirited center of Monticello but is now tired and unsure of its identity. As people’s preferences for shopping, dining out and recreating are shifting, Monticello has an opportunity to draw on the inherent distinctiveness of its downtown to shape a future that will position it as a local and regional destination. Sources of information. We draw on three sources of information for this report: public input, market context, and our own observations. We reviewed the responses from public input offered on postcards that asked about desirable futures, and from a questionnaire about downtown Monticello’s strengths and weaknesses. We also benefitted from a steering committee survey specifically focused on retail vitality. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 3 National Retail Trends and Context The retail landscape is changing rapidly. Department stores are closing. Discount retail stores are increasing. As lives get busier, people do more shopping online, and when they actually go out to shop people want an experience – it’s about more than just purchasing a product. But traditional, storefront-style retail areas still have something to offer. The small spaces they offer are ideal for local businesses and start- ups. They offer a place for businesses that can’t afford the rents in newer retail developments, or can’t fill the large spaces in auto-oriented strip areas. Furthermore, people still shop. People want to try things out, or see and hold items, before they purchase them. Physical stores are social places where customers interact with others. People want to go out to businesses where they see people enjoying themselves, and where they can run into friends and neighbors, while drinking, dining, working out, or purchasing daily items close to home. The opportunity for downtown Monticello is to provide people with an experience. A future downtown Monticello may provide a place where many more people are shopping, eating, sitting by the Mississippi River, walking, biking and socializing. In the context of this new national retail reality, downtown Monticello has the bones to be a destination retail area. Downtown Monticello Overview Monticello has a traditional downtown area, with storefronts that face the street. It is walkable, and is just a block or two from the Mississippi River. In the past it was the heart of the City’s commercial activity. As in many small towns throughout Minnesota and the USA, it has been impacted by the development of competing commercial areas. These areas, near Interstate 94 and along Pine Street/Hwy 25, are the result of highway development, population growth in car-oriented neighborhoods, and the changing requirements of national retailers, which are not supported by the small buildings downtown. This has led to less investment in downtown Monticello, and a languishing of some of the properties, as well as a muddled and uncertain identity. This ambiguous identity was reflected in the responses to a survey question about downtown Monticello. When asked to outline downtown on a map, Monticello residents identified a variety of different areas. All included the Broadway and Walnut intersection, but some included: Just the buildings that front on Broadway Street between Pine and Locust Streets The four blocks that abut Broadway and Walnut Streets The four blocks that abut Broadway and Pine Streets A six-block area between Locust Street and Cedar Street Some included the Mississippi River in downtown, but no one included the library and community Survey Responses Downtown Monticello Assets • Strong local businesses • Some of the traditional unique downtown retail area is intact • Library and community center • Walkability of Broadway and Walnut • Proximity of Mississippi River • Available sites for new housing DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 4 center—despite noting that these destinations are primary reasons for many to go downtown. It’s understandable that downtown Monticello is not easily identified. It is comprised of a number of distinct areas: The riverfront and River Street which face the Mississippi River The storefront style retail area centered on Broadway and Walnut Streets The blocks along Walnut Street that connect the Broadway Street corridor to the heavily used library and community center, and the Cargill plant, which is downtown Monticello’s largest employer The blocks along Pine Street/Hwy 25—which is fronted with auto-oriented retail stores. This background report is focused on the retail district that is centered on Broadway and Walnut Streets, because that’s the center of Monticello’s pedestrian oriented, storefront- style retail area. Such areas have different requirements and benefit from different policies and activities than more modern, mall-oriented retail. Nearby areas can complement and support Broadway Street’s storefront retail district. Public Input Downtown Monticello Barriers • Not enough retail businesses • Need more restaurants and coffee shops to compliment retail businesses • Not enough housing nearby – more residents means larger customer base • Environment needs to be and feel safer for pedestrians DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 5 Retail Vitality Assessment In assessing conditions in pedestrian oriented retail areas, it’s helpful to look at several aspects of the area. The business mix, and the number (or density) of retail stores, are helpful ways of looking at what the retail district offers, in terms of shopping, dining, or other attractions. Another set of measures is focused on the character of the area, and the degree to which its elements offer an attractive and comfortable environment for people to come to. The following elements are considered below, because they are known to be critical factors in building the character of pedestrian oriented retail areas: Walkability Sense of Safety Visual Identity and Branding Public Realm Conditions Business Conditions Business Density and Mix Business density refers to the concentration of businesses in the area. When businesses are concentrated (i.e. there are more businesses per block, for example), it is easier to walk among them and to visit several during one trip. Higher density of businesses also creates a vibrant environment that can feel busy and active with signs, storefront displays, and perhaps outdoor seating. It is an environment that is scaled to people walking by rather than driving by. The two blocks of Broadway Street have a high density of businesses. It is a concentrated retail area. Source: Tangible Consulting Services Business mix refers to the assortment of businesses and business types that make up a retail district. Source: Tangible Consulting Services The mix matters because businesses perform different roles in a district. Some draw nearby residents on a regular basis. Others serve as destinations and attract people from the region as well as the local area. Some businesses generate 0 2 4 6 8 10 12 Business Establishments Per 500 feet DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 6 a lot of foot traffic. Others have no walk-up customers at all. Source: Tangible Consulting Services In the chart above, we compare Monticello (both the study area and the two blocks of storefront businesses on Broadway Street) with the storefront-style retail areas in Elk River and Buffalo—as well as in Madison, Wisconsin, where we’ve done a recent retail inventory. The categories are significant. General Merchandise, Apparel, Accessories refers to retail businesses that serve a broader market area: big box discount stores, home and garden, furniture, grocery store, brand clothing store, sporting goods. Neighborhood Goods and Services refers to retailers that offer goods and services that serve a more local market: dry cleaner, pharmacy, convenient grocery store. Food and Beverage refers to restaurants, coffee shops, bars and nightclubs. Non-Retail Destination refers to businesses that do not sell goods but generate walk-in traffic, such as studios, or cultural institutions. Non-Contributing refers to ground floor offices that generate little to no walk-up traffic. Storefront districts can have different flavors. Some offer more restaurants and entertainment than shopping. Shopping areas can serve as destinations, or cater to local needs. They can offer Observations. Monticello has a good mix of businesses both in the broader study area as well as in the two block area of Broadway. And the establishments are highly concentrated. There are fewer general merchandise and apparel establishments than in Elk River and Buffalo, and more establishments providing neighborhood goods and services. Food and beverage businesses make up a large part of successful retail districts today, and Monticello has a much lower percentage of them than the comparison areas. Feedback from the public input made very clear the desire for more food and beverage