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Planning Commission Minutes 06-04-2019MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, June 4th, 2019 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Brad Fyle, Sam Murdoff, Marc Simpson, John Alstad, and Katie Peterson Council Liaison Present: Charlotte Gabler Staff Present: Jeff O'Neill, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order Brad Fyle called the Monticello Planning Commission to order at 6:00 p.m. B. Consideration of approving minutes a. Special Meeting Minutes — February 26th, 2019 MARC SIMPSON MOVED TO APPROVE THE FEBRUARY 26TH, 2019 MINUTES. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. b. Regular Meeting Minutes — May 7th, 2019 JOHN ALSTAD MOVED TO APPROVE THE MAY 7TH, 2019 MINUTES. MARC SIMPSON SECONDED THE MOTION. MOTION CARRIED, 5-0. C. Citizen Comments None. D. Consideration of adding items to the agenda Katie Peterson requested adding an item to the end of the agenda. E. Consideration to approve agenda MARC SIMPSON MOVED TO APPROVE THE AGENDA. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. 2. Public Hearings A. Public Hearing - Consideration of a request for Conditional Use Permit for a 92 unit Multi-family/Assisted Living Facility in the R-4 (Medium -High Density Residence) District Applicant: Monticello Senior Housing Owner, LLC — Michael Hoagberg Steve Grittman explained the proposed senior living facility. Grittman reminded the Planning Commission that at a previous meeting, the Planning Commission recommended denial of the request to re -guide the designated land use per the Comprehensive Plan and to rezone the parcel to R-4 for senior living, but per the City Council the request was approved. Grittman noted that the property is zoned R-4, but is surrounded by a mix of zoning districts including B-2, B-4, R-1, R-2, and R-3. The property is located Planning Commission Minutes — June 4th, 2019 Page 1 1 6 along County Road 39 and Hart Boulevard with the access points proposed to be located along Hart Boulevard. Grittman reviewed the proposed site plan. He indicated that surface and underground parking would exist. The first phase would be a total of 92 units, with full development at 125 units. Significant green space was preserved on the site. Some existing vegetation was proposed to be removed due to slight lines constraints. A stormwater pond was located near the south boundary. The utilities, grading, and landscaping plan were provided. It was noted that the applicant proposed landscaping in excess of the minimum requirements. Grittman also showed the Planning Commission the proposed elevations, which contained cultured stone and lap siding. Staff recommended approval of the application with conditions as indicated in Exhibit Z. Brad Fyle asked for clarification regarding the grade along County Road 39. Fyle asked about access and traffic concerns. Fyle also asked about the stormwater pond and concerns as related to the church nearby. Grittman noted no concerns and that all site water would be directed to the pond before release. Fyle asked if there would be any issues for delivery vehicles and that the turning radius was adequate and that off-street parking was acceptable. Grittman did not believe off- street parking would be an option due to landscaping. It was noted that adequate space would be available for this type of traffic. Sam Murdoff asked for clarification regarding the letter response from the Minnesota DNR and the implications of the Mississippi River Wild and Scenic River District (MWSRD). Grittman explained that the rules of the district had recently changed in the past five years. The DNR noted that the proposed plan would be grandfathered to allow a building to be 35 feet in height. Charlotte Gabler asked if a retaining wall would be placed along County Road 39. Grittman declined, but noted the applicant proposed a retaining wall along the east side of the site. It was noted that a trail would be graded along County Road 39. Gabler also asked if re -striping would occur along Hart Boulevard. Grittman declined, but noted that staff would further discuss with the Engineering Department. Gabler asked about the location of the underground parking. She asked if staff had concerns about vehicle stacking especially delivery trucks. Grittman explained that the delivery trucks would be separated from normal parking. Gabler also asked about any building shadow issues to neighboring properties. Grittman did not see that as a concern as adequate landscaping was proposed and from building to building there is 200 feet. John Alstad asked if a traffic study was completed. Grittman noted that the study was adequate for the Engineering Department. Brad Fyle opened the public hearing and invited the applicant to speak first. Planning Commission Minutes — June 4th, 2019 Page 2 16 Jay Edwards, Headwater's Development and Alan Catchpool, Kimley Horn introduced themselves. Sam Murdoff asked for further details regarding the building materials. The applicants and Grittman explained the proposed plans in detail. Catchpool also commented about the stormwater pond. He noted all site stormwater would be directed to the onsite pond, treated and released to the neighboring properties. It was also noted that site lines along County Road 39 would be increased. Fyle asked if the applicant was advised of Exhibit Z. Edwards confirmed. Richard Burke, address undisclosed, was concerned with previous projects being denied. Curt Larson, 241 Mississippi Drive, noted concern with the curve of County Road 39. He suggested signalized intersection. The Planning Commission shared Wright County's plans for improving the roadway. Katie Peterson noted that the plans include memory care units. She asked if those units would be secured. Edwards confirmed. MARC SIMPSON MOVED TO APPROVE RESOLUTION PC 2019-013 RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT TO ALLOW AN ASSISTED LIVING FACILITY AN R-4 DISTRICT BASED ON FINDINGS IN SAID RESOLUTION. