Planning Commission Meeting Minutes - 08/01/2023 (Joint Workshop)MINUTES
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, August 1, 2023 — 4:45 p.m.
Monticello Community Center
Commissioners Present: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner
Commissioners Absent: Eric Hagen, Melissa Robeck
Councilmembers Present: Mayor Lloyd Hilgart, Charlotte Gabler, Tracy Hinz
Councilmembers Absent: Lee Martie, Sam Murdoff
Staff Present: Angela Schumann, Steve Grittman, Rachel Leonard, Ron
Hackenmueller, Jim Thares, Hayden Stensgard
1. Call to Order
Planning Commission Chair Paul Konsor called the joint workshop meeting of the
Monticello Planning Commission and City Council at 4:45 p.m. with quorum of both
bodies present.
2. Concept Stage Planned Unit Development Proposal Submittal for a Multi -Commercial
Proiect in the B-2 Limited Business District at the Intersection of Chelsea Road and
Fenning Ave (Applicant: Division 25, LLC.)
Northwest Corner of Fenning Ave. NE and Chelsea Rd.,
PIDs: 155-011-000171, 155-011-000111
Community Development Director Angela Schumann provided an overview for the
purpose of the joint concept meeting. It was mentioned that Concept Stage Planned
Unit Development (PUD) review is not a formal application. Concept Stage review
provides applicants an opportunity to bring a development proposal forward to the
Planning Commission and City Council for review and comment, without requiring a
formal decision on the proposal.
City Planner Steve Grittman provided an overview of the agenda item to the Planning
Commission, City Council, and the public. The multi-user commercial development is
proposed at the northwest corner of Fenning Avenue and Chelsea Road, adjacent to
Interstate 94. The potential first phase of the development totals 9.87 acres, creating
eight lots for development within that area. Those eight lots are anticipated to be used
by quick service restaurants including coffee, auto services, and a tunnel car wash
facility. The primary reason for the PUD zoning proposal is due to the 3 parcels adjacent
to Interstate 94 in the plan not having direct access to a public street.
Dave Carland and Randy Rauwerdink of Venture Pass Partners, LLC., on behalf of the
applicant, provided a brief presentation on the concept proposal to the Planning
Commission, City Council, and the public.
Mayor Hilgart asked if most of the potential users will be secured by the time the
proposal comes back to the City for the formal land use process. Mr. Carland confirmed,
and Mr. Rauwerdink added that it will be necessary to have those users secured for
platting purposes.
Mr. Rauwerdink also mentioned that the development team is in the process of
completing a traffic study in the area related to the potential development that is
anticipated to be completed in September.
Mr. Konsor noted that this was a good site for the potential development and thought
the information from the traffic study would be beneficial to proceeding in the land use
process.
Mayor Hilgart asked if there were any comments within the staff memo provided that
the development team had concerns about. Mr. Carland said they did not see any
comments that were concerning.
Councilmember Tracy Hinz asked if the developers see any obstacles related to the
potential development. Mr. Carland said that interest rates and construction costs are
the most apparent challenges for development at the moment.
Councilmember Charlotte Gabler asked if this concept was considered in any
surrounding cities. Mr. Carland said that deciding the location of a commercial
development as such is mainly derived from where the larger potential tenants are
interested in being located.
Councilmember Gabler asked City staff if the potential development will require the City
to address the reconstruction of Fallon Avenue earlier than anticipated. Ms. Schumann
said that reconstruction Fallon Avenue would not be necessary for this potential
development.
Andrew Tapper asked if there is any plan to have cohesive architectural design
throughout the development. Mr. Rauwerdink said that there is an expectation that
building material calculations for the buildings would be consistent with one another,
but it is expected that the businesses maintain their brand identity.
Mr. Tapper asked where the proposed pylon sign would go, and how many are expected
to be within this development. Mr. Rauwerdink said that the main pylon sign for the first
phase of development would be along Fenning Avenue, and it would be considered at a
future time whether an additional pylon sign would be necessary for future phases. The
remainder of the signage on site would be wall signs on buildings, as well as monument
signs consistent with the City's zoning ordinance.
Mr. Tapper expressed concern that the users will want the largest monument signs
allowed by code at each location and that it would be unnecessary to have such. Mr.
Carland said that that is something the development team will continue to review as the
development proceeds.
M. Rauwerdink noted as well that a comprehensive sign plan for the area is a
requirement of the Development Stage PUD process, so it will be addressed at that
time.
Councilmember Hinz liked the effort to have a large amount of greenspace within the
development, and emphasized the importance of the area being pedestrian friendly.
Mr. Rauwerdink referenced the plans and that they incorporate an internal sidewalk
throughout the development area.
Councilmember Gabler expressed interest in incorporating trees throughout the
development as well as parking lot islands to break up the larger parking areas.
Councilmember Gabler also entertained the idea of having a "Welcome to Monticello"
sign out towards Interstate 94.
3. Adiournment
By two -body consensus, the meeting was adjourned at 5:44 p.m.
Recorded By: Hayden Stensgard ✓�
Date Approved: September 5, 2023
ATTEST:
Angela Schum 6, munity Development Director