establishments. On a five point scale, with 1 being “poor” and 5 being “excellent”, survey respondents gave the downtown business mix mostly 2’s and 3’s. Challenges. It is advantageous for a retail district to have some destination retail businesses (General Merchandise, Apparel, Accessories) because 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Business Mix in Storefront Districts Non-Contributing Non-Retail Destinaton Food and Beverage Neighborhood Good's and Services General Merchandise, Apparel, Accessories Public Input Business Mix What do people want downtown? • More restaurants • Local café • Ice cream • Pottery shop • Wine bar • Indoor archery club • Health and wellness shop • Local music at restaurants DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 7 they bring non-local people to the area. In addition, restaurants, coffee shops, ice cream shops are critical elements of a retail district because they offer shoppers a second (or third) place to stop, or as destinations which draw patrons to the area, who secondarily may browse in neighboring shops. Downtown Monticello has few of these types of establishments. Opportunities. The density of businesses on Broadway Street is high, making it a fine-grained storefront district. It is a unique walkable retail area that has the elements from which a strong destination retail area can grow. Improving the business mix by attracting new businesses, particularly more food and beverage establishments or destination retailers, could be an important revitalization strategy. And maintaining the density of buildings along Broadway will be critical to maintaining its identity. Walkability Observations. Broadway and Walnut Streets are highly walkable. On Broadway, the buildings extend to the sidewalk and have few gaps between them, creating a fine-grained retail storefront environment. And many of the buildings have large windows that front the street, which draw one’s eyes into the store and enhance the ease of walking by. Corner properties at Broadway and Walnut draw people around the corner. The properties at Broadway and Pine anchor that intersection less well. Walkability was valued by those who responded to our Retail Vitality Survey. It was identified as an important element of what people want downtown. It was rated fair to good by respondents, being scored 3 or 4 (out of 5) by most survey respondents. One respondent suggested creating a walking tour map for downtown. Challenges. A lot of automobile traffic passes through downtown. At certain times of the day the traffic backs up on Broadway Street. This volume of traffic makes some pedestrians feel unsafe. There are also a few gaps between buildings which detract from the continuity of the is the district. Opportunities. Downtown’s inherent layout is perfect for walking. There are sidewalks, storefronts that line the sidewalks and places to go. There is adequate parking, both on street and off, so that people can park and walk to a destination easily. More visual interest and activation would enrich the environment and make it more comfortable for pedestrians on the street. Activation could mean adding cafes or restaurants with sidewalk seating, or introducing pop-up retail business. It could also mean turning gaps between buildings into places of activity. They could be used as connections to the rear parking areas, or enhanced with seating or a parklet. Attention should also be paid to maintaining the density of storefronts, and avoiding any reduction. Sense of Safety Observations. Perceptions of personal safety seem to be good, but safety from traffic is a significant issue. Survey respondents split their scores on “Sense of Safety” between 2’s and 4’s. They gave scores of 2’s and 3’s to “Traffic Flow and Speed” received 2’s and 3’s. The traffic signals at Broadway and Pine, and the stop signs on Walnut at Broadway, are helpful. But they are not sufficient to address the problems. Challenges. There is a tension between moving along the traffic that builds up on Broadway at certain times of the day and keeping that traffic moving at speeds that create a comfortable pedestrian environment, and ensuring that traffic stops for pedestrians. Turn lanes help move traffic but they can make the street harder to Public Input Walkability and Sense of Safety • Create walking tour map • Add flower boxes to keep bike lanes safe DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 8 cross and the sidewalks feel narrower. In addition, Pine Street, a state highway, carries 35,000 cars per day over the Mississippi River (MNDOT, 2014) and through Monticello’s downtown. Pine Street brings people to downtown, yet it is a challenge to create a transition from downtown’s retail district to the six lane intersection of Broadway and Pine. Opportunities. Downtown’s layout is inherently pedestrian oriented. Sidewalk widths are adequate for making pedestrians feel safe. The brick cross-walks at Broadway and Walnut help notify drivers that there are pedestrians in the area. The median on Broadway could be enhanced at the intersection with Walnut and the sidewalk corners could be bumped out to make crossing safer. Balancing traffic and pedestrian needs is difficult and ongoing, but all measures should aim at shoring up the retail vitality of the downtown area. Visual Identity and Branding Observations. Many successful retail streets have a recognizable visual character that is memorable and vivid. Various patterns in the physical environment can contribute to this character, including: Building architecture and materials The historical era of construction The scale of buildings The “grain,” or density, of storefronts Streetscaping elements Building accessories, such as signage, awnings or exterior lighting Marketing and branding efforts can build on these physical characteristics, building the retail district’s image in the minds of potential customers. Downtown Monticello has building and streetscaping elements that could be leveraged to build the visual branding of the area—most notably the streetscaping that was installed in the early 2000s. But there is little sign of additional coordination related to district identity. In our survey, respondents gave “Downtown’s Brand/Identity” 1’s, 2’s and 3’s. It received no 4’s or 5’s. Challenges. While downtown Monticello has a fine-grained retail character, and is a unique feature in Monticello and the surrounding area, it does not impart the sense of a unified place, as opposed to a collection of individual commercial buildings. Most buildings are from a similar era, but they are quite varied in style and materials. This means other elements must be employed to create that sense of place, to visually pull the area together. Unifying elements could include building elements such as awnings, planters, or exterior lighting. It could also build on some collective themes related to color, texture, or art. Opportunities. Monticello has a starting point on Broadway Street, in the fine grain density of its storefronts. That is the basis for downtown’s brand and the core of what makes it unique and desirable. While buildings may be of different styles and materials, this variety also offers interest and authenticity. There are some gaps in these storefront buildings, and the condition of some of the buildings makes them vulnerable to a renovation or redevelopment that might interrupt this fine grain. It would be important to establish development guidelines for infill buildings, so that the unique character of the district is preserved. Marketing. Marketing activities are extremely important in building the brand identity and customer base of storefront commercial areas. This can encompass a broad range of activities and events. The Monticello Chamber of Public Input Identity and Branding • Improve the lighting • Add flowers • Create a park-like setting DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 9 Commerce plays a lead role in current marketing initiatives, and is well positioned to lead additional efforts and activities. Public Realm Conditions : Observations. It is evident that attention has been paid to the streetscape along Broadway. The trees, pedestrian-scaled ornamental street lights, and sidewalk bump-outs with ornamental fencing—these are features that invite people to walk, linger, and look in store windows. On the flip side, the streetscaping appears a little dated, and would benefit from a fresh round of upgrades. Respondents to the Retail Vitality Survey rated the “Cleanliness” of downtown highly, giving it 3’s and 4’s. Along with “Walkability” and “Parking Availability”, this was the highest rated element. They rated downtown lower for “Attractiveness,” with most scoring it a 2 or a 3. Challenges. Improving the public realm takes resources. And it takes energy to create the common vision for a new look. There are competing priorities for sidewalk area along Broadway Street. At