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Planning Commission Minutes 01-07-2020MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, January 7th, 2020 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, John Alstad, Paul Konsor, and Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Regular Meeting of the Planning Commission to order at 6:15 p.m. B. Consideration of approving minutes a. Regular Meeting Minutes — December 3rd, 2019 JOHN ALSTAD MOVED TO APPROVE THE REGULAR METING MINUTES OF DECEMBER 3RD, 2019. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 4-0. b. Special Meeting Minutes — December 3rd, 2019 SAM MURDOFF MOVED TO APPROVE THE SPECIAL MEETING MINUTES — DECEMBER 3RD, 2019. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 4-0. C. Citizen Comments None. D. Consideration of adding items to the agenda None. E. Consideration to approve agenda JOHN ALSTAD MOVED TO APPROVE THE AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 4-0. 2. Public Hearings A. Public Hearing — Consideration of a request for administrative lot combination and rezoning to M -H (Manufactured Home Park). Applicant: Ki ellberg Inc. -Kent Ki ellberg, President Steve Grittman explained the request for administrative lot combination and rezoning. He highlighted the subject parcel to the Planning Commission and noted that that the intent was to combine the parcel with the existing manufactured home park and to rezone it similar to the existing park (M -H). It was noted that the request was to correct changes to legals that were intended by the landowners at the time of conveyance. Grittman explained that the City's Comprehensive Plan identifies the area for residential land uses. Grittman said that the area would also be subject to the approval of an annexation request by the City. Planning Commission Minutes — January 7th, 2020 Page 1 1 9 It was the intent that the property owner would add four mobile homes to the northwest part of the parcel. Grittman explained that the request was adequate and would appear to meet all standards in the M -H zoning district. Staff recommended approval of the application with conditions as noted in Exhibit Z. Sam Murdoff asked how long the conveyance was separated into two parcels. Grittman deferred to the applicants. Murdoff also asked if there would be any additional homes in the south west corner of the site. Grittman explained that at this time, that was not the intent. Paul Konsor asked what the bump out on the new parcel was for. Grittman believed it was for access of a building on the existing site. Sam Murdoff opened the public hearing. Chris and Sarah Scribner, 3456 881h Street NE, Monticello addressed the Commission. Mr. Scribner noted that he was concerned about the proposed development as he owns the property to the south of the proposal. He also asked if since the development is new, that the applicant would have to meet all of the codes for the entire mobile home park. He mentioned the City's ordinance requires a six-foot screening requirement. Scribner also asked if the property meets the green space requirement. They asked how large the entire mobile home park was. Grittman believed it to be 66 acres. They also noted in 2019 the amount of calls for criminal activity in the mobile home park was 240 calls. Grittman explained that the City cannot apply the new code to previous approvals, but only to the new parcel. Grittman stated that on the new parcel, the applicants would need to provide a little over 4,000 square feet of usable green space. John Alstad asked if there is open space and parks on the existing lot. Grittman confirmed and noted that they easily meet the requirement for the new parcel. Discussion about bringing the existing property up to code occurred. Grittman stated that in the past, that has been the City's approach, but that the State Statute now severely limits the municipalities ability to do that unless it is a public health, safety, or welfare issue. Angela Schumann noted a previous planning file with DJ's Appliance as an example where the ordinance requirements apply only to the new or impacted areas. Kirk Kjellberg, representing the applicant, explained as to some of the questions and concerns that were brought up. He noted that the bump -out of the property was for access to utilities and an existing building. He also noted the vast amount of green space that the property currently has and that the new parcel would have almost 80 percent of green space. Kjellberg explained that they would have no issues with planting additional trees. He acknowledged crime occurring, but noted the City overall has more crime than the mobile home park in an evaluation they