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2013-10-08 PC Agenda Packet PLANNING & ZONING COMMISSION MEETING Tuesday, October 8, 2013 7:00 PM 1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA 2. MINUTES July 9, 2013 Planning and Zoning Meeting (pages 1-3) 3. PUBLIC HEARINGS a. Consider request of Darkenwald to rezone 88.47 acres in northwest Albertville from I-1, Limited Industrial District to B-2A, Special Business District (pages 4-10) b. Consider request of Lance and Layla Burda for a conditional use permit for an oversized garage within the A-2, Agricultural Transitional District for the site at 12455 60th Street NE in Albertville (pages 11-18) c. Consider request of Red Rooster Properties Inc. for a conditional use permit for an accessory drive-through service lane on a property at 5952 Large Avenue in Albertville. The property is zoned B-3, Highway Business District (pages 19-33) 4. OTHER BUSINESS a. None. 5. ADJOURNMENT City of Albertville 5959 Main Avenue NE P. O. Box 9 Albertville, MN 55301 (763) 497-3384 1 PLANNING AND ZONING COMMISSION MEETING TUESDAY JULY 9, 2013 1. CALL TO ORDER: Chair Totman called the meeting to order at 7:00 p.m. 2. ROLL CALL: Commissions present: Chair Totman, Commissioners Kocon, O’Brien, Edgren and Lindberg and Council Liaison Wagner Staff members present: Alan Brixius and Sue Schwalbe 3. APPROVAL OF AGENDA Kocon moved, second by Lindberg to approve agenda as submitted. Motion carried unanimously. 4. APPROVAL OF MINUTES Lindberg moved, second by Kocon to approve minutes as submitted. Motion carried unanimously. 5. PUBLIC HEARINGS a. Consider request from Guardian Angels of Elk River Inc., Evans Park Inc. for review of a Comprehensive Land use Plan Amendment, Rezoning from R-1A to R-7/PUD, Preliminary and Final Plan, and site Building Plan review for a 60 unit senior housing complex at the southwest corner of Kassel Avenue NE and County Road 18 in Albertville. Mr. Brixius presented the Planning Commission with his report for their consideration. Mr. Brixius stated the proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. The proposed use is or will be compatible with the present and future land uses of the area. The proposed use can be accommodated with existing public services and will not overburden the city’s service capacity. Traffic generation by the proposed use is within the capabilities of streets serving the property. Staff recommended approval based on the findings of the July 3, 2013 NAC planning report with the conditions outlined within the planning report and subject to the City Engineer’s review and recommendations. Chair Totman than opened the Public Hearing at 7:40 p.m. Dan Dixon, President and CEO of Guardian Angels gave an overview of the project. Commissioner Kocon questioned the traffic amount getting onto Jason Lane NE. Brixius stated a turn lane will be constructed. Planning and Zoning Commission Minutes 7-9-13 Page 2 of 3 2 Jeremy Carlson, 10698 49th Street NE, voiced concerns with drainage and the lighting on the service road. Brixius explained the drainage plan and the landscaping plan and suggested that Mr. Carlson may wish to contact the City Engineer directly on any specific grading and drainage issues that may affect his lot. Lindberg motion second by O’Brien to close public hearing. Motion carried unanimously. Lindberg motion second by Kocon to approve the Guardian Angels of Elk River Inc/Evans Park Comprehensive Land use Plan Amendment to change the land use designation from low density residential to high density residential. Motion carried unanimously. Lindberg motion second by O’Brien to approve rezoning of the property from R-1A to R-7/PUD, Residential Special Purpose, High Density District/Planned Unit Development District subject to the Planned Unit Development rezoning conditions outlined within the NAC planning report dated July 3, 2013. Motion carried unanimously. Lindberg motion second by Kocon to approve the Preliminary Plat, Final Plat, and site and Building Review for a 60 unit senior housing complex at the southwest corner of Kassel Avenue NE and County Road 18 subject to the preliminary and final plat condition outlined on within the NAC planning report dated July 3, 2013 and subject to the review and recommendations of the city engineer. Motion carried unanimously. Lindberg motion second by Kocon to approve R-7 Planned Unit Development site and building plan review subject to the site and building plan review conditions outlined within the NAC planning report dated July 3 2013 and subject to the review and recommendations of the city engineer. Motion carried unanimously. b. Federated Coop Inc. request for a Preliminary and