this point in time, sidewalks are sufficiently wide to support pedestrian movement in a vibrant commercial area. But if the road were to be widened to ease traffic congestion, sidewalks would be narrowed, to the detriment of the commercial district. Opportunities. It is clear that the community values the public areas along Broadway. Updating and enhancing its streetscaping would improve the attractiveness of the area. It also demonstrates a public commitment to the area, that could leverage additional private and business investment. There is also an opportunity to claim the areas between buildings for public space, either in connecting the businesses to the parking at rear, or for public elements that invite human activity, such as seating areas and plazas. These spaces could be enhanced with public art, and they could host events or activities. Business and Building Conditions : Observations. Building conditions in downtown retail areas have a significant impact on how the area is perceived. The buildings in downtown Monticello vary greatly in style, size and condition. There are one and two story buildings intermixed. Most have large picture windows on the first floor, though a few do not. Some second story facades have windows facing the street, while others are blank walls. Some appear in good condition. Others do not. Treatments of windows, signage and displays varies greatly as well. Most survey respondents scored “Business Upkeep” a 3 of 5. Challenges. With building styles so varied, the condition of buildings becomes even more important in unifying the district. It is also necessary to attend to deferred maintenance, and renovation where possible in order to preserve the fine-grained pattern of buildings and Public Input Public Realm Conditions • Add benches, trees, more flowers • Create walking routes through the area • Identify connections to the river • Mark historic sites Public Input Building Conditions • Revitalize downtown buildings • Use wood and metal • Keep up buildings DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 10 storefronts. But we know that the collective investment needed in the buildings on Broadway Street may be quite significant. In buildings that are occupied and cash-flowing for the property owner, it can be difficult to justify tackling these improvements on a strictly market basis. Moreover, the expectations established by the previous planning process has led to disinvestment, because it proposed the eventual demolition of the storefront district. It will take some effort to build or restore a collective intent among property and business owners to reinvest in their buildings. And some outside financial incentives will probably also be needed to advance this goal. Opportunities. Downtown Monticello has a variety of businesses, and almost all storefronts are full and activate the street. There are some minor improvements that would go a long way – for example some basic guidelines for what signs should look like. Programs to improve the quality of storefront displays might also be a relatively low-cost way to build the attractiveness of the street and draw people into the businesses. DOWNTOWN MONTICELLO SMALL AREA PLAN Background Report: Retail Vitality April, 2017 11 Recommendations Downtown Monticello has the potential to be a commercial and activity destination for the City of Monticello and surrounding areas. The small area plan will offer a range of strategies to that end. A focus on retail vitality should be seen as a very important component of the overall revitalization initiative. While some retail vitality activities and programs can be costly, many are not—especially when compared with the cost of attracting large new development, or taking significant action to calm traffic behavior on the major thoroughfares that cross through the City. The following strategies are suggested as priorities for increasing the retail vitality of downtown Monticello, and enhancing its destination quality. Downtown Environment Make it easier and more inviting to walk to the downtown core by improving connections between the downtown core and the community center and library to the south, and the parks and river to the north, so that visitors to any part of downtown find it easy to get to the Broadway storefront district. Improve the pedestrian environment by adding stop signs and crosswalks at Broadway and Walnut; making it more comfortable to cross Pine Street at the Broadway intersection; and modernize and beautify streetscape treatments. District Identity Build Downtown’s brand/identity: identify downtown as the Broadway Walnut area, and name it Consider the development of some visual themes for the district that will contribute to a sense of identity as buildings are improved and enhanced. Commit to the fine-grained character of the storefronts along Broadway and around the corner on Walnut. Establish appropriate design guidelines for the area, prevent interruption of this character, fill in gaps, and attend to building disrepair to prevent demolition. Consider organizational growth to sharpen the focus on the Broadway Walnut area—either within existing organizations, or in a new one. The organizational focus should be on promoting the area as a whole, and identify things all businesses can do together to make the area a destination and generate interest Activate sidewalks and plaza areas as much as possible, through outdoor seating, engaging public spaces, events, and so forth—so that the vibrancy of the area is visible to passersby. Business Support and Development Consider the establishment of a program that supports architectural assessment of buildings, and offers financial support for rehabilitation investments that stabilize and enhance existing buildings Consider the establishment of a façade improvement programs that offers financial support for investments that improve the visual appearance of buildings and district identity Consider offering support for merchandising, with the goals of improving the attractiveness of window displays and store interiors Address the quality of the store mix through initiating a retail recruitment program for the district, which would identify and attract key retailers that will be complementary to the existing stores Increase housing in the downtown area. Growth in the number of people living in and around downtown will support neighborhood- scale retail (retail follows rooftops); and, a range of household types will contribute to greater diversity of retail stores as well as dining establishments Planning Commission Agenda – 07/11/2017 1 2E. Public Hearing – Consideration of a request to amend the Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts.Applicant: City of Monticello (AS) Property:City of Monticello Planning Case Number:2017-020 A.REFERENCE & BACKGROUND At the last meeting of the Planning Commission on June 6th, 2017, the Planning Commission reviewed the attached staff report and materials for proposed amendments to outdoor storage ordinances. The Planning Commission acted to approve the proposed amendment, later rescinding the motion as the public hearing was not opened. As such, the Commission is now asked to review the item for any further discussion and to hold the hearing for the proposed amendment prior to recommendation. B.ALTERNATIVE ACTIONS: 1.Motion to adopt Resolution PC-2017-014, recommending adoption of Ordinance 6XX, for amendments to Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts, based on findings in said resolution. 2.Motion to adopt Resolution PC-2017-014, recommending adoption of Ordinance 6XX, for amendments to Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts, based on findings in said resolution and subject to those recommended revisions of the Planning Commission. 3.Motion to deny adoption of Resolution PC-2017-014, recommendation adoption of Ordinance 6XX, for amendments to Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts, based on findings to be made by the Planning Commission. 