Planning Commission Agenda - 12/05/2023 (Joint Workshop)AGENDA
JOINT MONTICELLO PLANNING COMMISSION/CITY COUNCIL WORKSHOP
Tuesday, December 5, 2023 — 5:00 p.m.
Monticello Community Center
Planning Commissioners: Chair Paul Konsor, Vice Chair Andrew Tapper, Teri Lehner, Melissa
Robeck, Eric Hagen
City Councilmembers: Mayor Lloyd Hilgart, Charlotte Gabler, Sam Murdoff, Tracy Hinz,
Lee Martie
1. Call to Order
2. Concept Stage Planned Unit Development Submittal for the proposed expansion of a
commercial self -storage facility and/or guidance for continuation of interim use permit
in the Pointes at Cedar Planned Development District
Address: 36 Dundas Road, Monticello, MN 55362
PIDs: 155-213-002010, 155-500-142305, 155-500-142304
Applicant: Bruce Stainbrook
3. Adjournment
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rittyan Consulting Ilc
Steve.GrittmanConsulting@gmail.com
Land Use
MEMORANDUM
TO: Angela Schumann
Mayor Hilgart and Monticello City Council
Monticello Planning Commission
FROM: Stephen Grittman
DATE: November 28, 2023
MEETING DATE: December 5, 2023
Planning - Zoning -
RE: Monticello — Storage Link (Dundas) — Concept PUD Review
GC FILE NO: 120.01— 23.02
PLANNING CASE NO: 2023-43
PROPERTY ID: 155-213-002010; 155-500-142304; 155-500-142305
Project Description. This memorandum reviews the elements of a proposed concept plan for
an amendment to a Conditional Use Permit for Planned Unit Development governing the
StorageLink facility at 36 Dundas Road. The site (a combination of 3 separate parcels) was
granted a PUD, with subsequent amendments most recently accommodating a row of
temporary storage units — sometimes known as PODs or Storage Boxes — along the south
property line, in lieu of a permanent building.
The original allowance for the temporary units was granted for a period of 10 years as an
interim use, a term which expires in 2024. The allowance for these units was made at the time
when the previous owner was anticipating expanding onto land to the south, owned at the time
by another landowner.
Since that time, the City completed an extensive planning and design effort for what is known as
the Pointes at Cedar, a public space of approximately 100 acres, including the land adjoining and
surrounding the StorageLink facility, as well as Dundas Road and other property. The current
design would remove Dundas Road to accommodate the continuous connections for the Pointes
open space amenities. Upon the removal of Dundas Road, a partial vacation of the right of way
could potentially lead to additional development property for the StorageLink PUD.
In anticipation of a final decision on Dundas Road, and upon the coming expiration of the
temporary storage pod permit, the StorageLink owners are seeking an amendment to their PUD
approval to do either of two options.
Option 1. The first option would remove the temporary storage pods, and replace the storage
space with two new self-storage buildings, one in place of the temporary pods at the south
boundary of the site, and the other along the north boundary of the site, adjacent to the
Dundas Road right of way. As a phase of the construction, the applicants suggest that they
would create a perimeter wall around the facility facing the Pointes area, similar to the wall
constructed as a part of the Storage Link facility along Chelsea Road. Photos of the existing
condition and the proposed wall are included with the applicants' submission materials.
Most of the new buildings would be constructed on or adjacent to existing pavement, and
would impact impervious surface coverage only slightly. Both of the two new buildings would
be single-loaded self-storage buildings, opening to the inside of the complex, with the screen
wall facing the outside. Both buildings are shown to be at or near the property lines, requiring
PUD flexibility to the building setbacks that would otherwise apply.
Option 2. The second option proposed by the applicants would be to extend the interim use
period for the temporary pods another 3-5 years, with no new construction at this time. The
applicants suggest that this period would allow the City additional time to consider the ultimate
design and removal of Dundas Road improvements as well as the right of way vacation, at which
time the StorageLink expansion could proceed based on the final amended property limits.
Land Use Process.
The three existing subject parcels will require platting into a single lot at the time of any
additional expansion. Either proposed option would entail revision to the development
agreement, either for the extension of the temporary pods, or for the expanded building
designs.
For the project to proceed, there are a series of City approvals that will be required:
o Consideration of an Amendment to Conditional Use Permit for PUD approval for the
modifications to the Site Plan and Building Expansions — OR — extension of the
temporary pod permit.
o With a permanent expansion proposal, an amendment to the Conditional Use Permit for
PUD, Planned Unit Development is required within the Pointes at Cedar Zoning District:
Planned Unit Development zoning is discouraged within the Pointes at Cedar District,
but existing Conditional Use PUDs may be modified with amendments specific to the
facility, accommodating the uses unique to the existing use and regulating the uses via
the approved plans. If no expansion is to occur at this time, the CUP Amendments would
not be required.
o Preliminary and Final Plats: The plat would create a single parcel subject to the PUD
Amendment if new buildings are to proceed,
PUD Conceot Review.