Final Plat and a Rezoning to B-3/PUD zoning to allow agri-business use and PUD design flexibility on the parcel located at 11229 60th Avenue NE. Mr. Brixius presented the Planning Commission with his report for their consideration. Mike Meelberg, Operations Manager of Federated Coop stated business is growing and this is their opportunity to expand and upgrade the plant and bring to code. The lots exceed the B-3 district. Planning and Zoning Commission Minutes 7-9-13 Page 3 of 3 3 Chair Totman opened the public hearing at 8:00 p.m. Kocon motion second by O’Brien to close the public hearing. Motion carried unanimously. O’Brien motion second by Kocon to approve Federated Coop Inc Preliminary and Final Plat and rezoning to B-3/PUD and site and building plan review subject to the conditions outlined with the NAC planning report dated July 3, 2013. Motion carried unanimously. c. Consider amendment to Section 1000.5.C, Section 1000.5D and Section 1000.6G of the Albertville Zoning Ordinance pertaining to fence heights around above-ground pools and fence heights for front yard fences. Mr. Brixius presented the Planning Commission with his report. Chairman Totman opened the public hearing at 815 p.m. Kocon stated this change will bring Albertville’s Ordinance more standard with other cities. O’Brien motion Lindberg second to close public hearing. O’Brien motion Kocon second to approve amendment to Section 1000.5.C, Section 1000.5D and Section 1000.6.G pertaining to fence heights around above-ground pool and fence height for front yards. OTHER BUSINESS a. Consider a resolution finding for the use of tax increment financing in the development of Engel Haus Guardian Angels senior housing project is consistent with the Albertville Comprehensive Plan. Resolution to use T.I.F. Lindberg motion Kocon second to approve the Tax Increment Financing resolution. O’Brien motion Kocon second to adjourn meeting at 8:30 p.m. ____________________________________ Sue Schwalbe, Recording Secretary 4 PLANNING REPORT TO: Adam Nafstad FROM: Emily Shively/ Alan Brixius DATE: October 3, 2013 RE: Albertville – Darkenwald Holdings Ltd. Rezoning (Map Amendment); 10395 70th Street NE, PID 101088000020, and PID 101500352401 FILE: 163.06 – 13.11 BACKGROUND John Darkenwald is requesting a rezoning of three adjacent parcels totaling 88.47 acres from I-1, Limited Industrial District to B-2A, Special Business District. The parcels are located in the northwestern corner of the City north of I-94 and west of the commercial development at County Road 19. The applicant is in the initial phase of planning for a hospitality, entertainment, and retail complex for the site. There are no current development proposals for these parcels; action on this rezoning request is needed in order for financing to be acquired and further planning to proceed. Attached for reference: Exhibit A: Parcel Location Map Exhibit B: Albertville Proposed Land Use Plan Exhibit C: Parcel Survey Exhibit D: Albertville Zoning Map ISSUES AND ANALYSIS Section 300.1.F. of the Zoning Ordinance states that review of a rezoning request shall be based upon (but not limited to) the following factors: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. 5 Comment: The Albertville 2012 Visioning Study includes a Proposed Land Use Plan that identifies the applicant’s parcels for business park uses. The parcels are adjacent to a large area designated for commercial land uses in the plan. The Proposed Land Use Plan does not envision industrial uses continuing or establishing in this area; industrial land uses are generally guided to the southeastern portion of the city. The study includes a commercial policy statement which reads, “The city will promote commercial development within locations of the City’s commercial areas as guided in the Albertville Proposed Land Use Plan.” (p. 43) The study includes a discussion of commercial uses in the area near the Albertville Outlet Mall (p. 27). Uses permitted in the B2-A district such as hospitality and recreational/entertainment businesses were identified as preferable for the area. The study also indicates that there is sufficient land identified for industrial uses in the southeastern portion of the city (p. 30), so loss of industrial zoning on these parcels is not seen as a concern. 2. The proposed use is or will be compatible with present and future land uses of the area. Comment: The parcels are adjacent to areas currently zoned for commercial uses. Rezoning to B2-A will allow for uses compatible with existing commercial uses and is consistent with the city’s Proposed Land Use Plan. 3. The proposed use conforms with all performance standards contained herein. Comment: The applicant is not bringing forward applications for subdivision or development review. Rezoning the parcels to B2-A will subject the properties to all of the performance standards applicable in that district. 