Planning Commission Minutes 09-28-2020 (Joint Meeting)MINUTES
SPECIAL MEETING - MONTICELLO CITY COUNCIL & PLANNING COMMISSION
Tuesday, September 28th, 2020 — 5:00 p.m.
North Mississippi Room, Monticello Community Center
Council Members Present: Mayor Brian Stumpf, Jim Davidson, Bill Fair, Lloyd Hilgart, and
Charlotte Gabler
Commissioners Present: Sam Murdoff, John Alstad, Paul Konsor,
Commissioners Absent: Andrew Tapper and Alison Zimpfer
Staff Present: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller,
Matt Leonard, and Tom Pawelk
1. General Business
A. Call to Order
Sam Murdoff called the Special Meeting of the Monticello City Council and
Planning Commission to order at 5:00 p.m.
2. Regular Agenda
A. Concept Stage Planned Unit Development proposal for a Machinery &
Truck Sales & Repair use
Proposer: Phil Watkins
Angela Schumann introduced the meeting and explained the meeting was being
held to review a Concept Stage Planned Unit Development submittal and for the
boards to provide preliminary feedback.
Steve Grittman noted that a proposed truck and equipment dealership was
submitted for Chelsea Road West on about 10 acres. The site is located in two
zoning districts: B-3 (Highway Business District) and IBC (Industrial and
Business Campus District). Grittman noted that the applicants have noted they
would like to apply for a rezoning to the I-2 (Heavy Industrial District), which
permits machinery and truck repairs and sales. It was explained that because the
applicant's site plan contains some unique aspects to it and the building is not
typical of what is seen along the north side of Chelsea Road West or in the City's
Otter Creek Industrial Park south of Chelsea Road West. Grittman was looking
for comments regarding land use, site improvements, and building aspects.
Grittman reviewed the proposed concept in detail along with staff s preliminary
comments and issues as noted in the staff report. Staff opened the meeting up to
discussion by the boards.
Brian Stumpf asked why machinery and truck repair and sales was permitted in an
industrial district, but not in the B-3 District, which leans towards vehicle
sales/rental/automotive type uses. Schumann explained that the B-3 is a
commercial district and you are finding retail transactions between a retail
establishment and a direct consumer. With machinery and truck uses, the City
considers it an industrial use because you are dealing with repair and sale of
vehicles not necessarily to a direct consumer. Stumpf cautioned the use of spot
zoning. Grittman noted compatibility with surrounding land uses for industrial.
City Council & Planning Commission Minutes (Special Meeting) — September 28th, 2020 Page 1 1 4
Sam Murdoff asked for clarification of the surrounding zoning designations.
Grittman noted that that north and south of Chelsea Road West is zoned industrial
with the freeway frontage being designated IBC and the south side of Chelsea
Road being designated I-1.
Lloyd Hilgart noted that the parcel was previously zoned industrial, but cautioned
against zoning it 1-2 (Heavy Industrial). He noted that a PUD makes the most
sense and recommended against an ordinance amendment to allow heavy
equipment in the B-3. Hilgart also pointed out that he felt the proposed building
was too small and suggested a larger building to support tax capacity goals. He
also was against having a metal building for this development.
Bill Fair explained that sales type uses are common in the area and that the
request was compatible with surrounding land uses. He would however like to see
the project apply for a PUD so that the City could have more say about building
material, landscaping, and other improvements. Fair mentioned concerns about
unpaved surfaces in regards to controlling dust and drainage, and also the tracking
from equipment into the City's utility system. He also suggested a type of
building that is compatible with other buildings in the area. Fair noted that it
seemed like the business was working well in other cities that they are currently
established in.
Murdoff asked about the Otter Creek Business Park covenants and how far they
extended. Grittman noted that they were in place by the City in Otter Creek
Business Park (south of Chelsea Road).
Charlotte Gabler noted that three PUDs are already in the area and that the use is
similar to other uses seen in the surrounding area. She agreed with a larger
building footprint with no metal treatments and adequate landscaping.
Murdoff noted that he had no preference of whether to rezone to PUD or an
industrial district. He felt it fit more in a B-3 District and the City should look at
amending the zoning ordinance. Murdoff asked to see some of the same covenant
standards in place from Otter Creek applied to this development due to high
visibility and agreed with having no metal buildings.
Stumpf explained the importance of keeping the uses consistent with the corridor
and noted the importance of outdoor storage on the north side of Chelsea Road.
Fair wanted a better understanding of how the business would plan to move trucks
and equipment in and out of the site. Stumpf encouraged the use of Highway 25 to
Chelsea Road.
Paul Konsor was interested in learning more about the proposal's fencing.