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Monticello Senior Living Facility Conditional Use Permit Lot 1, Block 2, Riverview Square 1. The site plan shall be modified to demonstrate that a total of 125 off-street parking stalls can be provided upon the subject site, subject to review for modification of requirements at the time of the second phase. 2. Phase 2 of the senior living facility shall be subject to conditional use permit amendment processing. 3. All landscape areas upon the subject site shall be irrigated. 4. Building finish materials are found to be consistent with Ordinance requirements. 5. The Fire Marshal provide comment and recommendation regarding fire protection issues/requirements for the building. 6. The applicants shall provide details related to waste storage and removal activities. Planning Commission Minutes — June 4th, 2019 Page 3 16 7. A photometric lighting plan shall be submitted subject to City review and approval. 8. The submitted site plan shall be modified to illustrate the proposed monument sign location. 9. All signs erected upon the subject site shall meet applicable Sign Ordinance requirements and be subject to sign permit. 10. Units within the senior living facility shall conform with applicable minimum floor area requirements of the Zoning Ordinance and Building Code. This issue shall be subject to further comment and recommendation by the City Building Official. 11. Compliance with the comments of the City Engineer's review letter, dated May 30, 2019. 12. To ensure that drop -off -pick and up activities will not disrupt two-way traffic circulation, consideration be given to providing a designated (separate) drop- off/pick-up lane beneath the proposed entrance canopy. 13. The developer shall execute the required project development agreement, stormwater maintenance agreement and encroachment agreement. 3. Regular Agenda A. Consideration of Administrative Subdivision and Lot Combination (Lot Line Adjustment) Applicant: SPO, LLC Steve Grittman introduced the item. He explained that the request was to combine two lots near Hart Boulevard and Broadway. He indicated that the zoning was B-3 for both parcels. The current business encroaches on the property to the north. The request is consistent with the comprehensive plan and zoning. Staff recommended approval of the application with conditions as indicated in Exhibit Z. Grittman noted that the City expected to see a land use application for the parcels to the north of Hawks. Brad Fyle asked if an easement could be in place between the property owners. Grittman confirmed, but noted some concerns with that practice related to the title. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC 2019-014, RECOMMENDING APPROVAL OF THE SIMPLE SUBDIVISION AND LOT COMBINATION OF OUTLOT B, RIVER MILL, SUBJECT TO THE Planning Commission Minutes — June 4th, 2019 Page 4 16 CONDITIONS IN EXHIBIT Z. KATIE PETERSON SECONDED THE MOTION. MOTION CARRIED, 5-0. EXHIBIT Z Simple Subdivision Outlots A and B, River Mill Conditions of approval for the proposed Simple Subdivision and Lot Combination: 1. Combination and recording of the subdivided strip of land to the adjoining property to the south, concurrent with recording of the subdivision. 2. In the event the County rejects the descriptions of the metes and bounds subdivision, the applicant will need to re -apply and utilize a formal plat process. 3. Compliance with the requirements of the City Engineer as identified. B. Consideration of Recommendation for Appointment of Planning Commissioner Brad Fyle indicated that the Planning Commission held a special meeting to interview a candidate (Alison Zimpfer). MARC SIMPSON MOVED TO RECOMMEND APPOINTMENT OF ALISON ZIMPFER TO FILL OUT THE REMAINDER OF A THREE YEAR TERM ON THE PLANNING COMMISSION. JOHN ALSTAD SECONDED THE MOTION. Fyle asked if this position would fill the remainder of his. Staff confirmed and noted that the term would end on December, 2019. MOTION CARRIED, 5-0. C. Consideration of recognition of Chairman Brad Fyle Charlotte Gabler proved a recognition to Chairman Brad Fyle on behalf of the Planning Commission and City Staff. Fyle has served on a variety of city boards for the past 35 years. He and his wife have decided to relocate to the township. D. Consideration of the Community Development Director's Report Steve Grittman provided the Community Development Director's Report. It was noted that a Planning Commission training would be provided in August due to a heavy agenda for July. Planning Commission Minutes — June 4th, 2019 Page 5 16 4. Added Items Katie Peterson indicated that she would be resigning her position on the Planning Commission following the July meeting. Peterson will be relocating with her family. 5. Adjournment MARC SIMPSON MOVED TO ADJOURN THE METING AT 7:16 P.M. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 5-0. Recorder: Jacob Thunander Approved: July 2, 2019 Attest: Angela Schum 00mmunity Development Director Planning Commission Minutes — June 4th, 2019 Page 6 16