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: Rezoning the parcels in question from I-1 Limited Industrial to B2-A Special Business will change the number and type of allowed uses in this area. The B2-A Special Business uses are compatible with adjacent commercial uses and have been identified as preferred uses for this area in the Proposed Land Use Plan. 5. The proposed use can be accommodated with existing public services and will not overburden the city's service capacity. Comment: Public sewer and water and other utilities exist in this area. Extensions of and connections to these utilities will be evaluated when subdivision and development proposals are submitted. 6 6. Traffic generation by the proposed use is within the capabilities of streets serving the property. Comment: It is anticipated that any development of these parcels will require the installation of new roadways. The parcels are located near the I-94 interchange in Albertville and future commercial uses will be able to take advantage of this access. All roadway improvement needs will be evaluated when development proposals are submitted. SUMMARY AND CONCLUSION John Darkenwald is requesting a rezoning map amendment for three parcels from I-1, Limited Industrial to B2-A, Special Business in northwestern Albertville. The B2-A, Special Business District will allow for a mix of uses compatible with the existing commercial development in this area and higher performance standards will apply to new development than would be required for I-1, Limited Industrial uses. This request is consistent with the goals and policies outlined in the 2012 Visioning Study and illustrated in the Proposed Land Use Plan. We are recommending approval of the rezoning based on the finding that the request is consistent with the City’s vision for future land uses in this area. All future subdivision and development on the parcels in question will be subject to City review and must comply with all ordinance criteria and performance standards. c: Sue Schwalbe Kim Olson Paul Heins Mike Couri John Darkenwald, 7535 NE River Road, Otsego 55330 7 -04,000 8,0002,000FeetSources: Northwest Associated Consultants, DNR, Wright County, City of Albertville.Note: For planning purposes only. January 18, 2010.City of AlbertvilleProposed Land Use PlanProposed Land Use PlanAgriculture/RuralLow Density ResidentialMedium Density ResidentialHigh Density ResidentialCommercialBusiness ParkIndustrialPublic/Semi-PublicPark/Open SpaceGolf CourseparcelsAlbertville City LimitsWaterMUDLAKESCHOOLLAKESWAMPLAKE8 9 10 11 PLANNING REPORT TO: Adam Nafstad FROM: Emily Shively/ Alan Brixius DATE: October 3, 2013 RE: Albertville – Conditional Use Permit for an Accessory Structure; Burda - 12455 County Road 37/60th Street NE FILE: 163.06 – 13.07 BACKGROUND Lance and Layla Burda have submitted an application for a conditional use permit to construct a 2,400 square foot storage building at 12455 60th Street NE. The applicants are proposing to use the building for vehicle, boat, and equipment storage. A single family home is currently under construction on the 4.74 acre lot and will include a 1,144 square foot attached garage. The proposed storage building constitutes a second accessory structure and the total cumulative floor area of the accessory buildings will exceed the allowed 1,150 square feet on the property. The proposed height of the storage building is approximately 19.5 feet which exceeds the 16 foot height limit for accessory buildings. The proposed second accessory structure, total area of accessory buildings, and building height may be allowed via a conditional use permit (Section 1000.4). Attached for reference: Exhibit A: Site Survey Exhibit B: Proposed Floor Plan and Elevations Exhibit C: Proposed Side Elevations Exhibit D: Aerial Photo of Site and Area ISSUES AND ANALYSIS The proposed storage building is a permitted accessory use in the A-2, Agricultural Transition District. 