4.Motion to table action for additional information. C. STAFF RECOMMENDATION: Staff recommends the adoption of the proposed ordinance amendments. The proposed amendments support the comprehensive plan goals of attracting and retaining living wage jobs and diversification and growth of tax base through the maximization of industrial land for building and job creation. The ordinances also support a review for compatibility between differing land uses and maintenance of development requirements and standards. Planning Commission Agenda – 07/11/2017 2 D. SUPPORTING DATA: A.Resolution PC-2017-014 B.Staff Report of 6/6/17, including: a.Draft – Ordinance No. 6XX, Outdoor Storage Amendment b.Excerpt, Monticello Zoning Ordinance, Chapter 5, Section 3 c.Excerpts, Monticello Comprehensive Plan d.Current Examples of Outside Storage CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-014 1 RECOMMENDING AMENDMENTS TO TITLE 10 OF THE MONTICELLO ZONING CODE RELATED TO CHAPTER 5, SECTION 3(D) – ADDITIONAL SPECIFIC STANDARDS FOR CERTAIN ACCESSORY USES WHEREAS, the Comprehensive Plan provides for goals of attracting and retaining jobs and increasing tax base; and WHEREAS, the Zoning Ordinance serves as the primary implementation tool of the City’s Comprehensive Plan goals and objectives; and WHEREAS, Chapter 5, Section 5(3)(D) of the Monticello Zoning Ordinance relating to Outdoor Storage within industrial districts has been identified as benefitting from amendment in support of these comprehensive Plan goals; and WHEREAS, the Planning Commission held a public hearing on June 6th, 2017 on the amendments and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The proposed amendments improve the ability of the Planning Commission and City Council to direct land use and land use policy in the City. 2. The proposed amendments are consistent with achieving the goals and objectives outlined in the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Commission recommends that the City Council adopts the proposed amendments as presented and approved. ADOPTED this 11th day of July, 2017 by the Planning Commission of the City of Monticello, Minnesota. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2017-014 2 MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 06/06/2017 1 2F. Public Hearing – Consideration of a request to amend the Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts. Applicant: City of Monticello (AS) Property: City of Monticello Planning Case Number: 2017-020 A. REFERENCE & BACKGROUND The Planning Commission is asked to review and recommend proposed amendments to the City’s zoning ordinance for outdoor storage in the I-1 and I-2 industrial zoning districts. Recent discussions by the EDA and IEDC regarding the availability of industrial land and the tools needed to achieve the City’s comprehensive plan goals for attracting and retaining living wage jobs and diversification and growth of tax base have led to a staff review of the current zoning ordinances pertaining to industrial use types and more specifically to outdoor storage. The use of land for the construction of bricks and mortar buildings which produce both jobs and tax base is at the core of the rationale for the proposed changes to the outdoor storage regulations. At present, the City allows outside storage in the I-1 and I-2 zoning districts as a permitted use (except when directly adjacent to residential uses) in an amount that may be as large as the principal building of the principal use of a parcel. As such, large amounts of industrial land may be used to support outdoor storage accessory uses rather than preserving land which could be used for new or expanded principal use buildings. One of the primary goals for the amendment is to balance the need for outdoor storage for industrial uses with the preservation of industrial land for buildings and jobs. In addition, the proposed amendments attempt to address the comprehensive plan goal of encouraging step-up development overall and with maintaining compatibility with other land uses. Finally, the standards for the storage in terms of screening, fencing and surfacing lack needed clarity and clear references to other sections of applicable code. The proposed amendments address these issues through the following: Addition of a requirement for conditional use permit for outdoor storage in where outdoor storage is proposed to be located adjacent to non-industrial uses in both the I-1 and I-2 districts. Limiting the allowable area for outdoor storage specific to the district. Less outdoor storage would be allowed in the I-1 unless authorized through conditional use permit, while the current allowance for outdoor storage in the I-2 District (up to the size of the principal building) would be maintained. Planning Commission Agenda – 06/06/2017 2 Limiting the locations of outdoor storage to side and rear yards and side yards on double-fronting lots. Refined standards for fencing in both I -1 and I-2 Districts. Requires surfacing of outdoor storage and a reference to City codes for erosion control and stormwater management to support compliance with MPCA industrial stormwater permitting standards and City stormwater management best practices. Zoning ordinance definitions for light industrial and heavy industrial uses and allowable principal uses within each district are included for reference. Also attached are current examples of outdoor storage in Monticello. The examples vary in the amount of outside storage relative to the principal building. The proposed amendments were reviewed by the IEDC in March and April. The IEDC recommend some adjustment to the original amendment language proposed by staff, which specifically focused on larger square footage allowances for outdoor storage. The EDA reviewed the proposed ordinance in May and concurred with the IEDC’s recommendations. As such, the EDA and IEDC’s recommendations are reflected in the proposed ordinance amendments. B. ALTERNATIVE ACTIONS: 1. Motion to adopt Resolution PC-2017-014, recommending adoption of Ordinance 6XX, for amendments to Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts, based on findings in said resolution. 2. Motion to adopt Resolution PC-2017-014, recommending adoption of Ordinance 6XX, for amendments to Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts, based on findings in said resolution and subject to those recommended revisions of the Planning Commission. 3. Motion to deny adoption of Resolution PC-2017-014, recommendation adoption of Ordinance 6XX, for amendments to Monticello Zoning Ordinance Chapter 5, Section 3 for regulations for accessory use outdoor storage in industrial districts, based on findings to be made by the Planning Commission. 4. Motion to table action for additional information. C. STAFF RECOMMENDATION: Staff will recommend the adoption of the proposed ordinance amendments to the Planning Commission. The proposed amendments support the comprehensive plan goals of attracting and retaining living wage jobs and diversification and growth of tax base through the maximization of industrial land for building and job creation. Planning Commission Agenda – 06/06/2017 3 The ordinances also support a review for compatibility between differing land uses and maintenance of development requirements and standards. D. SUPPORTING DATA: A. Resolution PC-2017-014 B. Draft – Ordinance No. 6XX, Outdoor Storage Amendment C. Excerpt, Monticello Zoning Ordinance, Chapter 5, Section 3 D. Excerpts, Monticello Comprehensive Plan E. Current Examples of Outside Storage ORDINANCE NO. 6XX 1 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, ADDRESSING CHAPTER 5, SECTION 3(D) –ADDITIONAL SPECIFIC STANDARDS FOR CERTAIN ACCESSORY USES AND STRUCTURES IT IS HEREBY ORDAINED by the City Council of the City of Monticello, Minnesota: Section 1. Chapter 5, Section 3(D) – Additional Specific Standards for Certain Accessory Uses and Structures is hereby amended to read as follows: (26) Outdoor Storage (b) In the I-1 and I-2 districts, the following shall apply: (i) When abutting a zoning district or use other than industrial, residential district or residential use, the outdoor storage use shall require authorization through a conditional use permit following the provisions of Section 2.4(D) of this ordinance. (ii) The storage area shall be located within the rear yard, except that an outdoor storage area may also include that area between the front building line and the rear yard along the interior lot side. Storage may not be located beyond the side building line on the street side of a corner lot. On a double-fronting lot, outdoor storage may be located in the side yard only. (iii) In the I-1 District, outdoor storage shall be limited to 50% of the gross square footage of the principal building. Storage may be increased up to 100% of the gross square footage of the principal building by conditional use permit. (iv) In the I-2 District, outdoor storage shall be limited to an area not to exceed the gross square footage of the principal building. (v) In the I-1 District. outdoor storage areas shall meet the minimum building setback from all side and rear property lines per the requirements of this ordinance and when adjacent to zoning districts or uses other than industrial, shall be located a minimum of 50’ feet from the adjacent property line. (vi) In the I-2 District, outdoor storage shall be setback 10’ from all side and rear property lines and when adjacent to zoning districts or uses other than industrial, shall be located a minimum of 50’ feet from the adjacent property line. ORDINANCE NO. 6XX 2 (vii) The area is fenced and screened from view of neighboring residential uses and from the public right of way in compliance with this section in compliance with Section 4.1(I) of this ordinance. a. In the I-1 district, screening shall consist