Planning Commission Minutes - 02/06/2024MINUTES
REGULAR MEETING — PLANNING COMMISSION
Tuesday, February 6, 2024 — 6:00 p.m.
Mississippi Room, Monticello Community Center
MONTICELLO PLANNING COMMISSION WORKSHOP MEETING
Monticello Community Center — Academy Room
5:00 p.m. 2023 Year in Review
Commissioners Present: Vice Chair Andrew Tapper, Teri Lehner, Melissa Robeck, Rob Stark
Commissioners Absent: Chair Paul Konsor
Council Liaison Present: Councilmember Charlotte Gabler
Staff Present: Angela Schumann, Steve Grittman, Ron Hackenmueller
1. General Business
A. Call to Order
Vice Chair Andrew Tapper called the regular meeting of the Monticello Planning
Commission to order at 6:00 p.m.
B. Roll Call
Mr. Tapper called the roll.
C. Consideration of Additional Agenda Items
None
D. Approval of Agenda
E. Approval of Meeting Minutes
• Joint Workshop Meeting Minutes —January 2, 2024
ROB STARK MOVED TO APPROVE THE JANUARY 212024 JOINT
WORKSHOP MEETING MINUTES. ANDREW TAPPER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 4-0.
• Regular Meeting Minutes —January 2, 2024
ROB STARK MOVED TO APPROVE THE JANUARY 2, 2024 PLANNING
COMMISSION REGULAR MEETING MINUTES. ANDREW TAPPER
SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0.
F. Citizen Comment
None
2. Public Hearings
A. Continued Public Hearing - Consideration of a Request for an Amendment to the
Country Club Manor 2nd Addition PUD District, as related to principal residential
use for development of 22 units of twinhomes; Request for Preliminary Plat of
Country Club Manor 4t" Addition.
Applicant: Michael Hoagberg
Community Development Director Angela Schumann provided an overview of the
agenda item to the Planning Commission and the public. The applicant reached out
to staff and requested the item be tabled until the March regular meeting of the
Planning Commission, as they continue to work on revision to the plans originally
submitted.
ANDREW TAPPER MOVED TO CONTINUE THE PUBLIC HEARING AND TABLE ACTION
ON THE REQUESTS TO THE MONDAYI MARCH 4, 2024 REGULAR 6:00 P.M. MEETING
OF THE PLANNING COMMISSION. TERI LEHNER SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY, 4-0.
B. Consideration of Request for Conditional Use Permit for Accessory Structures
Exceeding 1,200 Square Feet in the R-A, Residential Amenities District.
Applicant: Dave Kasper
City Planner Steve Grittman provided an overview of the agenda item to the
Planning Commission and the public. The applicant sought a Conditional Use Permit
(CUP) to construct an attached garage exceeding 1,200 square feet, in connection
with a new construction residential home build in a previously developed
neighborhood in Monticello (Carlisle Village 41" Addition). Following review of the
application for CUP, staff's recommendation included in the report was for approval.
Andrew Tapper asked if the ordinance language allows the for the garage to exceed
both 11200 square feet and the square footage of the principal building footprint.
Ms. Schumann confirmed that by Conditional Use, the garage is allowed to exceed
both, as long as it does not exceed 1,500 square feet. Anything beyond 1,500 square
feet of accessory structure space in a residential district requires variance approval.
Mr. Tapper opened the public hearing portion of the agenda item.
Mr. Tapper closed the public hearing portion of the agenda item.
TERI LEHNER MOVED TO ADOPT RESOLUTION NO. PC-2024-03 RECOMMENDING
APPROVAL OF A CONDITIONAL USE PERMIT FOR ACCESSORY STRUCTURE SPACE
EXCEEDING 1,200 SQUARE FEET ON A PARCEL IN AN R-A, RESIDENTIAL AMENITIES
DISTRICT, BASED ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE
CONDITIONS IN EXHIBIT Z. ANDREW TAPPER SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY, 4-0.
C. Consideration of a Request for Development Stage Planned Unit Development for
a Multi -Commercial Proiect in the B-2, Limited Business District; Request for
Preliminary Plat of Big River 445; Request for Rezoning to Planned Unit
Development; Request for Simple Subdivision of a Single Parcel with Split -Zoning
B-2, Limited Business District and IBC, Industrial & Business Campus District.
Applicant: Division 25, LLC.
Mr. Grittman provided an overview of the agenda item to the Planning Commission
and the public. Previously, this item was introduced to the Planning Commission and
the City Council at a Joint Workshop meeting in the fall of 2023. The proposed initial
phase of the project includes eight lots for commercial development. The applicants
included information on subdividing the property into two parcels, and plat the
eastern lot for development. The request for Planned Unit Development (PUD)
would address the shared access of a private street into the development area, as
well as the proposed consolidated commercial signage plan for the area. Following
review of the application and multiple requests for the development, staff's
recommendation was for approval, subject to the conditions listed within Exhibit Z
of the staff report.
Mr. Tapper for clarification on why the applicants requested a PUD, rather than
working with the B-4 zoning district standards established in the ordinance. Mr.
Grittman clarified that the request for PUD was to accommodate some flexibility in
the commercial signage in the area, as well as the utilization of a private street off
Chelsea Road.
Mr. Tapper noted that he was concerned about the location of the trash enclosure
proposed on lot 1 of the development and that it appeared to be too far away from
the building, potentially leading to issues with staff accessing the space. Mr. Tapper
recommended that the applicant team find a location on site for the trash enclosure
that is closer to the proposed building location.
Teri Lehner echoes Mr. Tapper's comment and added that she appreciated the
sidewalk connection proposed from Chelsea Road and the Fenning Avenue trial, and
asked the applicant to consider adding a sidewalk access to the coffee shop location
from Chelsea Road, rather than the sidewalk access being on the north -end of the
proposed building.