For this PUD Concept Review, there is a policy question that may impact the City's approach to
the two alternatives. The applicant proposes to expand toward the Dundas Road right of way,
on the presumption that this right of way will ultimately be vacated and be added to the
Storage Link property. Given the property lines, there is a possibility the northerly building could
be constructed absent the vacation, but with a zero lot -line configuration similar to the south
building. In the alternative, the applicant would defer new development pending a decision on
Dundas Road, but retain the temporary pods until the Dundas Road right of way is resolved.
As a PUD Concept Plan review, the first stage of review is not a formal zoning application, but
rather is intended to provide the applicant an opportunity to get City feedback on a potential
development proposal prior to more formal zoning review and the extensive supporting
materials that such reviews require. The Planning Commission and City Council will have the
opportunity to review the project, ask questions of the proposer, and provide comment as to
the issues and elements raised by the project. Again, the applicant is also looking for specific
feedback in the areas of PUD flexibility noted in their narrative.
The neighboring property owners have been notified of the meeting, but it is not a formal
public hearing. This memorandum provides an overview of the project and will serve as an
outline for the discussion. No formal approval or denial is offered for a Concept Review.
However, it is vital that Planning Commission and City Council members engage in a frank and
open discussion of the project benefits and potential issues. The Concept Review process is
most valuable when the applicants have the opportunity to understand how the City is likely to
look at the project and the potential issues it presents. In this way, the subsequent land use and
development details can be more finely tuned to address City policy elements.
(1) Purpose and Intent
The purpose of the Planned Unit Development (PUD) zoning district is to provide greater
flexibility in the development of neighborhoods and non-residential areas in order to maximize
public values and achieve more creative development outcomes while remaining economically
viable and marketable. This is achieved by undertaking a process that results in a development
outcome exceeding that which is typically achievable through the conventional zoning district.
The City reserves the right to deny the PUD rezoning and direct the developer to re -apply under
the standard applicable zoning district.
(2) PUD Concept Proposal
Prior to submitting formal development stage PUD, preliminary plat (as applicable) and rezoning
applications for the proposed development, the applicant may, at its option, prepare an
informal concept plan and present it to the Planning Commission and City Council at a
concurrent work session, as scheduled by the Community Development Department. The
purpose of the Concept Proposal is to:
1. Provide preliminary feedback on the concept plan in collaboration
between the applicant, general public, Planning Commission, and City
Council;
2. Provide a forum for public comment on the PUD prior to a
requirement for extensive engineering and other plans.
3. Provide a forum to identify potential issues and benefits of the
proposal which can be addressed at succeeding stages of PUD design
and review.
The intent of Concept Proposal review is to consider the general acceptability of the proposed
land use, and identify potential issues that may guide the City's later consideration of a full PUD
application. The City Council and Planning Commission meet in joint session to provide
feedback to the developer, and may include an opportunity for informal public comment as they
deem appropriate.
Staff Preliminary Comments and Issues. For this proposal, the primary considerations evident
at this point in the process include the following elements:
L Land Use. The proposed land use would remain unchanged with either Option 1 or
Option 2. Perhaps the most significant consideration is how the expansion might impact
the City's expectations for the Pointes at Cedar area adjoining the site. The east
boundary of the property would remain unchanged in either Option 1 or Option 2.
Along the south boundary — if a permanent building is allowed, could raise issues related
to grading and uses on the Pointes property to the south and would require coordination
with the owner. That area is preliminarily programmed for parking and a potential skate
park. Some significant grades are expected in this area, and would also be expected
along the east boundary. Care would need to be taken to ensure that any building near
the property line would not be impacted by necessary grading on the Pointe's side of the
property line.
ii. Parking and Circulation. Parking is provided along each of the buildings as with typical
self -storage facilities. No significant changes to the access or circulation are foreseen
with the expansion proposed.
iii. Building Height and Architecture. The applicant has described the proposed buildings
as being similar to those on the site, but with the added external stucco -finish screen
wall around the facility. It would be important to understand and comment on the limits
of the screen wall construction and ensure that it fully encompasses the facility along
the east and south boundaries, at least. Total building expansion would be
approximately 7,890 square feet between the two buildings, with a near zero setback as
noted above.
iv. Site Planning. The primary discussion related to the site planning is whether the City
will accommodate an expansion in place of the existing temporary pods, or an extension
of the permit timing for the temporary pods, pending a future determination of the
design/removal of Dundas Road and its right of way. Other site development aspects are
speculative, and would require additional plan development if the expansion is
preferred. Those elements would include the above-mentioned screen wall, as well as
landscaping, lighting, and other site elements.
Summary. As noted, the Planning Commission and City Council provide comment and feedback
to the developer at the Concept Review level. City officials should identify any areas of concern
that would require amendment to avoid the potential for eventual denial, as well as any
elements of the concept that the City would find essential for eventual approval.