of masonry walls or fencing constructed of wood or vinyl and shall provide for 100% opacity. Such fences or walls shall meet all other the requirements of Section 4.3 of this ordinance. b. In the I-2 District, metal fences may be permitted when the materials have been recycled and reprocessed to resemble new building materials and are designed for use as a fencing material, and when such materials are designed to resemble allowed materials as listed in section 4.3(J)(1). c. Additional landscaping of one evergreen tree per 6’ of linear fenceline is required to be planted along the exterior of outdoor storage area in conformance with Section 4.1 of this ordinance. Trees may be staggered along fenceline. d. Fences and walls shall not exceed 15’ in height as measured from the existing grade to the top of the fence panel. e. Height of storage may not exceed the screening wall or fence, or the height of required landscaping. (viii) Outdoor storage shall be allowed only on improved surface of asphalt or concrete. (ix) Storage in shipping containers shall be prohibited unless such storage occurs within the screened outdoor storage area. (x) There shall be no storage of hazardous waste, as defined by the Minnesota Pollution Control Agency. (xi) Exterior storage areas shall comply with all applicable fire codes and no portion of the outdoor storage shall block access to hydrants, fire sprinklers, or other fire-fighting equipment. (xii) Storage is screened from view from the public right-of-way in compliance with Section 4.1(I) of this ordinance. (xiii) Storage area is grassed or surfaced to control dust. (xiv) Vehicle storage shall not be permitted in front yards. (xv) Noise shall be controlled consistent with the standards of this ordinance. (xvi) All lighting shall be in compliance with Section 4.4 of this ordinance. (xvii) Does not take up parking space as required for conformity to this ordinance. ORDINANCE NO. 6XX 3 (xviii) Outdoor storage areas shall comply with all requirements for grading, drainage, stomrwater managment and erosion control per Section 4.10 of this ordinance. Section 2. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 3. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety shall be posted on the City website after publication. Copies of the complete Ordinance are available online and at Monticello City Hall for examination upon request. __________________________________ Brian Stumpf, Mayor ATTEST: ___________________________________ Jeff O’Neill, Administrator AYES: NAYS: CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 321 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Vehicle Fuel Sales C C C SEE TABLE 5-1A 5.2(F)(30) Vehicle Sales and Rental C 5.2(F)(31) Veterinary Facilities (Rural) C 5.2(F)(32) Veterinary Facilities (Neighborhood) C C C 5.2(F)(32) Wholesale Sales P P P None Industrial Uses Auto Repair – Major C *SEE TABLE 5-1A P P 5.2(G)(1) Bulk Fuel Sales and Storage P P 5.2(G)(2) Contractor's Yard, Temporary I I I 5.2(G)(3) Extraction of Materials I I I 5.2(G)(4) General Warehousing C C P P 5.2(G)(5) Heavy Manufacturing C 5.2(G)(6) Industrial Services C P None Land Reclamation C C C C C C C C C C C C C C C 5.2(G)(7) Light Manufacturing P P P 5.2(G)(8) Machinery/Truck Repair & Sales P P 5.2(G)(9) Recycling and Salvage Center C C 5.2(G)(10) Self-Storage Facilities P C P 5.2(G)(11) Truck or Freight Terminal C P P 5.2(G)(12) Waste Disposal & Incineration C 5.2(G)(13) Wrecker Services C P 5.2(G)(14) TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Sub-Districts Exceptions Additional Requirements F-1 F-2 F-3 L Brew Pub P P P P none 5.2(F)(7) Commercial Day Care C C C C none 5.2(F)(12) Commercial Lodging P P C none 5.2(F)(8) CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (C) Table of Permitted Accessory Uses Page 370 City of Monticello Zoning Ordinance TABLE 5-4: ACCESSORY USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Indoor Storage P P P P P P 5.3(D)(20) Incidental Light Manufacturing P P P P P P P P 5.3(D)(21) Machinery/Trucking Repair & Sales C 5.3(D)(22) Office P P P P P P none Off-street Loading Space P P C P P P P P P P 4.9 Off-street Parking P P P P P P P P P P P P P P P P 4.8 Open Sales P C C C 5.3(D)(23) Operation and storage of agricultural vehicles, equipment, and machinery P 5.3(D)(24) Outdoor Sidewalk Sales & Display (businesses) P P P P P P P P 5.3(D)(25) Outdoor Storage P P P P P P P P P P Residential 5.3(D)(25)(a) Industrial 5.3(D)(25)(b) Park Facility Buildings & Structures (public) P P P P P P P P P P P P P P P P 5.3(D)(26) Private Amateur Radio P P P P P P P P P P P P P P P P 4.13(B) Private Receiving Antennae and Antenna Support Structures P P P P P P P P P P P P P P P P 4.13(C) Retail Sales of Goods (as part of an office or industrial use) P P P P P P C C 5.3(D)(27) Shelters (Storm or Fallout) P P P P P P P P P P P P P P P P 5.3(D)(28) Sign(s) P P P P P P P P P P P P P P P P 5.3(D)(29) Solar Energy System P P P P P P P P P P P P P P P P 5.3(D)(30) Swimming Pool P P P P P P P P P P P P P P P P 5.3(D)(31) Taproom (Retail Sales Accessory to Production Brewery) C C C C C C 5.3(D)(33) Large Trash Handling and Recycling Collection Area P P P P P P P P P P P P 5.3(D)(34) CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses City of Monticello Zoning Ordinance Page 387 (26) Outdoor Storage (a) In all zoning districts, all materials and equipment, except as specifically denoted in this ordinance, shall be stored within a building or fully screened so as not to be visible from adjoining properties except for the following: (i) Clothes line pole and wire. (ii) Recreational equipment and vehicles, subject to off-street parking regulations in Section 4.8 of this ordinance. (iii) Construction and landscaping material currently being used on the premises. (iv) Off-street parking of passenger vehicles, emergency vehicles and small commercial vehicles in residential areas, unless otherwise required to be screened according to Section 4.8 of this ordinance. (v) Propane tanks, fuel oil tanks, and other similar residential heating fuel storage tanks which do not exceed 1,000 gallons in capacity and shall not be located within five (5) feet of any property line. (vi) Wood piles in which wood is stored for fuel provided that not more than 10 cords shall be stored on any property. A cord shall be 4'x4'x8'. (vii) All wood piles shall be five (5) feet or more from the rear and side yard property lines and shall be stored behind the appropriate setback line in front yards. (viii) Solar energy systems. (ix) Wind energy conversion systems. (b) In the I-1 and I-2 districts, the following shall apply: (i) When abutting a residential district or residential use, the outdoor storage use shall require authorization through a conditional use permit following the provisions of Section 2.4(D) of this ordinance. (ii) The area is fenced and screened from view of neighboring residential uses in compliance with Section 4.1(I) of this ordinance. (iii) Storage is screened from view from the public right-of-way in compliance with Section 4.1(I) of this ordinance. (iv) Storage area is grassed or surfaced to control dust. (v) Vehicle storage shall not be permitted in front yards. (vi) Noise shall be controlled consistent with the standards of this ordinance. (vii) All lighting shall be in compliance with Section 4.4 of this ordinance. (viii) Does not take up parking space as required for conformity to this ordinance. Section 4.8: Off- Street Parking CHAPTER 5: USE STANDARDS Section 5.3 Accessory Use Standards Subsection (D) Additional Specific Standards for Certain Accessory Uses Page 388 City of Monticello Zoning Ordinance (27) Park Facility Buildings and Structures Limitations on number and size for accessory buildings and structures shall not apply to active or passive public park facilities. (28) Retail Sales of Goods (as part of an office or industrial use) (a) Location: (i) All sales are conducted indoors within a clearly defined area of the principal building reserved exclusively for retail sales. Said sales area must be physically segregated from other principal activities in the building. (ii) The retail sales area must be located on the ground floor of the principal building. (b) Sales Area. The retail sales activity shall not occupy more than fifteen (15) percent of the gross floor area of the building. (c) Access. The building where such use is located is one having direct access to a collector or arterial level street without the necessity of using residential streets. (d) Hours. Hours of operation are limited to 8:00 a.m. to 9:00 p.m. The provisions of this section are considered and satisfactorily met. (29) Shelters (Storm or Fallout) Storm and fallout shelters shall not alter the character of the premises with respect to the primary use as permitted in the district. (30) Sign(s) All signs within the City shall comply with the finishing standards contained in Section 