Sam Murdoff invited the applicant to explain their proposal in more details.
Bob Nuss, Nuss Trucking and Equipment, provided more information about their
project proposal in Monticello. Phil Watkins, Nuss Trucking and Equipment,
addressed concerns that were presented. He noted that they were open to
enhanced building materials, landscaping and screening, fencing, and limited
City Council & Planning Commission Minutes (Special Meeting) — September 28th, 2020 Page 2 1 4
outdoor storage besides vehicle or related equipment storage. Watkins explained
their request for an area that is non-concrete/bituminous for unloading and
moving of equipment.
The boards discussed the building materials and size of the building in detail. It
was noted that they preliminarily proposed a building at 30,000 square feet, but
would be open to expanding later if everything went well and the economy
continued in the right direction. Hilgart noted that he would like to see the
building be 40,000 square feet (nine percent building coverage) as is the standard
for the B-3 District. Greg Nuss, Nuss Trucking and Equipment, explained that the
reason for the size of the building was partially for energy conservation. He noted
that they could still expand the building later on, but they wanted to make sure
they had a team ready and could replicate their business model in Monticello. It
was noted that they were not necessarily opposed to a 40,000 square foot
building, but there was concerns with having too large of a building for their
current needs and not having enough workers right away. It was asked if they
have other buildings that have needed to be expanded. Nuss confirmed and noted
that typically it would take 5-10 years before considering an expansion. Nuss
indicated that the location of their possible expansion would be length wise to the
west.
Schumann also pointed out that there are buildings with the enhanced building
coating in the community such as Monticello RV and Von Hanson's. She noted
that it would be important to understand life and wear and tear on such building
materials. She also explained that larger buildings are more costly to construct
and that the City would not want to comprise the landscaping and screening for
too much building space. She encouraged the boards and applicant to also
understand where vehicles would be repaired and new vehicles would be sold and
displayed. She also asked the boards to think about the amount and location of 13-
3 designated land and typical uses allowed in the B-3 and encouraged the PUD
route.
Fair asked for a timeframe of the proposal. Greg Nuss indicated that they would
like to start construction in the spring or as soon as possible. Nuss also explained
that they would be looking for asphalt millings to be placed in certain areas and
would work with staff on issues such as dust control.
Gabler mentioned signage on the property. Greg Nuss indicated that they were
flexible on signage. It was noted that they are located in the Freeway Bonus
District, which allows greater sign flexibility. The applicants indicated that they
would want to put a flag on site.
Hilgart reiterated his comments regarding the building size, materials, and
landscaping. The applicants were willing to work with the City.
The applicants asked for an understanding of timing and next steps to continue
with the project. It was noted that a PUD was likely the best route to move
forward with and would require submitting a land use application for
development stage PUD, preliminary plat, and comprehensive plan amendment.
Pending approval of those applications, the applicant would revise their plans per
City Council & Planning Commission Minutes (Special Meeting) — September 28th, 2020 Page 3 14
the conditions of approval and submit for final stage PUD and final plat, which
would only be considered by the City Council. Staff noted that it was up to the
applicant on how they want to move applications through, but staff would work
with the applicants on timing. It was noted that the project should be ready for
development by the spring pending any tabling by City boards. Staff would
follow up with all land use application materials, checklists, and deadline
calendars for planning cycles.
Schumann noted that Andrew Tapper was unable to be in attendance at the
meeting, but he provided comments similar to those discussed previously
regarding building materials, landscaping and screening, and outdoor storage.
The applicant asked how to formulate their proposal using a certain zoning district
or that it would be customized under the PUD. Grittman indicated that the PUD
offers a customized zoning district that utilizes a site plan and architecture as a
part of an approved package.
Greg Nuss noted that their screening would be proposed to look similar to their
St. Cloud facility. Hilgart asked if their outdoor storage was just for equipment.
Nuss responded that their outdoor storage would be used for items other than
equipment, such as buckets, and could be in a fenced in and screened area.
Murdoff asked if the developer could include a boulder type landscaped design
for featured truck sales or equipment. Greg Nuss entertained the idea of installing
a number of display pads on the proposed site.
John Alstad asked for more information on the history of the company. It was
noted that the company began in 1959 in Rockford, Illinois. In the 1970's, the
family moved to Minnesota and expanded their business. They are currently
located in eight communities.
3. Adjournment
PAUL KONSOR MOVED TO ADJOURN THE MEETING AT 6:07 P.M. JOHN
ALSTAD SECONDED THE MOTION. MOTION CARRIED, 8-0.
Recorder: Jacob Thunander
Approved: October 6th, 2
Attest:
Angela "c (untajil, Community Development Director
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