Planning Commission Minutes — January 7th, 2020 Page 2 19 had previously completed. He acknowledged crime occurring, but noted the City overall has more crime than the mobile home park. Kjellberg stated that they have leases and can evict someone if they are convicted. Murdoff asked that the City verify the screening requirement on the new parcel. He requested the applicant consider additional screening where residential property abuts the mobile home park. Paul Konsor asked for verification that the City could not impose the new code on the exiting parcel. Konsor also recommended any requests of the applicants in regards to buffering or green space, should be added to Exhibit Z. Angela Schumann explained that the mobile home park was originally outside of the City limits when it was developed and was required to follow Wright county ordinances at that time. She explained that there was a discrepancy in the legal descriptions and at the time the City only annexed the current property into the City of Monticello. Schumann reiterated that the applicant would need to meet all zoning and building codes for the new parcel and that the Planning Commission could also include in Exhibit Z additional requirements for green space and screening. Concerns about bringing the existing parcel up to code was addressed. Alison Zimpfer asked if the applicant would plan on bringing in any additional units besides the four per the request. Kjellberg stated no. Hearing no further comments, the public hearing was closed. Decision 1. Rezoning of the subject parcel from A -O, Agriculture Open Space to M -H, Manufactured Home Park District. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. PC -2020-001, RECOMMENDING APPROVAL OF THE REZONING BASED ON FINDINGS IN SAID RESOLUTION, INCLUDING A FINDING THAT THE PROPOSED ZONING IS CONSISTENT WITH THE UNDERLYING LAND USE DESIGNATION FOR THE AREA. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 4-0. Decision 2. Lot Combination adding the subject 2.3 acre parcel to the existing Kjellberg's West property. SAM MURDOFF MOVED TO ADOPT RESOLUTION NO. 2020-002, RECOMMENDING APPROVAL OF THE LOT COMBINATION BASED ON FINDINGS IN SAID RESOLUTION, INCLUDING A FINDING THAT THE PROPOSED LOT COMBINATION IS CONSISTENT WITH THE EXISTING LAND USE, AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z OF THIS REPORT WITH THE ADDITION OF VERIFICATION OF SCREENING REQUIREMENT IS MET IN THE SOUTHWEST CORNER. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 4-0. EXHIBIT Z Planning Commission Minutes — January 7th, 2020 Page 3 19 Conditions of Approval Kjellberg's West Lot Combination PID: 213100153400 1. Annexation of the parcel by the City of Monticello per the terms of the Monticello Orderly Annexation Agreement, including the payment of taxes by the applicant. 2. Legal descriptions and land conveyances for annexation and combination are confirmed as a part of staff review. 3. Acceptance of the lot combination by Wright County and completion of required County documentation. 4. The applicant provide an easement or other documentation illustrating access to the public sanitary sewer system for the proposed lot area. 5. The rezoning is approved and the proposed additional manufactured home sites meet ordinance requirements any requirements of the City for access and service. 6. Additional comments from the City Engineer, and other City staff. 7. Verification of screening requirement is met in the southwest corner B. Public Hearing — Consideration of a request for Comprehensive Plan Amendment from Places to Shop to Places to Live, Preliminary Plat for Monticello Business Center 7' Addition, Development Stage PUD and rezoning to Planned Unit Development. Applicant: Kent Kiellberp- Steve Grittman explained the request for Comprehensive Plan Amendment, Preliminary Plat, Development Stage Planned Unit Development, and Rezoning. He showed the Planning Commission an aerial of the existing site. Grittman noted that the area is included in an existing Planned Unit Development. The original approval was for the area to contain five commercial buildings. Currently, only two of the buildings were constructed. The applicant is proposing to change the use to include a four-story residential multi -family building of 92 units. The site is proposed to have both surface and underground parking with access through the existing points. Grittman explained that the applicant brought forward a Concept Stage PUD at a previous meeting. There were no objections by the boards, however they wanted further clarity on how the site was situated on the parcel, amenities for residents, and integration of the two properties (commercial to residential transition). Grittman