4.5, Signs. (31) Solar Energy Systems (a) All Solar Energy Systems (i) All solar energy systems shall be operable and maintained in good repair. (ii) Solar energy systems shall meet all required setbacks and height requirements of the underlying zoning district. (iii) Solar energy systems shall be an integral part of the structure to which they are attached. Section 4.5: Signs CHAPTER 8: RULES & DEFINITIONS Section 8.4 Definitions Subsection (B) Lots City of Monticello Zoning Ordinance Page 449 MANUFACTURING, HEAVY: The manufacturing of products from raw or unprocessed materials, where the finished product may be combustible or explosive. This category shall also include any establishment or facility using large unscreened outdoor structures such as conveyor belt systems, cooling towers, cranes, storage silos, or similar equipment that cannot be integrated into the building design, or engaging in large-scale outdoor storage. Any industrial use that generates noise, odor, vibration, illumination, or particulate that may be offensive or obnoxious to adjacent land uses, or requires a significant amount of on-site hazardous chemical storage shall be classified under this land use. This use shall include any packaging of the product being manufactured on-site. Examples include but are not limited to the production of the following: large-scale food and beverage operations, lumber, milling, and planing facilities; aggregate, concrete and asphalt plants; foundries, forge shops, open air welding, and other intensive metal fabrication facilities; chemical blending, mixing, or production, and plastic processing and production. MANUFACTURING, LIGHT: The mechanical transformation of predominantly previously prepared materials into new products, including assembly of component parts and the creation of products for sale to the wholesale or retail markets or directly to consumers. Such uses are wholly confined within an enclosed building, do not include processing of hazardous gases and chemicals, and do not emit noxious noise, smoke, vapors, fumes, dust, glare, odor, or vibration. Examples include, but are not limited to: production or repair of small machines or electronic parts and equipment; woodworking and cabinet building; publishing and lithography; computer design and development; research, development, testing facilities and laboratories; apparel production; sign making; assembly of pre-fabricated parts, manufacture of electric, electronic, or optical instruments or devices; manufacture and assembly of artificial limbs, dentures, hearing aids, and surgical instruments or parts; manufacture, processing, and packing of food products or cosmetics; and manufacturing of components, jewelry, clothing, trimming decorations and any similar item. MARQUEE: Any permanent roof like structure projecting beyond a theater building or extending along and projecting beyond the wall of that building, generally designed and constructed to provide protection from the weather. MAXIMUM DENSITY: The number of dwelling units allowed per gross acre of land as controlled by an individual or joint ownership group. MEAN GROUND LEVEL: The elevation established for the purpose of regulating the number of stories and the height of buildings. Grade shall be the mean level of the finished surface of the ground adjacent to the exterior walls of the buildings. MICRO DISTILLERY: A distillery that produces 40,000 proof gallons of liquor or less annually. �::��'i�� �' _ ��� � � � Ideally, the Comprehensive Plan does not have an Economic Development chapter. 1he Land Use Plan would be sufficient to channel marl<et forces to meet the development objectives of the community. In reality, certain development needs cannot be met without public intervention. 1he Economic Development chapter of the Plan focuses on the aspects of Monticello's future that require particular attention and action by the City. lhese actions include: ► Attracting and retaining jobs ► Expanding the tax base ► Enhancing the economic vitality of Downtown ► Facilitating redevelopment Attracting and Retaining Jobs 1he creation and retention of jobs is one of the most important objectives for Monticello. Jobs, particularly jobs with income levels capable of supporting a family, are 1<ey to achieving many elements of Monticello's vision for the future. ► Jobs attract residents to the community. Jobs will pay a critical role in creating the type of "move up" housing sought by the City. ► Jobs provide the income needed to support local business and government services. ► Retention of businesses promote community stability by 1<eeping jobs and residents in Monticello. The Community Context chapter of the Comprehensive Plan contains a section on Employment.lhis section contains data about employment in Monticello and of its residents. Among the 1<ey findings in this section are: ► While the community added nearly 5,000 people between 2000 and 2010 according to the U.S. Census, it only added 1,430 jobs according to the Quarterly Census of Employment and Wages (QCEW). In 2010, the community had 6,992 jobs according to the QCEW but 7,093 people in the labor force according to the Census. � � 2008 Comprehensive Plan � Updated 2013 Economic Development � 4-1 4-2 | Economic Development City of Monticello f The U.S. Census Bureau, Center for Economic Studies’ OntheMap website shows that in 2010 4,597 people leave the community each day to work, while 3,849 people come into the community to work. Only 835 both live and work in the community. f Approximately 15% of residents in 2010 are employed within the community. This has dropped from 18% in 2002. f As shown in Figure 4.1, 2012 data from the Minnesota Department of Employment and Economic Development (DEED) on their mnprospector.com website shows that Monticello is made up of a wide range of small to medium sized employers. Only 10 employers have more than 100 employees. Over half have fewer than four (4) employees. f Workers for Monticello businesses come primarily from Monticello and the surrounding region. Nearly 75% of people working in Monticello live in Monticello, adjacent townships, or other places in Wright and Sherburne counties (2010 OntheMap). f Nearly 40% of Monticello residents work in Hennepin County, with the largest percentage in Minneapolis, Plymouth, and Maple Grove. Another 15% work elsewhere in Wright County, including Buffalo and St. Michael. f The 2007-2011 American Community Survey (ACS) Census reported a mean travel time to work of 28.5 minutes. This is up from the 2000 Census travel time of 24 minutes. The mean travel time in the 2007-2011 ACS was 29.7 minutes for Wright County and 24.5 minutes for the region overall. Background Reports The City of Monticello conducts studies and assessments as needed to help guide its economic development efforts. The findings and recommendations of these studies are summarized below with the most recent provided first. 2010 Business Retention and Expansion Research (BR&E) Report Monticello’s Business Retention and Expansion (BR&E) program was initiated by the City of Monticello, the Monticello Chamber of Commerce and Industry, DEED, and the University of Minnesota Extension. It was also sponsored by over a dozen local businesses. Through the BR&E program, 60 businesses were visited. Findings from the visits and data analysis found: f 78% of the visited businesses were locally owned and operated. f 20% of businesses were in manufacturing, 18% in retail trade, and 13% in other services. f The businesses employed over 1,600 full-time and 975 part-time employees, with a trimmed average (an average where the low and high were discarded to prevent skewing) of 15.38 full-time employees, slightly down from 15.52 three years ago. The firms also had a trimmed average of 7.76 part-time employees, up from 6.96 three years ago. f Most full-time employees are in manufacturing, food and beverage, retail trade, and medical, while part-time employees are in medical, retail trade, and tourism/recreational services. f Survey results indicated that the medical industry is the highest employer in Monticello, followed by retail trade and manufacturing. f Businesses in the community are fairly stable with about half expecting some type of change. The BR&E identified four strategies aimed at helping businesses become more profitable. Each strategy was accompanied by a list of potential projects intended to be ideas for the community to explore. The implementation of the projects is intended to be a collaborative effort among the various sectors of the community. The four strategies identified included: Number of Establishments by Size Number Percent 1-4 Employees 254 52.05 5-9 Employees 97 19.88 10-19 Employees 64 13.11 20-49 Employees 42 8.61 50-99 Employees 21 4.30 100-249 Employees 7 1.43 250-499 Employees 2 0.41 500-999 Employees 1 0.20 Figure 4-1: 2012 Total Establishments by Size Economic Development | 4-32008 Comprehensive