12 Setbacks. The proposed building will be located to the southwest of the new home that is currently under construction on the lot. The building will exceed the front, side, and rear setback requirements. The building will be located approximately 30 feet from the west property line and approximately 360 feet from the front property line on 60th Street NE. Building Type and Standards. The proposed building will be sided with lap siding to match the home and will include windows on three sides. The exterior appearance of the building is anticipated to be compatible with the principal structure on the lot in compliance with ordinance requirements. Conditional Use Permit. The building will be a second accessory structure and therefore requires a conditional use permit (Section 1000.4). Additionally, the proposed garage will exceed the maximum floor area of 1,000 square feet (2,400 square feet proposed) and the maximum height of 16 feet (approximately 19.5 feet proposed). This may be allowed with a conditional use permit provided the following criteria are met: 1. There is a demonstrated need and potential for a continued use of the structure and the purpose stated. Comment: The applicants have stated that they will be using the building for storage of a camper, boat, garden tractor, ATVs, and classic cars. 2. The building has an evident reuse or function related to the principal use. Comment: The building has an open floor plan with three overhead doors that is appropriate for storage of vehicles and equipment typically associated with single-family residential uses. 3. Accessory building shall be maintained in a manner that is compatible with the adjacent residential uses and does not present a hazard to public health, safety, and general welfare. Comment: The building will be sided to match the home on the property and is anticipated to be compatible with adjacent residential uses and not present any hazards. The surrounding properties are large acreage lots and also have large accessory buildings (see Exhibit D). The parcel is of sufficient size to accommodate the proposed accessory building and will be of similar character to other lots and buildings in the area. 4. The provisions of subsection 400.2F of this ordinance shall be considered and a determination made that the proposed activities are in compliance with such criteria. (Ord. 2009-006, 3-16-2009) Comment: This condition requires evaluation of the application to be based on the following factors: 13 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. Comment: The 2012 Visioning Study identifies excessive outdoor storage of recreational vehicles, boats, and other items as an issue of concern in the community (p. 6,14, 15, and 41). The proposed building will provide enclosed storage in a structure that is architecturally compatible with the home on the property. 2. The proposed use is or will be compatible with present and future uses of the area. Comment: The property is currently zoned A-2, Agricultural Transitional and is guided for low density residential use in the future. The proposed accessory structure is consistent with the type of buildings and uses in these zoning districts. 3. The proposed use conforms with all performance standards contained herein. Comment: The proposed accessory structure will meet setback requirements, building material standards, and has been found to be in compliance with conditional use permit criteria to exceed the maximum building size and height. 4. The proposed use will not tend to or actually depreciate the area in which it is proposed. Comment: The accessory building will be used for covered storage of vehicles and equipment and is not anticipated to depreciate the property or area in which it is proposed. While screening is not required, it may be noted that the lot to the west is heavily wooded and will provide screening of the proposed building from the adjacent residential home. The lot to the east contains a similar, larger accessory building. 5. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. Comment: The proposed accessory building can be accommodated with existing service provision. 6. Traffic generated by the proposed use is within capabilities of streets serving the property. Comment: No additional traffic beyond what is typical for residential uses is anticipated in connection with the proposed accessory structure. 14 SUMMARY AND CONCLUSION The applicant is requesting a conditional use permit for the construction of a second accessory structure in excess of 1,000 square feet and greater than 16 feet in height. The building will be used for storage of vehicles and equipment within a structure that is architecturally compatible with the home being built on the lot. Planning staff is recommending approval based on the finding that the lot is of sufficient size to accommodate the structure, the proposed building is similar in character to other accessory buildings in the area, and the proposed building meets the performance standards and conditional use permit criteria in the Ordinance. Approval may be granted with the following conditions: 1. The building shall not be used for any commercial business or home occupation