provided a site plan and noted that it was adjacent to Walmart's property which contains powerline easements. Grittman explained that a variety of uses surrounds the proposed application. It was noted that a court yard would exist in the southern portion of the site, with access coming from the existing locations. Planning Commission Minutes — January 7th, 2020 Page 4 19 Grittman explained that staff were concerned with the transitional use of commercial to residential. He noted that the applicant had provided revised plans late and explained that staff recommended tabling action. Grittman did not review each of the Exhibit Z comments, but explained that most of the comments are in the process of being worked through. He pointed out that a condition of approval was to include more structural monument signage for commercial to residential transition. Grittman also commented that the parking supply was 1.7 spaces per unit. He noted that projects of this nature typically calculate parking per bedroom and using that calculation the applicant is in excess of parking supply. It was noted that an agreement with the adjacent property owner could be executed to allow overflow parking (temporary). Sam Murdoff asked for clarity on the traffic flow through the site. Grittman explained that most traffic would likely flow on the easterly side of the land, but the applicant provided a traffic circulation plan in their packet. Angela Schumann also noted that a traffic memo was provided and that the City Engineer reviewed it. The Engineering Department concluded that traffic could be adequately handled with the proposed project. Charlotte Gabler asked if Harvest Court would connect to the project. Grittman declined. Copies of the new parking and access configuration were provided by the applicant. Gabler asked if the easterly edge along the pathway on the Autumn Ridge site would be required to be landscaped to prevent use as it is private. Grittman explained that the applicants supplied a landscaping plan that addressed that concern. Sam Murdoff opened the public hearing. Patrick Sarver, Civil Site Group (representing the applicant), apologized for the late submittal due to the holidays, but noted staff worked hard to submit revised plans addressing the noted concerns. He explained that the new plans demonstrated a sense of monumentation and entry where commercial transitions to residential. A circular arch was also designed to include specialty pavement and additional crosswalks. It was noted that sidewalk would extend to School Boulevard. Paul Konsor asked if a change to the parking supply had occurred with the new submission. Sarver noted that 3 to 4 stalls would be lost. Gabler asked how traffic would be slowed down from the residential area to the commercial area. Sarver noted that little traffic would utilize the Pet Hospital side of the property and that most would use the easterly portion of the site. Planning Commission Minutes — January 7th, 2020 Page 5 19 Scott Jacobson, Monticello Pet Hospital (owner), indicated that he was comfortable with the revised plans and as long as everything is done to prevent accidents. Sarver added that signage would be noted to not exit the residential area using the Pet Hospital access. Konsor asked if the circular arch would be curbed. Sarver declined and stated that it would be decorative pavement feature. Gabler asked about the greenspace on the site. Sarver noted that it was concept, but would be a gathering space with seating options and outdoor space. Gabler also asked about pedestrian access for residents. Grittman explained that the development would connect to School Boulevard. Zimpfer asked if the development would connect pathway facilities to Autumn Ridge. Grittman noted that it could, but would require the authorization of the Autumn Ridge property owners. John Alstad asked if a fence would surround the site. Grittman declined, but noted a landscaping buffer would be provided. Gabler asked if the height of the buildings would affect any of the townhouses in Autumn Ridge. Grittman stated that he had not completed a shadow study, but that it met the setback requirement. Murdoff asked if Walmart provided a fence on their site. Grittman believed that no fence existed. Murdoff also asked if the applicant would have any problems with tabling action. Sarver noted that no new information would be provided at the next meeting besides a possible change to a crosswalk addition to the main building. The Planning Commission discussed concerns with parking especially for guests. Sarver pointed out that a shared parking agreement with the commercial development would be executed. Sarver also noted that