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Planning Commission Minutes 05-07-2019MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, May 7th, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Brad Fyle, Sam Murdoff, and Marc Simpson Commissioners Absent: John Alstad and Katie Peterson Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumaml, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order Brad Fyle called the Regular Meeting of the Planning Commission to order at 6 p.m. B. Consideration of approving minutes a. Regular Meeting Minutes — Apri12" d, 2019 MARC SIMPSON MOVED TO APPROVE THE APRIL 2ND, 2019 REGULAR MEETING MINUTES. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 3-0. C. Citizen Comments None. D. Consideration of adding items to the agenda Brad Fyle requested adding an item to the end of the meeting. E. Consideration to approve agenda MARC SIMPSON MOVED TO APPROVE THE AGENDA. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 3-0. 2. Public Hearings A. Continued Public Hearing - Consideration of a request for amendment to Planned Unit Development for Indoor Self -Storage Facilities Applicant: Ken Spaeth Steve Grittman provided an introduction to the continued Public Hearing from the April Planning Commission meeting. He reminded the board that the original PUD was approved in 2017 and the applicant was only seeking the allowance of personal self -storage in the development. Grittman explained that the board tabled action at the previous meeting to remove lease terms in the units, understand if the use of self -storage was acceptable in the industrial district. Grittman also explained that staff brought the item to the IEDC's attention at their regular meeting and they recommended staff's proposal. Grittman also explained that the threshold of 2,000 square feet per unit for self - storage was proposed. Planning Commission Minutes — May 7, 2019 Page 1 1 8 Sam Murdoff asked what districts the industrial self -storage was proposed for. Grittman explained that it was proposed to have Conditional Use's in the I-1 and 1-2. Brad Fyle re -opened the public hearing and invited the applicant to speak first. Wayne Elam, Commercial Realty Solutions, introduced himself and represented the applicant. Fyle asked Elam if the applicant was okay with the removal of the lease terms and the 2,000 square feet per industrial self -storage use. The Planning Commission discussed the project in further detail. Fyle closed the public hearing. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC -2019-011, RECOMMENDING APPROVAL OF THE PUD DISTRICT AMENDMENT FOR SPAETH INDUSTRIAL PARK PUD DISTRICT, AND AMENDMENTS TO THE ZONING ORDINANCE ESTABLISHING "COMMERCIAL" AND "INDUSTRIAL" SELF -STORAGE LAND USES AS PROPOSED IN THE MAY 7T", 2019 STAFF REPORT AND ORDINANCE. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 3-0. EXHIBIT Z Conditions of Approval Spaeth Industrial Park — PUD Amendment 1. The PUD will comply with the proposed definition and performance standards for Industrial Self -Storage uses. 2. The applicant will need to work with City staff to maintain drainage and erosion control, as well as paved access and parking for constructed buildings. Paving beyond the internal lot lines of individual buildings may be required to maintain access and drainage, within the limits of the approved PUD site plan. 3. The applicant will prepare a sign plan and updated site plan compliant with the City Sign Ordinance as a part of final stage PUD review for the proposed amendment. 4. Applicant execute an amendment to the Development Agreement for the plat and PUD reflecting the terms and conditions of any approval of the proposed amendment. B. Public Hearing - Consideration of Request for Amendment to Conditional Use Permit for Planned Unit Development (PUD) for a Rezoning to a PUD District, Development Stage PUD, and Preliminary Plat for the Development of a 48 unit Single Family Residential in an R -A (Residential Amenities) District Applicant: R.W. Land Holdings, LLC Steve Grittman introduced the item to the Planning Commission. Grittman noted that the site is surrounded residential neighborhoods to south the and east. Those Planning Commission Minutes — May 7, 2019 Page 2 18 plats were completed in the early 2000s. Grittman explained that the Spirit Hills Townhome project to the north was a part of the original PUD which included the land for which the proposal is for. Grittman noted with the original PUD, the Zoning Ordinance was amended to include a new residential zoning district, the R -A (Residential Amenities) District. The residential district would preserve larger lot development for the subject parcel. Grittman noted one of the reasons a PUD District was being sought was for flexibility to the front yard setback to 30 feet instead of 35 feet. Grittman explained that two access points were proposed, off of Fenning Avenue and Wildwood Boulevard. Grittman noted that in the early 2000s, the City approved a preliminary plat drawing for this project, but that time has since expired and changes to the Zoning Ordinance required the applicant to re -apply for land use approvals. The applicants submitted a new preliminary plat that was very similar to the original approval. Staff recommended several revisions to the revised plat that included shifting a proposed trail and lot line adjustments. Grittman explained that Wright County has also requested that the applicant pay for a right turn lane off of Fenning Avenue northbound lane. The County will soon be taking jurisdiction over Fenning Avenue. Staff recommended approval of the application