purposes. c: Sue Schwalbe Kim Olson Paul Heins Mike Couri Lance and Layla Burda, 12455 60th Street NE, Albertville 55301 EXHIBIT A15 EXHIBIT B16 EXHIBIT C17 Source: Wright County GIS http://beacon.schneidercorp.com/Application.aspx?App=WrightCountyMN EXHIBIT D18 19 PLANNING REPORT TO: Adam Nafstad FROM: Emily Shively/ Alan Brixius DATE: October 3, 2013 RE: Albertville – Red Rooster Properties, Inc. Conditional Use Permit for a Drive-Through Service Window; 5952 Large Avenue NE FILE: 163.06 - 13.12 BACKGROUND The site contains the old Sunoco gas station. Historically, the site accommodated motor fuel sales (both gasoline and diesel), auto repair, a car wash, convenience store, and fast food sales. Each of these uses are allowed in the underlying B-3, Highway Business District. The building recently went through foreclosure and is now under the ownership of Crown Bank. The site is being considered for purchase and reopening. The prospective owner is pursuing a conditional use permit for a drive-through service lane to accommodate a new fast food business. If approved, the new owner will reopen the building with the following uses: • Gasoline and Diesel Fuel Sales • Auto Repair • Convenience Store • Fast Food Sales The existing car wash will be closed. The site was not originally configured to provide a drive-through service lane; retrofitting the building and site to provide this use raises a number of concerns. The following review focuses on the introduction of the drive- through lane into the site and its impact on other site uses and circulation. 20 Attached for reference: Exhibit A: Site Plan Exhibit B: Proposed Floor Plan for Convenience Store and Fast Food service Exhibit C: Amended Site Diagram Illustrating Staff Recommendations Exhibit D: Narrative and Supplemental Materials ISSUES AND ANALYSIS Conditional Use Permit. Drive-through service lanes that are accessory to a permitted or conditionally permitted business are a conditional use in the B-3, Highway Business District. The following criteria must be satisfied in order for the conditional use permit to be issued (Section 4500.4): A. Not less than one hundred twenty feet (120') of segregated automobile stacking must be provided for the single service lane. Where multiple service lanes are provided, the minimum automobile stacking may be reduced to sixty feet (60') per lane. Comment: The site plan shows a single service lane with vehicle stacking for six cars along the south side of the building and extending west along a median to meet the 120 foot stacking area requirement. B. The stacking lane and its access must be designed to control traffic in a manner to protect the buildings and will not interfere with on site traffic circulation or access to required parking spaces. Comment: A median will extend westward from the southwest corner of the building to define the stacking area. A detail must be provided to show the height of the median, curbing, and stormwater management. A pedestrian crosswalk will be located across the stacking lane to provide access from the parking lot to the building entrance. We are recommending that this crosswalk area be raised and striped to indicate to waiting vehicles that this space should remain open for pedestrian crossing while queuing. A detail must be provided for the crossing. This area must remain ADA accessible. The menu board should be moved forward and be placed so that the car at the menu board is stopped directly in front of the pedestrian crossing without blocking access from the store entrance to the parking lot. A railing or wall must be placed between the store entrance and the drive-through service lane to direct pedestrians to the designated crossing and reduce potential vehicle/pedestrian conflicts. The drive-through service lane will exit past the auto repair service bays. Bollards should be placed near the entrance of the service bays to direct traffic away from the garage door openings. 21 An existing underground tank access for the diesel fuel pumps is located adjacent to the proposed parking lot. The applicant must provide a truck maneuvering diagram to demonstrate how delivery vehicles will enter and exit the tank access area so as not to interfere with site parking and the drive-through service lane area. C. No part of the public street or boulevard may be used for stacking of automobiles. Comment: The end of the vehicle stacking lane is located approximately 70 feet from Large Avenue NE which will enable three additional vehicles to queue on-site between the entrance and the drive-through lane median if necessary. No part of the street or boulevard anticipated to be impacted by vehicle stacking. If at any time