Mr. Tapper opened the public hearing portion of the agenda item.
Randy Rauwerdink, representing the applicant, Big River/Venture Pass, addressed
the Commission, making himself available for comment. He noted that their goal is
to begin site grading in May of 2024.
Mr. Tapper asked the applicant if the quick -service restaurant does not intend to
have a menu board, and that it will only be the drive -up window. Mr. Rauwerdink
confirmed and said that the potential tenant utilizes mobile ordering only, beyond
the dine -in option, and that is where those customers will receive their orders.
Public Comment
Sarah Sundine, 5919 Badger Street, addressed the Planning Commission regarding
traffic within the vicinity of the proposed development. She explained her personal
experience as an employee at UMC and with having a student at the high school, she
is concerned about congestion in the area.
Ms. Schumann noted that the applicant had provided a traffic analysis memo and
that the City Engineer's office had provided comments on the recommendations for
thin rnrridnr It Xntac nkn nntind hes hnth staff and C'nmmiccinn that thin fi inrtinnal
classification of the adjacent Chelsea Road and Fenning Avenue are such that the
streets are designed for the proposed volume of traffic, although there will be peak
hour traffic demands.
Councilmember Charlotte Gabler asked if there will be a designated right -turn lane
on westbound Chelsea Road to access this site. Mr. Grittman clarified that there is
not a plan for a designated turn lane for this phase of the development, but there is
right of way being established to prepare in the event that a right turn lane is
needed.
Councilmember Gabler asked if there were any planned changes to the Chelsea
Road and Fenning Avenue intersection lights, as people have reported issues with
the timeliness of the light changes. Mr. Grittman clarified that consideration for
changes to that intersection will likely be monitored by traffic engineers as the
proposed development continues to be built.
Melissa Robeck asked if there was a plan to have a pedestrian crossing at where the
school's driveway is currently off of Chelsea Road. Mr. Grittman clarified that the
extent of the initial phase of the development does not reach where the school's
access is. As new phases come to light with this development, it should be a
consideration of the applicants.
Mr. Tapper closed the public hearing portion of the agenda item.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2024-04
RECOMMENDING APPROVAL OF A METES AND BOUNDS SIMPLE SUBDIVISION OF
THE SUBJECT PROPERTY (PID 155-011-000171) TO CREATE TWO PARCELS, BASED ON
THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS IN EXHIBIT Z,
AS WELL AS THOSE IN THE RESOLUTION SPECIFYING APPROVAL OF A FINAL PLAT
PRIOR TO PARCEL DEVELOPMENT AND ACCEPTANCE OF THE SUBDIVISION BY THE
WRIGHT COUNTY RECORDER'S OFFICE. MELISSA ROBECK SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY, 4-0.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2024-05,
RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT OF BIG RIVER 445, BASED
ON THE FINDINGS IN SAID RESOLUTION AND SUBJECT TO THE CONDITIONS IN
EXHIBIT Z. TERI LEHNER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY,
4-0.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2024-06,
RECOMMENDING APPROVAL OF REZONING OF THE PLAT OF BIG RIVER 445
PROPERTY FROM B-2, LIMITED BUSINESS DISTRICT TO BIG RIVER 445 PUD DISTRICT,
BASED ON THE FINDINGS IN SAID RESOLUTION. MELISSA ROBECK SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 4-0.
ANDREW TAPPER MOVED TO ADOPT RESOLUTION NO. PC-2024-071
RECOMMENDING APPROVAL OF THE DEVELOPMENT STAGE PUD FOR LOT 1 AND 21
BLOCK 1, OF BIG RIVER 445, BASED ON THE FINDINGS IN SAID RESOLUTION AND
SUBJECT TO THE CONDITIONS IN EXHIBIT Z. ROB STARK SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY, 4-0.
3. Regular Agenda
A. Consideration of Adopting Resolution PC-2024-08, Finding the Proposed
Acquisition of Certain Land by the City of Monticello Economic Development
Authority is Consistent with the City of Monticello 2040 Vision + Plan
(Comprehensive Plan).
Ms. Schumann provided an overview of the agenda item to the Planning
Commission and the public. The subject parcel is .9 acres in size front along East
Broadway Street across from the existing Walgreen's location. The EDA proposed
acquisition of the parcel would expand the opportunity for redevelopment on Block
34 consistent with the Monticello 2040 Vision + Plan (Comprehensive Plan) as well
as the Downtown Small Area Plan.
MELISSA ROBECK MOVED TO ADOPT RESOLUTION PC-2024-08 FINDING THAT THE
PROPOSED ACQUISITION OF CERTAIN LAND, THE WEST 24 FEET OF LOT 12, BLOCK
34, ORIGINAL PLAT OF MONTICELLO, PID 155010034120, BY THE CITY OF
MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY IS CONSISTENT WITH THE CITY
OF MONTICELLO COMPREHENSIVE PLAN (MONTICELLO 2040 VISION + PLAN). ROB
STARK SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY, 4-0.
4. Other Business
A. Community Development Director's Report
Ms. Schumann provided an overview of the agenda item to the Planning
Commission and the public.
No action was taken on the item.
5. Adiournment
TERI LEHNER MOVED TO ADJOURN THE FEBRUARY 6, 2024 REGULAR MEETING OF THE
MONTICELLO PLANNING COMMISSION MEETING. ANDREW TAPPER SECONDED THE
MOTION. MOTION CARRIED UNANIMOUSLY, 4-0, MEETING ADJOURNED AT 7:15 P.M.
Recorded By: Hayden St ns r y y e ga d /*
Date Approved: March 4, 2024
ATTEST:
Angela Schum.3
munity Development Director