Plan ~ Updated 2013 f Improve Business Retention and Expansion Through Technical and Development Assistance. f Improve Labor Force Availability and Productivity. f Improve Infrastructure to Help Move Goods, Customers, and the Labor Force More Efficiently. f Improve and Promote the Quality of Life in Monticello. During the 2013 comprehensive plan economic development update process, it was noted that the 2010 Business Retention and Expansion Research strategies were similar to the 2008 Development Strategies. The review process identified the need to continue similar strategies into the future. Preceding the development of the 2008 Comprehensive Plan an assessment was conducted by St. Cloud State University to determine whether a bioscience park should be established in Monticello. At that time the bioscience industry was an economic development focus statewide. While the attraction of a bioscience business is not a particular focus of Monticello today, there are findings of that study that can be useful to consider in the overall development of economic development strategies for the community. Some of the Monticello’s strengths for attracting businesses included: f Land availability (compared to Metro Area). f Access to major highways (I-94, U.S. 10 and STH 25). f Regional growth of employment base. f Development of local fiber optic system. f Proximity to universities. f Overall location. f Expansive park system. f Monticello Community Center. Recommended business development activities that apply to the attraction and retention of all businesses include ensuring that there are sites suitable and attractive to potential businesses available and ready for development. The community should continue to explore and establish partnerships with a variety of stakeholders that can work together to support business attraction and retention. This includes the identification of funding sources which may be an incentive for businesses locating in Monticello. When available the City should participate in special tax zones that have been made available at the state and federal level to support business development and retention. Expanding the Tax Base A traditional objective of local economic development planning is the expansion of the property tax base. Under the current system of local government finance, property taxes are the largest source of city revenue. For this reason, it is an important aspect of economic development planning in Monticello. Understanding the Property Tax System Effective strategies to promote the growth of the tax base require a clear understanding of the property tax system. Property Valuation There are three forms of property valuation. The foundation of the property tax system is Estimated Market Value. This amount is the value of a parcel of property as set by the County Assessor. In some circumstances, the State Legislature limits the amount of Estimated Market Value that can be used for taxation. These adjustments result in the Taxable Market Value. The value used to calculate property taxes is Tax Capacity. Tax Capacity Value is a percentage of Taxable Market Value. The percentage factors are set by the State Legislature and vary by class of property. Changes in the Tax System Traditional economic development theory seeks commercial and industrial development as a means of building tax base. Historically, the system supported this approach. A dollar of estimated market value of commercial-industrial property carried a higher tax capacity value than residential property. Over the past twelve years, tax “reforms” by the State Legislature have changed this situation. Economic Development | 4-72008 Comprehensive Plan ~ Updated 2013 Facilitating Redevelopment The Comprehensive Plan seeks to create a place where land use plans, policies, and controls work together with private investment to properly maintain all properties in Monticello. It is recognized that this approach may not succeed in all locations. Despite the best plans and intentions, properties may become physically deteriorated and/or economically inviable. In such places, city intervention may be need to facilitate redevelopment and prevent the spread of blight. This intervention may include: f Acquisition of land. f Preparation of sites for development. f Construction or reconstruction of public improvements. f Provision of adequate parking supply. f Remediation of polluted land as needed. f Removal of other physical and economic barriers to achieve community objectives. These actions may require the use of tax increment financing, tax abatement, or other finance tools available to the City. Development Strategies The following strategies will be used to implement the Comprehensive Plan in the area of Economic Development: 1. The City must use the Comprehensive Plan to provide adequate locations for future job- producing development (Places to Work). 2. The City should adhere to the Comprehensive Plan to encourage stable business setting and promote investment and expansion of facilities. 3. The City should coordinate utility planning and manage other development to ensure that expansion areas are capable of supporting new development in a timely manner. 4. The City will continue to work with existing businesses to maintain an excellent business environment, retain jobs, and facilitate expansions. 5. In addition to assisting business seeking to locate in Monticello, the City should actively target and market to businesses which will be a supplier, customer or collaborative partner to existing businesses within the community. 6. The City should target and market to businesses which would benefit from Monticello’s utility and communications infrastructure. 7. The City will work with the CentraCare Health System to ensure the retention and to promote the expansion of health care services in Monticello. 8. The City will use the Comprehensive Plan to maintain and enhance the quality of life in Monticello as a tool for attracting businesses and jobs. Zoning: I-1 (Light Industrial) Lot Area: 87,120 Building Area: 15,500 Storage Area: 5,800 Ratios: Storage area is 7% of the lot Storage area is 37% of the building area/building is 18% of the lot area *Estimates Zoning: I-1 (Light Industrial) Lot Area: 87,190 Building Area: 18,000 Storage Area: 20,500 Ratios: Storage area is 24% of the lot Storage area is 114% of the building area/building is 21% of the lot area *Estimates Zoning: I-2 (Heavy Industrial) Lot Area: 243,200 Building Area: 51,850 Storage Area: 0 Ratios: Building area is 21% of the lot area *Estimates Zoning: I-2 (Heavy Industrial) Lot Area: 231,150 Building Area: 16,800 Storage Area: 43,300 Ratios: Storage area is 19% of the lot Storage area is 258% of the building area/building is 7% of the lot area *Estimates Planning Commission Agenda – 07/11/17 3A.Consideration to accept the resignation of Planning Commissioner Lucas Wynne and to direct posting of vacant position for Commission.(AS) A.REFERENCE AND BACKGROUND: The Planning Commission is asked to consider accepting the resignation of Planning Commission Lucas Wynne and directing staff to post for the vacant position on the Commission. The position will be posted immediately, with a closing date of Wednesday, July 26th. Pending receipt of applications, the Commission will interview applicants prior to its regular meeting on August 1st, 2017. B. ALTERNATIVE ACTIONS: 1.Motion to accept the resignation of Lucas Wynne from the Planning Commission and to direct posting of vacant position for Commission. 2. Motion of other. C. SUPPORTING DATA: A.Letter of Resignation, Lucas Wynne Lucas Wynne 306 W 6th St, Apt 303 Monticello, MN 55362 July 3, 2017 Dear Commissioner Fyle and Fellow Commissioners: I would like to inform you that I am moving to Fargo, North Dakota for fu rther economic opportunities. As a result, I am tendering my resignation on the Monticello Planning Commission effective immediately. I would like to thank you for selecting me to serve on the Monticello Planning Commission. My time on the commission has been a pleasure and I enjoyed the opportunity to aid the cit y. Sincerely, Lucas Wynne Planning Commission Agenda – 07/11/2017 1 3B. Consideration to call for a public hearing on an amendment to Monticello Zoning Ordinance Chapter 4, Section 8 for regulations on driveway width for single-family residential parcels. Applicant: City of Monticello (AS) Property: City of Monticello Planning Case Number: 2017-030 A. REFERENCE & BACKGROUND The City Council has directed a discussion regarding the current standard for driveway width for residential parcels. At present, maximum driveway width is allowed to be 24’ between the curb and the property line. The Council has asked that the Commission discuss and recommend whether to amend the ordinance to allow a wider driveway width in this area. As such, staff would request that the Planning Commission call for a public hearing on the ordinance section for August 1st, 2011. B. ALTERNATIVE ACTIONS: 1. Motion to call for a public hearing by the Monticello Planning Commission on August 1st, 2017 to consider amendments to the Monticello Zoning Ordinance, Chapter 4, Section 8 for driveway width for single-family residential parcels. 