it becomes apparent that there is insufficient space for queuing without encumbering the street or right-of-way, the city reserves the right to require the applicant to redesign the drive- through service lane or discontinue the use of the service lane. D. The stacking lane, order board intercom, and window placement shall be designed and located in such a manner as to minimize glare to adjacent premises, particularly residential premises, and to maximize maneuverability of vehicles on the site. Comment: The stacking lane, order board and service window are located in close proximity to the existing building and a significant distance from adjacent public streets. The site is located in a commercial area with no residential uses nearby. There are three entrances to the site and a large paved area to provide unimpeded circulation through the site. The menu board will be located along the median at a point which allows vehicles to proceed to the service window in an efficient manner. We are recommending the placement of protective bollards at the end of the median and around the menu board to provide protection for the features and enhance visibility of the median in winter conditions. As a condition of approval, the car wash will not be allowed to reopen unless it can be demonstrated that queuing for the car wash will not conflict with queuing for the service window. E. The drive-through lanes shall be screened from view of adjoining residential zoning districts and public street rights of way. Comment: There are existing evergreen and deciduous trees located on the wide boulevard to the south of the proposed service lane. The applicant has not proposed adding any additional plantings. The property across Barthel Industrial Drive NE is currently vacant and there are no residential uses adjacent to the site. It is our opinion that existing plantings are sufficient for this site at this time. 22 F. Hours of operation shall be limited as necessary to minimize the effect of nuisance factors such as traffic, noise, and glare. Comment: The site is located in a commercial area near the highway. Operation of the drive-through service lane is not anticipated to create a nuisance in this area. The applicant has not provided details on hours of operation for the fast food business; the planning commission or city council may choose to limit the hours of operation if they determine this is necessary. G. A lighting and photometric plan will be required that illustrates that drive-through service lane lighting shall comply with section 1000.10 of this Ordinance. Comment: A photometric plan must be submitted to show that footcandle readings do not exceed 1.0 when measured at the right-of-way line of Large Avenue NE and Barthel Industrial Drive NE. The lighting plan must show compliance with the performance standards in Section 1000.10 of the Ordinance. Off-Street Parking. The following are the parking requirements for the proposed auto repair, convenience market, and food sales uses: Auto Repair 8 spaces, plus 1 additional space for each 800 square feet of floor area over 1,000 square feet Actual square footage for the auto repair use has not been provided. We are estimating that this use occupies approximately 5,000 square feet resulting in 15 parking spaces required Drive-in establishment and convenience food At least 1 space for each 35 square feet of gross floor area of service and dining area, but not less than 15 spaces. 2 additional spaces shall be added for drive- through services facilities and 1 space for each 80 square feet of kitchen/storage area The applicant is proposing 716 square feet of dining area and 792 square feet of kitchen area. The fast food will have a drive-through window resulting in 30 required spaces Retail store At least 1 space for each 200 square feet of floor area The applicant is proposing 703 square feet for the convenience store for a total of 4 spaces required The applicant has proposed 37 parking stalls in the large paved area to the south of the building. An additional eight parking stalls are proposed along the northern boundary of the site. The 45 total spaces provided are four short of what is required for the proposed uses; the applicant must provide the additional four spaces (possibly along the north boundary of the site). The existing pavement is in a deteriorated state and must be repaved as a condition for approval. All parking areas must be striped and maintained in compliance with Section 1200.5 of the Ordinance. 