four additional stall s could be added to the site near the underground parking area with some slight site plan revisions. He recommended adding it as a condition of Exhibit Z. Angela Schumann noted that the City Council would have two more opportunities to review the proposal and ensure all conditions would be met. Alstad asked for the number of each units. Ryne Nichols, Firm Ground Architects, stated that 42 — one bedrooms, 46 — two bedrooms, and 4 studios were proposed. Alstad asked about overflow parking. Grittman explained that it's staff responsibility in review to ensure the site has enough on-site parking and encouraged the applicant to work through an overflow plan. Konsor asked about the trash enclosure. Grittman noted that it would be internal. Planning Commission Minutes — January 7th, 2020 Page 6 19 Sam Murdoff closed the public hearing. Decision 1: Comprehensive Plan Amendment JOHN ALSTAD MOVED TO ADOPT RESOLUTION NO. PC -2020-003 REGUIDING THE PROPOSED LOT 1, BLOCK 1, MONTICELLO COMMERCE CENTER STH ADDITION, BASED ON THE FINDINGS IN SAID RESOLUTION, AND INCORPORATING THE REQUIREMENTS OF EXHIBIT Z IN THIS STAFF REPORT. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 4-0. Decision 2. Rezoning to PUD, Planned Unit Development District JOHN ALSTAD MOVED TO ADOPT RESOLUTION NO. 2020-004, BASED ON THE FINDINGS IN SAID RESOLUTION, AND INCORPORATING THE REQUIREMENTS OF EXHIBIT Z IN THIS STAFF REPORT. ALISON ZIMPFER SECONDED THE MOTION. MOTION CARRIED, 4-0. Decision 3. Development Stage PUD, Planned Unit Development JOHN ALSTAD MOVED TO ADOPT RESOLUTION NO. PC -2020-0051 BASED ON THE FINDINGS IN SAID RESOLUTION, AND INCORPORATING THE REQUIREMENTS OF EXHIBIT Z IN THIS STAFF REPORT. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 4-0. Decision 4. Preliminary Plat JOHN ALSTAD MOVED TO ADOPT RESOLUTION NO. PC -2020-0065 BASED ON THE FINDINGS IN SAID RESOLUTION, AND INCORPORATING THE REQUIREMENTS OF EXHIBIT Z IN THIS STAFF REPORT. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 4-0. EXHIBIT Z Conditions of Approval Kjellberg/Firm Ground Comprehensive Plan Amendment, PUD Rezoning, Development Stage PUD, Preliminary Plat Outlot A, Monticello Business Center 611 Addition 1. Site plan is revised to re-emphasize transition between commercial and residential areas, and create a sense of entry into the residential portion of the project. 2. The applicants submit a Preliminary and Final Plat consistent with the requirements of the Subdivision Ordinance, including verification that all easements and association maintenance aspects of the mixed-use Outlot A area are addressed. 3. The site plan is revised to provide and emphasize pedestrian connections to surrounding park and pathways locations as noted in this report. 4. Confirm attached or enclosed trash -handling, rather than a free-standing enclosure. Planning Commission Minutes — January 7th, 2020 Page 7 19 5. The landscaping plan is revised consistent with any changes to the site plan to maintain plant quantities and buffering. 6. The circulation routes through the project are reviewed to ensure safe travel for residents and commercial tenants in all areas of the project site. 7. The grading and drainage plans and building elevations are revised consistently to preserve usable patio and green space in the south courtyard, rather than being sloped or utilized for stormwater retention. 8. The site plan is revised to comply with the comments of the fire department staff for circulation and public safety aspects. 9. The applicant prepare and submit signage plans that incorporate existing signage and avoid additional freestanding sign displays. 10. The applicant prepare and submit lighting plans, including attention to existing commercial site lighting that acknowledges the change in use and residential needs of the property. 11. The applicant provides amended plans consistent with the requirements of the City Engineer's letter, dated December 20'h,2019. 12. The applicant enters into a PUD and Plat development agreement with the final plat. 13. The applicant complies with additional conditions as recommended by other City staff and Planning Commission. 3. Regular Agenda A. Consideration of the Community Development Directors Report Angela Schumann provided the Community Development Director's Report. 4. Added Items None. 5. Adjournment SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 8:08 P.M. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 4-0. Recorder: Jacob Thunander Approved: February 4th, 2020 n Attest: Planning Commission Minutes — January W,, 20X/ Page 8 1 9 Angela Schumann, Community Development Director Planning Commission Minutes — January 7th, 2020 Page 9 19