For this proposal, the primary discussion issue is likely to relate to which of the options
presented by the applicant are preferable, and in that regard, whether the City is ready to
accommodate expansion of the facility prior to final decisions about Dundas Road are made.
The applicant's expansions appear to fit on the property, but require flexibility to setbacks
through the PUD process. The notes listed above acknowledge that a significant amount of
detail will be added as the project proceeds to a more advanced stage of land use application
and plat review.
4110191:4 11 isICIJ_Al_1
A. Aerial Site Image
B. Applicant Narrative
C. Site Plan
D. Building Elevations
E. The Pointes at Cedar Master Plan
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P.O. Box 425
Tel: 3 , 25 .2377
Tel: 320.257.2323
SMAY9SELF TORkGE info@StorageLink.net
www.StorageLink.net
Greetings —
We currently have "stand alone" storage units (often referred to as PODS) that line a portion of our
South property line, at our Dundas Road location. These units are currently allowed as part of a
Conditional Use Permit that is set to expire in 2024. With the city currently working through a master
plan for The Points of Cedar, which surround this facility, we are proposing two options that would allow
us to continue serving these current Tenants beyond the expiration of the Conditional Use Permit.
Option 1- If the city is comfortable with The Points of Cedar master plan, we propose
replacing the PODS with two narrow buildings along the North and South lot
line. These two buildings would be constructed like our buildings at our Chelsea
Road location, with EFIS (stucco) on the exterior walls facing out. This exterior
would blend the facility with the adjoining commercial uses that are currently
proposed in the master plan. This would allow us to continue serving our
current Tenants and provide the city a more conforming look to The Points of
Cedar.
Option 2 - If the city is not ready to make this decision on the plan for The Points of Cedar,
simply extend the Conditional Use Permit for the PODS an additional amount of
time (3-5 years) to allow the city to fully develop The Points of Cedar plan. Once
the plan is fully understood, it may change how the city would like our
perimeter to look. This would also allow us to continue serving our current
Tenants.
I have included pictures of the PODS at the Dundas Road location along with pictures of the EFIS walls at
our Chelsea Road location to help you visualize both.
Thanks for your consideration. We look forward to working with the city on The Points of Cedar
development.
Sincerely,
Bruce Stainbrook
Contact Information:
Bruce Stainbrook (owner) -
Wayne Stark (Civil engineering) -
Current Parcel is Commercially zoned Located at 36 Dundas Road. It is 153,291 sq ft in size. The existing
impervious is 140,560 sq ft (91.7%). Nothing changes with Option 1. With Option 2, the proposed
impervious would be 145,658 sq ft (95.0%)
With Option 1 proposed, nothing would be done at this time. Option 2 would add two buildings.
Building A would be 3,300 and Building B would be 4,590 sq ft. Both would be built with a zero lot line
setback. Both buildings would be completed in the summer of 2024.
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PADDLE SPORT
LAUNCH
FISHING PIER
1)) FOOD TRUCKS
INTERACTIVE WATER
FEATURE
) MINI ARBORETUM
`( PICNICKING
U RESTING POINTS
(1 FITNESS
RESTROOMS
NORTH BIOME I POPULUS
= BIOMETRANSITION
1. ENTRY MONUMENT/PLAZA
2. GATEWAY & INFORMATIONAL KIOSK
3. NATURE TRAIL
4. "THE CLEARING" OVERLOOK
5. BABBLING CREEK WITH BRIDGE
6. SECONDARY GATEWAY
7. LAKESIDE TRAIL
CENTRAL BIOME I TILIA
8. MURAL ALLEY (COMMERCIAL ENTRY)
9. OVERLOOK PIER
10. "BACKYARD GAME" PLAZA
11. THE MIDWAY - MAJOR GATEWAY
12. BRIDGE OVERLOOK PLAZA
13. PADDLEBOAT DOCK
14. SNACK SHACK PLAZA
15. FLEX LAWN / INTERACTIVE WATER FEATURE
16. THE PROMENADE GARDENS - MAJOR GATEWAY
17. SUNSET OVERLOOK TERRACE
18. GREAT EVENT LAWN
19. PICNIC SHELTER AND RESTROOM
20. THE PARK - MAJOR GATEWAY
21. SKATE PARK
22. 2 -STORY PARK PAVILION & LAKE PLAZA
23. MAINTENANCE & STORAGE FACILITY
SOUTH BIOME I QUERCUS
24. NATURE TRAIL & BOARDWALK
25. SCULPTURE ALLEY -SECONDARY GATEWAY
26. THE RIBBON -SECONDARY GATEWAY
0' 100' 200'
~Scale in Feet
MASTER PLAN
Monticello, Minnesota
September 2022 1 WSB Project number: 019376-000
CHELSEA RD
71
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CITY OF
Monticello