23 Trash Enclosure. The applicant is proposing to locate a trash enclosure to the northwest of the building. The trash enclosure is required to meet the 20 foot side yard principal building setbacks in the B-3 District, and must be relocated to an area adjacent to the building or enclosed within the building (perhaps in the area of the vacated car wash). The applicant must provide a trash enclosure elevation detail to show the height and materials of the proposed concrete block walls if the trash receptacles will be located outside of the building. The proposed enclosure must meet ordinance standards as outlined in Section 1000.14B. Other Site Improvements. New diesel fuel pumps are proposed on the south portion of the site adjacent to Barthel Industrial Drive NE. The pump location meets the 30 foot required setback. It appears that the canopy above the existing gasoline pumps will be also be altered. All new signage on the site must comply with Chapter 7 of the Ordinance. SUMMARY AND RECOMMENDATION The applicant is requesting a conditional use permit for a drive-through service lane accessory to a fast food restaurant at 5952 Large Avenue NE. The site will also contain fuel sales, a convenience market, and an auto repair business. The site presents a challenge for locating a drive-though lane and concerns remain regarding the potential conflict between pedestrians accessing the building from the parking lot and vehicles queuing in the drive-through lane. The conditions outlined below are recommended to address this issue. Staff has noted that another option would be relocating the entry door from the corner of the building to the center of the west wall. An additional option would be to move the service window farther east and create a wider plaza entry at the corner of the building of raised concrete. With either of these options, we would still recommend the installation of a physical barrier between the building and the location of the marked crossing to ensure that pedestrians utilize the designated crossing area. We are recommending approval of the conditional use permit based on the finding that there is sufficient space for stacking of vehicles that will not impede circulation through the site and that the site is located in a commercial district and will have little or no impact on nearby residential properties. Approval may be granted with the following conditions: 1. A detail must be provided to show the height of the median, curbing, and stormwater management. 2. The pedestrian crossing area shall be striped and raised to provide for additional safety and must be ADA accessible. A detail must be provided to show the treatment of this feature. 24 3. The menu board shall be relocated to be placed so that a vehicle will be fully stopped in front of the pedestrian crossing and able to fully clear the pedestrian crossing when advancing in the queue. 4. A physical barrier (railing or solid wall) must be installed between the drive- through and the sidewalk to guide pedestrians to and from the building entrance and marked crossing. 5. Bollards must be installed to indicate the location of the proposed median, provide protection for the menu board, and direct traffic away from the service bays as they exit the drive-through service window. 6. A truck maneuvering diagram must be submitted to demonstrate how delivery vehicles will approach and exit from the underground tank access area. If it cannot be shown that truck maneuvering can be accommodated without conflicting with on-site parking, the conditional use permit will not be granted. 7. At no time shall vehicle stacking impede on-site circulation or extend into the public right-of-way. The City reserves the right to require the applicant to redesign the drive-through service lane or discontinue its use if this situation occurs. 8. The car wash use may not be reinstated. 9. A photometric plan must be submitted to demonstrate compliance with Section 1000.10 of the Ordinance. 10. All parking areas must be resurfaced or repaired. Four additional parking spaces must be provided for a total of 49 stalls on the site. All parking spaces are to be striped and maintained in compliance with Section 1200.5 of the Ordinance. 11. The applicant must provide an elevation detail for the trash enclosure to show compliance with Section 1000.14 of the Ordinance if located outside the building. The trash enclosure must be relocated adjacent to or within the building. 12. The applicant shall provide a comprehensive sign plan for the entire building and site. No sign approvals shall be given without this complete plan submission. c: Kim Olson Sue Schwalbe Paul Heins Mike Couri Wayne Elam Tom Holthaus, Red Rooster Properties, 9495 Deegan Ave NE, Monticello 55362 EXHIBIT A25 EXHIBIT B26 EXHIBIT C27 EXHIBIT D28 EXHIBIT D29 EXHIBIT D30 EXHIBIT D31 EXHIBIT D32 EXHIBIT D33