with conditions as identified in the staff report. Brad Fyle asked what the zoning was surrounding the site. Grittman responded that the zoning to the north, east, and south was all residential (R-1 and R -A). Fyle was also concerned with only having a right turn lane on northbound Fenning Avenue. Fyle asked for more clarification on the tower sites and accessory sheds and access to the site. Sam Murdoff asked about the reason for a PUD. Grittman explained that the PUD is still valid, but that the plat has expired. Brad Fyle opened the public hearing and invited the applicant to speak first. Roger Winkelman, RW Land Holdings, introduced himself and the desire to develop the parcel. Fyle asked Winkelman if he was able to review the comments in Exhibit Z. He confirmed. Seth Monroe, Rum River Surveying, noted that his company did the surveying and engineering for the site. Monroe explained that their staff tried to keep the plat as consistent with the original approval. Due to the change to Fenning Avenue and the R -A standards, there plat dropped two units. Planning Commission Minutes — May 7, 2019 Page 3 18 Sara Cahill, 5841 Bison Circle, had concerns with southbound traffic on Fenning Avenue. She encouraged that the turn -lanes be constructed prior to construction of the homes. Cahill was also concerned with the loss of the tree line. Brian Schultz, 6111 Wildwood Boulevard discussed the tower site and access to the site. Rene McCullough, 8829 Fenning Avenue, expressed concerns with the amount of units in the plat, speed and behavior of traffic along Fenning Avenue, future construction of the Fenning Avenue as related to future growth. Darek Vetsch, Wright County Commissioner, explained that County would take over Fenning Avenue due to a recent traffic study that was conducted along the roadway. The average vehicles per day along Fenning Avenue was near 18,000 warranting a jurisdictional change. Vetsch noted that due to the passage of a local sales tax, the County would be reconstructing the road to meet state aid standards. Improvements would focus around widening the right of way, but Vetsch noted that he was open to the public's comment. Brent Donnay, 5817 Bison Circle, asked if it was in the plans to extend the trail from School Boulevard past the proposed development. Matt Leonard indicated that it was the request that the developer construct the trail for the property they own. The City would seek grants to complete the remaining portion of the trail to School Boulevard. Donnay also mentioned concerns with removing trees along the south side of the development parcel. He also mentioned concerns with only having a turn lane for northbound traffic. Aaron B Stonestreet, 5835 Bison Cir, indicated concerns with removing the tree line especially on the effects on wildlife. He was also concerned that residents from Wildwood Boulevard may cut through the new development to get onto to Fenning Avenue. He thought that the amount of traffic would greatly be increased. Stonestreet also mentioned that the speed of traffic on Fenning Avenue currently is high. Jeffrey and Lori Jacobson, 5929 Deer Street, mentioned concerns with removing the tree line especially for privacy. They echoed the comments regarding traffic. The Planning Commission discussed the concerns of the public related to the traffic and tree line. Murdoff asked for clarification on the trail segments to be completed with the development. Angela Schumann explained that the developer would be required to complete the portion of the Fenning Avenue trail abutting their plat. The balance of the trail from the northerly edge of the proposed plat to School Boulevard will be considered as part of the city's capital improvement plan in conjunction with County improvements to Fenning. The Planning Commission discussed in detail the traffic and turn lanes along Fenning Avenue. Winkelman suggested that the speed along Fenning Avenue be Planning Commission Minutes — May 7, 2019 Page 4 18 reduced to 30 mph. He commented that the parcel was designated for residential development and township land would also become residential at some time. Increases in traffic were expected due to development and future development. Winkelman also noted that with development, noise levels would be reduced following completion of the project. He also noted that they would save as many trees as possible, but with new development, the area would be necessary for ponding. Jim Davidson asked when the expected timeline of the project would be. Winkelman stated that he would like to see it as a fall project. Monroe explained that Spirit Hills and Hillside Farms were proposed at the same time and that development could have occurred while Fenning Avenue remained the same. The Planning Commission discussed the possibility of reducing the speed on Fenning Avenue. Leonard stated that the City could look into placing dynamic speed signs along Fenning Avenue. He also explained the process for establishing speeds via speed study. Leonard mentioned the importance of enforcement. Tim Schultz, seller of the original Hillside Farms development property, noted that the trees are important, but that the trees in this development are not worth saving. Schultz also mentioned that Fenning Avenue was once a 30 mph road. Brad Fyle closed the public hearing. Decision 1. Rezoning to PUD, Planned Unit Development District SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC -2019-012, RECOMMENDING APPROVAL OF THE REZONING FROM R -A, RESIDENTIAL AMENITIES TO PUD, PLANNED UNIT DEVELOPMENT, BASED ON THE FINDINGS IN SAID RESOLUTION. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 2-1 WITH BRAD FYLE VOTING IN OPPOSITION DUE TO TRAFFIC CONCERNS. Decision 2. Amendment to Spirit Hills PUD and Development Stage PUD, and Preliminary Plat SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC -2019-012, RECOMMENDING APPROVAL OF THE PUD AMENDMENT AND DEVELOPMENT STAGE PUD AND PRELIMINARY PLAT FOR SPIRIT HILLS SOUTH, BASED ON THE FINDINGS IN SAID RESOLUTION, AND SUBJECT TO THE CONDITIONS AS INCORPORATED IN EXHIBIT Z. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 2-1 WITH BRAD FYLE VOTING IN OPPOSITION DUE TO TRAFFIC CONCERNS. EXHIBIT Z Spirit Hills PUD Amendment, Development Stage PUD & Spirit Hills South Preliminary Plat Outlot B, Spirit Hills Planning Commission Minutes — May 7, 2019 Page 5 18 1. Bison Avenue, where it intersects with Wildwood Avenue in the east area of the site shall be shifted approximately 30 feet to the south such that traffic on such road will not directly face the home located upon Lot 6, Block 4. 2. To accommodate a right turn lane into the subject site at Wildwood Boulevard, the applicant shall be responsible for the grading of that portion of Fenning Avenue within which the right turn lane is to be located. Such grading efforts shall be subject to County and City Engineer review and approval. 3. The applicants grade the proposed trail route along the east side of Fenning Avenue (within the street right-of-way). This issue shall be subject to further comment by the City Engineer and Wright County. 4. Recognizing that future access to the communication tower site is to be provided from the east (via a westward extension of Wildwood Boulevard), existing ingress and egress easements to the site shall be terminated (released). 5. Side lot lines of lots which border the gas easement shall be pivoted such that they are at right angles to adjacent to streets and retain conforming lot sizes and suitable building pads. These lots include the following: • Lots 4 and 5, Block 2 • Lots 6 and 7, Block 3 • Lots 11 and 12, Block 3 • Lots 5 and 6, Block 5 6. To eliminate the oddly configured rear line of Lot 3, Block 2, the side lot line between Lots 2 and 3, Block 2 shall be shifted such that it meets the southwest corner of the corner of the communications tower site. 7. The submitted tree preservation plan shall be subject to review and comment by the City Forester. 8. Modification of the landscaping plan to show all required trees (2 per lot) to be located in the boulevard, per this report. 9. Compliance with comments related to grading, drainage and utilities shall be by the City Engineer. 10. To provide an opportunity for a direct pedestrian connection to the Fenning Avenue trail, Outlot A shall be shifted westward to lie between Lots 5 and 6, Block 1. 11. The communication tower site's parking area shall be reconfigured to remove the existing encroachment into adjacent Lot 2, Block 2. Planning Commission Minutes — May 7, 2019 Page 6 18 12. Execute a Development Agreement providing for the terms and conditions for the plat and Planned Unit Development. 13. Consideration of comments of other City Staff. C. Public Hearing - Consideration of a request for amendment to Monticello Zoninp, Ordinance Chapter 2, Section 4 Specific Review Procedures & Requirements, Chapter 3, Section 4 Residential Base Zoning Districts, Chapter 3, Section 7 Overlay Zoning Districts, Chapter 4, Section 10 Grading, Drainage, Stormwater Management & Erosion Control, Chapter 5, Section 1 Use Table, Chapter 5, Section 2 Use -Specific Standards, Chapter 5, Section 3 Accessory Use Standards, and Chapter 8, Section 4 Definitions Applicant: City of Monticello Angela Schumann introduced the miscellaneous Zoning Ordinance amendments as noted in the staff report. Brad Fyle opened the public hearing. Hearing no comments, the public hearing was closed. MARC SIMPSON MOVED TO ADOPT RESOLUTION NO. PC -2019-013 RECOMMENDING ADOPTION OF THE PROPOSED ORDINANCE AMENDMENTS, BASED ON FINDINGS AS STATED IN THE RESOLUTION. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 3-0. 3. Regular Agenda A. Consideration of Driveway and Parking Requirements Angela Schumann introduced a discussion item regarding driveways. She noted that currently driveways are permitted in front yards directly adjoining the garage to the access point. She explained that several requests have been received to have garages in rear yards and non -garage sides. Staff did not believe that driveways in the rear yard were permitted nor were parking. Staff felt that due to unique circumstances of past inquiries, they believe a variance is necessary rather than a code amendment. Impervious surface coverage with rear yard driveways would be a concern. Ron Hackenmueller provided greater detail into the requests for rear yard driveway. Schumann noted that staff would work on creating a clearer code to address the issues. B. Consideration of the Community Development Directors Report Angela Schumann provided the Community Development Director's Report as noted in the staff report. Planning Commission Minutes — May 7, 2019 Page 7 18 4. Added Items Brad Fyle announced that he would be resigning from the Planning Commission after the June meeting. Fyle will be relocating outside of the Monticello City limits. Angela Schumann thanked Fyle for his many years of service. 5. Adjournment MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 8:17 P.M. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 3-0. Recorder: Jacob Thunander Approved: June 4, 2019 Attest: Angela ScWuU, Community Development Director Planning Commission Minutes — May 7, 2019 Page 8 1 8