2. Motion of other. C. STAFF RECOMMENDATION: Staff defers to Planning Commission on this item. D. SUPPORTING DATA: A. Monticello Zoning Ordinance, Chapter 4, Section 8, excerpt B. Driveway Permit Application CHAPTER 4: FINISHING STANDARDS Section 4.8 Off-street Parking Subsection (E) Standards Applicable to All Uses City of Monticello Zoning Ordinance Page 259 (ii) In the case of single family dwellings, parking shall be prohibited in any portion of the rear yard. In the case where the only attached or detached garage on a property is located in the rear yard, parking may be allowed in designated driveways leading directly into a garage, or on one (1) open surfaced space located on the side of a driveway away from the principal use as shown in Table 4-9 and Figure 4-11. Said extra space shall be surfaced as required by Table 4-9 and Figure 4-11. (iii) In the case of single family dwellings, parking in the side yard shall be allowed on a surfaced space as shown in Table 4-9 and Figure 4-11. (f) All parking must occur on a paved surface except as may be permitted by this ordinance. (2) Vehicular Use Area Design (a) Curb Cuts and Access (i) Each property shall be allowed one (1) curb cut access per one hundred twenty-five (125) feet of street frontage. All property shall be entitled to at least one (1) curb cut. (ii) The maximum driveway width between the public street and the property line shall not exceed twenty-four (24) feet. (iii) Within all districts, a five foot radius curb may be constructed at the public street in addition to the maximum driveway width allowed. (iv) Driveway access curb openings on a public street except for single, two- family, and townhouse dwellings shall not be located less than forty (40) feet from one another. (v) No curb cut access shall be located less than forty (40) feet from the intersection of two (2) or more street right-of-ways. This distance shall be measured from the intersection of lot lines. (vi) All driveway access openings shall require a culvert unless the lot is served by storm sewer or is determined unnecessary by the Community Development Department. Size of culvert shall be determined by the Community Development Department but shall be a minimum of fifteen (15) inches in diameter. (vii) Except for single, two-family, and townhouse residential development (and as otherwise noted in this ordinance), all open vehicular use areas shall have a perimeter concrete curb barrier around the entire parking lot, said curb barrier shall not be closer than six (6) feet to any lot line as measured from the lot line to the face of the curb. 12/2016 Community Development 505Walnut Street,Suite 1 Monticello,MN 55362 City Hall; (763)295-2711 Fax: (763)295-4404 DRIVEWAY ZONING PERMITAPPLICATION 1. Permit is not valid without dimensioned site plan approved by the City Engineer. A copy of the approved plan must accompany application. Applications will not be accepted without complete information. 2. Additional site information may be required, including a certified survey. 3. Surfacing material for the driveway must be specified on the site plan. 4. Building Department will conduct two inspections as follows: a. Pre-Construction b. Post-Construction 5. If you will be working within the public right-of-way or boulevard, a utility excavation permit from the City Public Works Department is also required. * Driveway permits are not required when work to be completed is within the dimensions of the existing driveway. Property Owner: Address: City: State: Zip: Phone: Fax: Property Owner Signature: Information provided by the applicant on this form is true and correct. APPLICABLE ZONING ORDINANCE 2.4 (N) f) The maximum driveway width between the public street and the property line shall not exceed twenty-four (24) feet with the following exceptions: 1. Within all districts, a five foot radius curb may be constructed at the public street in addition to the maximum driveway width allowed. 2. Curb cut access in industrial and commercial zoning districts may exceed twenty-f our (24) feet with the approval of the City Engineer and the Zoning Administrator. Denial by the City Engineer or Zoning Administrator of curb cut access in excess of 24 feet maybe appealed following the procedures outlined in Chapter 23 of the zoning ordinance. (1/10/00, #399) (g) Curb cut openings and driveways shall be at a minimum three (3) feet from the side yard property line in residential districts and five (5) feet from the side yard lot line in business or industrial districts. (k) SURFACING: All areas intended to be utilized for parking of passenger vehicles and driveways shall be surfaced with concrete, bituminous, brick, concrete pavers, or masonry pavers. Beyond the front building line of a single family home, crushed granite, crushed limestone, con-bit and landscape rock may be utilized as surfacing materials. The City Engineer shall annually review the list of acceptable materials to be used for surfacing of any parking space as provided by this ordinance. (#465, 8/27/07) (t) PERMIT REQUIRED: A permit shall be required for the installation of any surfacing material intended to be utilized for off-street parking. The fee for an off-street parking permit shall be set forth in a fee schedule adopted by the City Council. The fee payment shall accompany the permit application. (8/27/07, #465) DATE APPLICATION RECEIVED _____________________________ $30 FEE RECEIPT DATE _______________________________ CODE COMPLIANCE REVEIWED BY ____________________________________________ DATE ____________________________ Planning Commission Agenda: 07/11/17 1 3C. Community Development Director’s Report. 1. Planning Commission Recommendations Chadwick/Bowers Comprehensive Plan Amendment and Rezoning John Chadwick, owner of the southern parcel proposed for land use amendment and rezoning, has withdrawn his request for comprehensive plan amendment and rezoning at this time. Jim Bowers has provided a letter requesting that his request for Comprehensive Plan Amendment for ‘Places to Shop’ to ‘Places to Work’ and a request for Rezoning from a B-4 (Regional Business) District to a I-1 (Light Industrial) District be tabled to the City Council meeting of July 24th, 2017. Consideration of a request for amendment to Conditional Use Permit for Development and Final Stage Planned Unit Development for entrance and building additions in a B- 2 (Limited Business) District. Applicant: Lemke, Lenore – CentraCare Health Monticello Development Stage PUD request approved on the consent agenda of the City Council on 6/12/17. Final Stage PUD and accompanying requests will be on the consent agenda for Council consideration on 7/10/17. Consideration of request for Amendment to Mills Fleet Farm Planned Unit Development for proposed changes to signage. Applicant: Ramerth, Tim - Widseth Smith Nolting Amendment to PUD approved by the City Council on the consent agenda on 6/12/17. Consideration of a request for rezoning to Planned Unit Development, Development Stage Planned Unit Development, and Preliminary Plat for Spaeth Industrial Park for a multi-lot industrial development in an I-2 (Heavy Industrial) District. Applicant: Spaeth, Ken Development Stage Planned Unit Development and Preliminary Plat for Spaeth Industrial Park approved on the consent agenda by the City Council on 6/26/17. Final Stage Planned Unit Development, development agreement, final plat and rezoning to PUD pending for Council consideration on 7/24/17. Public Hearing - Consideration of a request for Amendment to Planned Unit Development, Development Stage Planned Unit Development, and Preliminary Plat for Chelsea Corner for Office, Service, and Warehouse Uses in the Red Rooster Planned Unit Development. Applicant: Red Rooster Properties, Inc. Planning Commission Agenda: 07/11/17 2 Development Stage Planned Unit Development and Preliminary Plat for Red Rooster/Chelsea Corners approved by the City Council on 6/26/17 based on the Planning Commission’s recommendation. Final Stage Planned Unit Development, development agreement, amendment to ordinance for PUD and final plat pending for Council consideration on 7/24/17. Public Hearing - Consideration of a request to amend to the Monticello Zoning Ordinance Chapter 4, Section 3 – Fences and Walls; Chapter 4, Section 5 for regulations for multi-tenant building signage, Chapter 5, Section 3 for regulations on Accessory Use Dwellings, and Chapter 5, Section 4 for regulations for Temporary Uses – Food Trucks. Applicant: City of Monticello Ordinance amendments approved by the City Council on 6/12/17, with summary ordinance approved on 7/26/17, both on consent agenda.